What does it mean when an EICR fails?

When an EICR "fails," it means the overall assessment is Unsatisfactory. This happens when the inspector records one or more C1 (Danger Present) or C2 (Potentially Dangerous) observation codes. A C1 defect means there is an immediate risk of injury — for example, exposed live parts, missing earthing connections, or a circuit with no protective device. The inspector should make C1 defects safe before leaving the property, typically by isolating the affected circuit or fitting a temporary protective measure. A C2 defect means there is a potential risk of injury — for example, a lack of RCD protection on socket circuits, undersized cables without appropriate protection, or deteriorated insulation that has not yet failed but is likely to in the foreseeable future. C3 (Improvement Recommended) observations do not cause the report to fail — they are advisory, indicating areas where the installation does not meet the current edition of BS 7671 but is not dangerous. FI (Further Investigation) codes indicate areas where the inspector could not fully assess the installation and further investigation is needed.

Does the landlord have to fix C3 observations?

C3 (Improvement Recommended) observations do not make the EICR Unsatisfactory, and there is no legal obligation to address them under the 2020 Regulations. However, there are good reasons to consider doing so. C3 observations indicate areas where the installation does not comply with the current edition of BS 7671 — while not dangerous now, they may deteriorate into C2 (Potentially Dangerous) issues over time as the installation ages. Addressing C3 items during a scheduled visit is often more cost-effective than waiting for them to become mandatory remedial work at the next inspection. Common C3 observations include the absence of RCD protection on circuits installed before RCDs were mandatory, the lack of supplementary bonding where it was previously required but is no longer mandatory under current regulations (provided conditions are met), and the absence of AFDDs (Arc Fault Detection Devices) which are recommended but not yet mandatory for most existing installations. A pragmatic landlord addresses C3 items opportunistically — for example, when the consumer unit is being upgraded for C1 or C2 remedials, adding RCD protection for all circuits at the same time.

Can the landlord choose any electrician for remedial work?

Yes, the landlord can choose any qualified and competent electrician for the remedial work — it does not have to be the same electrician who carried out the EICR. However, the person carrying out the remedial work must be competent and should be registered with a competent person scheme (NICEIC, NAPIT, or ELECSA). The remedial work itself must comply with BS 7671 and, if it involves notifiable work under Part P (for example, a consumer unit replacement or new circuit), it must be either self-certified by a registered electrician or notified to Building Control. After completing the remedial work, the electrician should issue the appropriate certificate — an Electrical Installation Certificate (EIC) for new installation work, a Minor Works Certificate for smaller alterations, or a written confirmation that the specific defects identified on the EICR have been satisfactorily addressed. The landlord should keep this documentation as evidence of compliance. In practice, many landlords ask the original EICR inspector to also carry out the remedial work, which simplifies the process — the inspector already knows the installation, has identified the defects, and can verify the repairs directly.

What if the remedial work cannot be completed within 28 days?

The 2020 Regulations require remedial work to be completed within 28 days of the date of the inspection (not the date the landlord receives the report). If the work genuinely cannot be completed within 28 days — for example, a full consumer unit replacement that requires specific equipment to be ordered, or a partial rewire that requires coordination with other trades — the landlord should take proactive steps to protect their position. First, document why the 28-day deadline cannot be met and what steps are being taken. Second, ensure C1 defects have been made safe immediately (the inspector should have done this at the time of the inspection). Third, arrange the remedial work as soon as practicable and keep evidence of having done so — quotes, order confirmations, scheduled appointments. Fourth, if the local authority contacts you, provide evidence of the steps you are taking. While the Regulations specify 28 days, local authorities have discretion in how they enforce. A landlord who can demonstrate genuine effort and rapid progress is less likely to face the full penalty than one who has simply ignored the report. That said, the 28-day clock is real, and landlords should treat it with urgency.

Can a tenant refuse access for remedial electrical work?

