The Electrical Safety Standards Regulations 2020

The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 came into force for new tenancies from 1 July 2020 and for all existing tenancies from 1 April 2021. These regulations represent the most significant change to electrical safety obligations in decades.

Under these regulations, all private in England must ensure that:

The electrical installations in their rental property are inspected and tested by a qualified person at least every 5 years

They obtain a report from the inspector (an EICR) stating the results of the inspection and test and any remedial work required

The report is supplied to existing tenants within 28 days of the inspection

The report is supplied to new tenants before they move in

The report is supplied to the local housing authority within 7 days of a written request

Any remedial work required is completed within 28 days (or sooner if specified)

Written confirmation of completed remedial work is provided to tenants and the local authority within the same 28-day window

Financial Penalty: Local authorities can issue financial penalties of up to £30,000 for each breach of the Electrical Safety Standards Regulations 2020. In serious cases, local authorities can arrange remedial work themselves and recover the costs from the.

BS 7671 — The Wiring Regulations

BS 7671 (Requirements for Electrical Installations) — also known as the IET Wiring Regulations — is the national standard to which all electrical installations in the UK must comply. The current edition is the 18th Edition, published in 2018 and amended in 2022. Key requirements affecting rental properties include:

RCD protection — all socket circuits must be protected by a 30mA RCD. From the 18th Edition, this protection extends to additional circuits including lighting in new installations.

Consumer unit specification — new consumer units in domestic properties must be either metal-encased or installed in a dedicated metal cabinet to comply with fire safety requirements

Arc Fault Detection Devices (AFDDs) — recommended in certain high-risk locations including student accommodation and care homes

Earthing and bonding — strict requirements for main and supplementary protective bonding

HMO Electrical Requirements

Houses in Multiple Occupation (HMOs) face additional electrical safety obligations beyond those for standard rental properties. HMO licence conditions typically require:

EICR every 5 years (mandatory as part of the HMO licence)

Annual PAT testing for all electrical appliances provided by the

Adequate numbers of sockets in each room

Emergency lighting in common areas (larger HMOs)

Fire alarm system with appropriate certification (BS 5839)

Compliance Timeline for London

To ensure full compliance with electrical safety regulations in London:

Commission an EICR every 5 years (or before a new tenancy starts)

Provide the EICR to all tenants before or within 28 days of inspection

Complete any required remedial works within 28 days

Keep records of all EICRs and remedial work for at least 5 years

For HMOs — ensure annual PAT testing of all provided appliances

Stay Compliant — Book Your EICR

Our NAPIT-registered electricians provide fully compliant EICRs across London and M25 from just £99 inc VAT. WhatsApp us for an instant quote.

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UK Electrical Regulations — Complete Guide 2025

The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020

The most important electrical regulation for requires: electrical installations inspected at least every 5 years; EICR supplied to existing tenants within 28 days; supplied to new tenants before moving in; supplied to any prospective tenant within 28 days of written request; supplied to local authority within 7 days if requested; remedial work completed within 28 days.

Penalty: Local authorities can impose a civil penalty of up to £30,000 per breach — significantly higher than previous penalties.

BS 7671:2018+A2:2022 — 18th Edition IET Wiring Regulations

BS 7671 is the national standard for electrical installations in the UK. The current 18th Edition (Amendment 2, 2022) introduced: mandatory RCD protection on all socket outlet circuits up to 32A; stricter arc fault detection device (AFDD) requirements; enhanced earthing and bonding requirements; new requirements for EV charging equipment; revised solar PV and battery storage requirements.

Electricity at Work Regulations 1989

These regulations apply to commercial and industrial workplaces and impose a duty to ensure electrical systems are maintained safely. Key requirements: all electrical systems of adequate construction; systems maintained to prevent danger — typically meaning annual inspection; portable appliances (PAT testing) is part of compliance.

Electrical Regulations Timeline for

YearKey Change

1989Electricity at Work Regulations — commercial safety requirements

1994Buildings Regulations Part P — electrical safety in dwellings

2015HMO licensing regulations strengthened EICR requirement

2018BS 7671 18th Edition — new RCD requirements

2020Electrical Safety Standards in PRS (England) Regulations enacted

April 2021EICR every 5 years mandatory for ALL private rented properties in England

2022BS 7671 Amendment 2 — updated RCD and AFDD requirements

HMO Electrical Regulations

HMOs have additional electrical requirements on top of standard private rental sector regulations:

Management of Houses in Multiple Occupation (England) Regulations 2006: HMO managers must maintain all electrical installations safely.
Local HMO licensing conditions: Most London boroughs require an EICR as a condition of granting or renewing an HMO licence.
5-yearly inspection cycle: HMO EICRs must be carried out every 5 years.
Emergency lighting: Required in escape routes of larger HMOs.
Fire alarm system: Required in HMOs — grade and category depends on size and layout.

What "Qualified Person" Means Under the 2020 Regulations

The 2020 Regulations require inspections by a "qualified person"

Part P Building Regulations — Notifiable Electrical Work

Part P of the Building Regulations requires certain electrical work in dwellings to be either: carried out by a competent person registered with an approved scheme (such as NAPIT or NICEIC), who self-certifies the work; or inspected by Building Control. Notifiable work includes: new consumer units; new circuits; new wiring in kitchens or bathrooms; work associated with special locations (swimming pools, saunas). Our NAPIT-registered electricians can carry out and self-certify all notifiable work.

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Frequently Asked Questions

Do the 2020 Regulations apply to HMOs?

The 2020 Regulations cover all private rented properties including HMOs. HMOs also have additional requirements under HMO licensing regulations, including emergency lighting and fire alarm systems.

What happens if I fail to comply with the 2020 Regulations?

The local housing authority can issue a remedial notice and, if you fail to comply, impose a civil penalty of up to £30,000. They can also arrange for remedial works to be carried out and recover the cost from the.

Are social housing covered by the 2020 Regulations?

As of 2021, the 2020 Regulations apply only to the private rented sector. Social housing are not currently covered, though they are subject to other duties under health and safety legislation.

Electrical Safety Regulations for London 2025