This is a common practical problem. The landlord has a legal obligation to carry out remedial work, but the tenant has a right to quiet enjoyment of the property. In most cases, the tenancy agreement includes a clause allowing the landlord access for repairs and maintenance with reasonable notice (typically 24 to 48 hours). The landlord should give written notice, explain that the work is legally required for electrical safety, and offer reasonable appointment times. If the tenant still refuses access, the landlord should document all attempts to arrange access and keep copies of all communications. In extreme cases, the landlord may need to seek a court order for access. The key point for landlords is that being unable to gain access does not remove the legal obligation — you must be able to demonstrate that you have made every reasonable effort to arrange the work. Keep detailed records of all correspondence, attempted appointments, and any reasons given by the tenant for refusal. If the local authority investigates, this evidence will be crucial in showing that the delay is not due to the landlord ignoring the requirement.

Does a failed EICR affect the landlord insurance?

An unsatisfactory EICR can have significant insurance implications for landlords. Most landlord insurance policies include a condition that the property must be maintained in a safe condition and comply with all relevant safety regulations. An unsatisfactory EICR — particularly one with C1 (Danger Present) defects — is evidence that the electrical installation is not safe. If the landlord fails to carry out the remedial work and an incident occurs (fire, electric shock, injury), the insurer may refuse to pay the claim on the grounds that the landlord knew about the defect and failed to act. This applies to both buildings insurance and landlord liability insurance. Even C2 defects that are not remedied could give the insurer grounds to dispute a claim. The practical advice is straightforward: when you receive an unsatisfactory EICR, arrange the remedial work immediately and keep evidence of completion. Notify your insurer if required by your policy. Do not wait for the 28-day deadline to approach — the sooner the defects are fixed, the sooner the insurance risk is resolved.

What evidence does the landlord need to keep after remedial work?

After remedial work is completed, the landlord needs to keep a clear paper trail. The essential documents are: (1) the original unsatisfactory EICR identifying the defects, (2) written confirmation from the electrician who carried out the remedial work that the defects have been satisfactorily addressed — this should reference the specific observation numbers from the EICR, (3) any Electrical Installation Certificates (EICs) or Minor Works Certificates issued for the remedial work, (4) invoices and payment records for the remedial work, and (5) copies of any communications with the tenant about the remedial work and access arrangements. Under the 2020 Regulations, the landlord must provide written confirmation of the remedial work to the tenant within 28 days of the work being completed, and to the local authority within 7 days of a written request. Keep all of these documents together in a property file — digital copies are acceptable and often more practical. Elec-Mate stores all certificates digitally, making it easy for electricians to send the EICR, remedial certificates, and confirmation letters to landlords in one package.

LANDLORD GUIDE

EICR Fail on a Rented Property: What Landlords Must Do Next

An unsatisfactory EICR means the electrical installation has defects that pose a risk of injury. The landlord has 28 days to complete remedial work. Penalties for non-compliance are up to £30,000. This guide covers obligations, deadlines, and how electricians can convert every fail into a priced remedial job.

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14 min readUpdated 2026-05-18Andrew Moore, Founder of Elec-Mate

Written and reviewed by Andrew Moore, founder of Elec-Mate, against BS 7671:2018+A4:2026, IET Guidance Note 3 and the IET On-Site Guide.

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Key Takeaways

1An EICR is classified as Unsatisfactory when the inspector records any C1 (Danger Present) or C2 (Potentially Dangerous) observation codes — this triggers mandatory remedial action by the landlord.
2Landlords have 28 days from the date of the inspection to complete all remedial work, though C1 defects require immediate action — the inspector should make C1 faults safe before leaving the property.
3After remedial work is completed, written confirmation from a qualified electrician must be provided to the tenant within 28 days and to the local authority within 7 days of a written request.
4Local authorities can issue civil penalties of up to £30,000 per breach for non-compliance with the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020.
5Elec-Mate auto-flags unsatisfactory reports and its remedial estimator prices every defect instantly — the electrician can hand the landlord the EICR and a quote for the fix in one visit.

01 · Landlord Guide

What Happens When an EICR Fails on a Rented Property

When an electrician completes an EICR on a rented property and the overall assessment is Unsatisfactory, it triggers a specific chain of legal obligations for the landlord under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020.

An EICR is classified as Unsatisfactory when the inspector records one or more C1 (Danger Present) or C2 (Potentially Dangerous) observation codes. These codes indicate defects in the electrical installation that pose a risk of injury to the occupants. The landlord cannot ignore an unsatisfactory result — the law requires specific action within specific timeframes.

This guide explains exactly what happens next: the landlord's obligations, the deadlines, how to prioritise defects, how to get the remedial work done, what evidence is needed, and what enforcement powers the local authority has. If you are a landlord who has received an unsatisfactory EICR, or an electrician who regularly carries out landlord EICRs, this guide covers everything you need to know.

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02 · Landlord Guide

C1 vs C2 Defects: Understanding and Prioritising

Not all defects on an unsatisfactory EICR carry the same urgency. Understanding the difference between C1 and C2 codes is essential for prioritising the remedial work:

C1 — Danger Present

A C1 code means there is an immediate risk of injury. The defect is dangerous right now, not at some point in the future. Examples include:

Exposed live conductors accessible to touch
Missing or damaged earthing connections
No protective device on a circuit (unfused spur, missing MCB)
Severely damaged or overheating cables
Water ingress into live electrical equipment

Action required: Immediate. The inspector should make C1 defects safe before leaving the property — typically by isolating the affected circuit, fitting a temporary protective measure, or disconnecting the dangerous equipment.

C2 — Potentially Dangerous

A C2 code means there is a potential risk of injury. The defect is not immediately dangerous but could become so under fault conditions or over time. Examples include:

No RCD protection on socket circuits
Undersized cables without appropriate protection
Deteriorated insulation (low insulation resistance readings)
Incorrect polarity on some circuits
Inadequate earthing arrangements (high earth loop impedance but not immediately dangerous)

Action required: Within 28 days of the inspection date. Remedial work must be arranged and completed within this timeframe.

The inspector may also record FI (Further Investigation) codes, which indicate that part of the installation could not be fully assessed and requires further investigation. FI codes should be treated with urgency — until the further investigation is complete, the true condition of that part of the installation is unknown and could potentially be dangerous.

C3 (Improvement Recommended) observations do not make the EICR unsatisfactory and do not require mandatory action. However, they indicate areas that do not comply with the current edition of BS 7671 and may be worth addressing during the remedial visit to avoid them becoming C2 issues at the next inspection.

03 · Landlord Guide

Landlord's Legal Obligations After an Unsatisfactory EICR

The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 place clear obligations on landlords when an EICR returns an unsatisfactory result:

Arrange remedial work — the landlord must instruct a qualified electrician to carry out the remedial work identified in the EICR. All C1 and C2 defects must be addressed. The electrician carrying out the remedials must be competent and ideally registered with a competent person scheme.
Complete work within 28 days — the remedial work must be finished within 28 days of the date of the EICR inspection. For C1 defects, the inspector should have already made the installation safe as a temporary measure — the permanent fix must follow within 28 days.
Obtain written confirmation — after the remedial work is completed, a qualified person must confirm in writing that the identified defects have been satisfactorily addressed. This may be the same electrician who did the remedials or a different qualified person.
Provide confirmation to the tenant — the landlord must supply the written confirmation of remedial work to the tenant within 28 days of the work being completed.
Provide confirmation to the local authority — if the local authority requests it in writing, the landlord must provide the written confirmation within 7 days.

These obligations are not optional — they are legal requirements with significant penalties for non-compliance. A landlord who receives an unsatisfactory EICR should act immediately, not wait until the 28-day deadline approaches.

04 · Landlord Guide

The 28-Day Remedial Deadline

The 28-day deadline is one of the most critical aspects of the 2020 Regulations. It starts from the date of the inspection, not the date the landlord receives the report. This means that if the electrician completes the EICR on 1 March and posts the report to the landlord, who receives it on 5 March, the landlord has until 29 March (not 2 April) to complete the remedial work.

Day 0: EICR inspection carried out. Inspector records C1 and/or C2 defects. C1 defects are made safe immediately. Report is prepared.

Days 1 to 7: Report delivered to landlord. Landlord reviews the observations and contacts an electrician for remedial work. This is where immediate action matters — waiting a week to read the report uses up 25% of the deadline.

Days 7 to 21: Electrician visits to carry out remedial work. If materials need ordering (specialist consumer units, specific cable sizes, AFDDs), factor in delivery time.

Day 28: Deadline. All remedial work must be completed and written confirmation obtained from a qualified person.

This is why having the EICR and a remedial quote ready on the same day is so valuable. When the electrician who carries out the EICR also provides a priced remedial quote before leaving the property, the landlord can approve the work immediately. The electrician can often schedule the remedials within days, well inside the 28-day deadline.

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05 · Landlord Guide

Getting Quotes for Remedial Work

When a landlord receives an unsatisfactory EICR, they need to move quickly to get the remedial work quoted and scheduled. Here is practical advice for both landlords and electricians:

Ask the original inspector first — the electrician who carried out the EICR already knows the installation, has identified the defects, and can provide the most accurate remedial quote. They can often schedule the work soonest because they do not need a separate assessment visit.
Get a written, itemised quote — the quote should list each defect from the EICR, the proposed remedial action, the materials required, and the cost. This gives the landlord transparency and makes it easy to compare with other quotes if needed.
Consider bundling C3 improvements — while C3 observations are not mandatory, addressing them during the same visit as C1/C2 remedials is more cost-effective than a separate visit later. A good electrician will advise on which C3 items are worth doing now.
Factor in the 28-day deadline — the cheapest quote is not helpful if the electrician cannot schedule the work within the deadline. Availability and speed matter as much as price. A slightly more expensive electrician who can start next week is a better choice than a cheaper one who is booked up for 6 weeks.

Common remedial jobs and approximate costs (2026 prices, excluding VAT) include: fitting RCD protection to unprotected circuits (£150 to £400 depending on method), consumer unit replacement with RCBOs and SPD (£500 to £1,000), replacing deteriorated cable on a single circuit (£200 to £600), replacing damaged accessories (£30 to £100 per point), and improving earthing or bonding connections (£100 to £300). See the EICR cost guide for more detailed pricing by property type.

06 · Landlord Guide

Choosing an Electrician for Remedial Work

The electrician carrying out the remedial work must be competent and should be registered with a competent person scheme. Here is what to look for:

Competent person scheme registration — NICEIC, NAPIT, or ELECSA. This is essential if the remedial work involves notifiable work under Part P (for example, a consumer unit replacement).
C&G 2391 or equivalent — the inspection and testing qualification. Important because the electrician needs to verify that the remedial work has resolved the defects identified in the EICR.
Public liability insurance — at least £2 million for domestic remedial work. Check the certificate is current and covers the type of work being carried out.
Ability to provide the right certificates — the remedial work should result in the appropriate electrical certificate (EIC for major work, Minor Works for smaller alterations) plus written confirmation that the specific EICR defects have been addressed.

Avoid choosing an electrician solely on price. The cheapest quote may indicate corners being cut — and if the remedial work is not done properly, it will fail at the next EICR, costing the landlord more in the long run. Look for an electrician who can explain clearly what they will do for each defect, provide proper certification, and complete the work within the 28-day deadline.

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07 · Landlord Guide

Re-Inspection Requirements After Remedial Work

After remedial work is completed, the installation (or at least the parts that were remediated) must be inspected and tested to confirm the defects have been resolved. This involves:

Testing the remedial work — the electrician carrying out the remedials should test each repaired or replaced element. This includes continuity, insulation resistance, earth fault loop impedance, and RCD operation as appropriate. The test results should confirm that the installation now meets the requirements of BS 7671.
Issuing the appropriate certificate — for new installation work (e.g., a consumer unit replacement), an Electrical Installation Certificate (EIC) is required. For smaller alterations (e.g., replacing a socket, adding RCD protection to an existing circuit), a Minor Works Certificate is appropriate.
Written confirmation — the qualified person must confirm in writing that the specific defects identified in the original EICR have been satisfactorily addressed. This can be a separate letter or can be noted on the certificate itself.

A full re-EICR is not automatically required after remedial work — the 2020 Regulations require written confirmation that the identified defects have been resolved, not a complete re-inspection. However, if the original EICR was close to its 5-year renewal date, or if the remedial work was extensive (for example, a full consumer unit replacement plus multiple circuit repairs), a fresh EICR may be advisable to provide a clean baseline for the next 5-year cycle.

08 · Landlord Guide

Local Authority Enforcement Powers

Local authorities in England have significant enforcement powers under the 2020 Regulations. If a landlord fails to obtain an EICR, fails to carry out remedial work, or fails to provide the required documentation, the local authority can take the following actions:

Serve a remedial notice — requiring the landlord to arrange an inspection, carry out remedial work, or provide documentation within a specified period (typically 28 days).
Carry out the work themselves — if the landlord fails to comply with a remedial notice, the local authority can arrange for a qualified electrician to carry out the inspection or remedial work and recover all costs from the landlord.
Issue civil penalties of up to £30,000 per breach — this is per breach, not per property. A landlord who fails to obtain an EICR and also fails to carry out remedial work faces two separate penalties — potentially £60,000.
Issue urgent remedial notices — for C1 (Danger Present) defects, the local authority can require immediate action. Failure to comply can result in immediate enforcement action.

Local authorities are becoming increasingly proactive in enforcing the 2020 Regulations. Some authorities actively request copies of EICRs from landlords, particularly for HMOs and properties where other compliance issues have been identified. Tenant complaints about electrical safety are also a common trigger for local authority investigations.

09 · Landlord Guide

What Tenants Should Do If the EICR Fails

If you are a tenant and the EICR on your rented property has come back unsatisfactory, here is what you should know and what you can do:

You have a right to a copy of the EICR — the landlord must provide you with a copy within 28 days of the inspection. If they have not, ask for it in writing. If they refuse, contact your local authority.
C1 defects should have been made safe — the inspector should have made any C1 (Danger Present) defects safe before leaving the property. If you believe a dangerous defect has been left unaddressed, contact the landlord immediately and, if necessary, the local authority.
The landlord must arrange remedial work within 28 days — if the landlord does not arrange remedial work promptly, contact them in writing (email is fine) reminding them of their obligation. Keep copies of all correspondence.
Allow reasonable access for repairs — the landlord needs access to the property to carry out the remedial work. Cooperate with reasonable access requests — refusing access delays the safety work and could complicate matters.
Contact the local authority if needed — if the landlord fails to act on an unsatisfactory EICR, you can report this to your local authority housing team. They have the power to serve remedial notices, carry out the work themselves, and issue financial penalties against the landlord.

In serious cases, tenants can also contact the HSE (Health and Safety Executive) or seek advice from Shelter, Citizens Advice, or a solicitor specialising in housing law. An unsatisfactory EICR is evidence of a safety issue, and tenants should not feel they have to accept a landlord's inaction.

10 · Landlord Guide

Insurance Implications of a Failed EICR

An unsatisfactory EICR has real implications for both the landlord's insurance and their broader risk exposure. Insurance companies take electrical safety seriously, and a known defect that is not remedied can have significant consequences.

Claims may be refused — if an electrical incident occurs (fire, injury, damage) after an unsatisfactory EICR and the landlord has not carried out the remedial work, the insurer may refuse to pay the claim. The unsatisfactory EICR is evidence that the landlord knew about the defect and failed to act.
Policy conditions may be breached — most landlord insurance policies include conditions about maintaining the property in a safe condition and complying with all relevant regulations. An unremedied unsatisfactory EICR breaches both of these conditions.
Premiums may increase — at renewal, if the insurer becomes aware of unremedied electrical defects (through a claim investigation, for example), the landlord may face higher premiums or difficulty obtaining cover.
Personal liability — beyond insurance, a landlord who knowingly allows an unsafe electrical installation to remain in a rented property faces personal liability for any injury or damage caused. This liability is not limited to the value of the insurance policy.

The message for landlords is simple: fix it fast. The cost of remedial work is always less than the cost of an insurance claim refusal, a prosecution, or (worst case) a coroner's inquest. Arrange the remedial work immediately upon receiving an unsatisfactory EICR and keep evidence of everything.

11 · Landlord Guide

For Electricians: Turning EICR Fails into Revenue

Every unsatisfactory EICR is a remedial work opportunity. The most efficient electricians convert EICR defects into priced remedial quotes on the same visit — before they leave the property. This benefits everyone: the landlord gets the quote immediately and can approve the work without delay, the electrician secures the remedial job without a second site visit, and the tenant gets the defects fixed faster.

Elec-Mate makes this workflow seamless:

Auto-Flag Unsatisfactory Reports

As you record observation codes during the EICR, Elec-Mate automatically flags the report as Unsatisfactory when any C1 or C2 code is entered. No manual override needed — the overall assessment is set correctly every time.

Remedial Estimator: Instant Pricing

Every C1, C2, and FI observation feeds into the remedial works estimator. It prices each fix — materials at trade rates, labour time, and your margin — and generates a professional remedial quote. The landlord sees exactly what needs fixing, why, and how much it costs.

EICR + Quote + Invoice in One Tap

Send the completed EICR, the remedial quote, and the invoice for the inspection to the landlord by email or WhatsApp before you leave the property. The landlord has everything they need to approve the remedial work immediately. No second trip, no desk time, no chasing.

This workflow transforms every landlord EICR from a single inspection job into an inspection-plus-remedial package. You complete the EICR, generate the remedial quote, and send everything on site. The landlord approves the work. You schedule the remedials. You invoice for both. Efficient, professional, and profitable.

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Frequently Asked Questions About EICR Fails on Rented Properties

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EICR Fail on a Rented Property: What Landlords Must Do Next

Key Takeaways

What Happens When an EICR Fails on a Rented Property

Get the BS 7671 A4:2026 Cheat Sheet — free

C1 vs C2 Defects: Understanding and Prioritising

C1 — Danger Present

C2 — Potentially Dangerous

Landlord's Legal Obligations After an Unsatisfactory EICR

The 28-Day Remedial Deadline

EICR and remedial quote in one visit

Getting Quotes for Remedial Work

Choosing an Electrician for Remedial Work

Try Elec-Mate free for 7 days

Re-Inspection Requirements After Remedial Work

Local Authority Enforcement Powers

What Tenants Should Do If the EICR Fails

Insurance Implications of a Failed EICR

For Electricians: Turning EICR Fails into Revenue

Auto-Flag Unsatisfactory Reports

Remedial Estimator: Instant Pricing

EICR + Quote + Invoice in One Tap

Convert every EICR fail into a priced remedial job

Frequently Asked Questions About EICR Fails on Rented Properties

What does it mean when an EICR fails?

Does the landlord have to fix C3 observations?

Can the landlord choose any electrician for remedial work?

What if the remedial work cannot be completed within 28 days?

Can a tenant refuse access for remedial electrical work?

Does a failed EICR affect the landlord insurance?

What evidence does the landlord need to keep after remedial work?

Continue reading

EICR for Landlords

Observation Codes Explained

Unsatisfactory EICR Guide

EICR Cost UK 2026

HMO Electrical Requirements

Consumer Unit Change Guide

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Turn Every EICR Fail into Revenue