Key takeaways
- Your installation must meet the 18th Edition wiring standards (BS 7671:2018).
- You must arrange inspection and testing at least every 5 years, or sooner if the report sets a shorter interval.
- You must obtain a report (typically an EICR) that includes the next test date, then share it with tenants and the council within set timeframes.
- If the report requires further work, you must complete it within 28 days, or sooner if the report demands it, and then provide written confirmation.
- Councils can enforce and issue financial penalties up to £30,000 per breach.
What the 2020 regulations actually cover
The regulations apply to a “specified tenancy” in residential premises in England. They set a clear baseline: keep the fixed electrical installation safe, checked, and evidenced.
They also define what “good” looks like. Electrical safety standards are tied to BS 7671:2018, the 18th Edition wiring regulations.
Your legal duties (plain English)
1) Arrange the right check at the right time
A landlord who grants (or intends to grant) a specified tenancy must ensure:
- The electrical safety standards are met while the property is occupied
- The installation is inspected and tested by a qualified person
- The first check is done before the tenancy starts for a new tenancy
The inspection interval is no more than 5 years, unless the most recent report says it should be sooner.
If you need the historical “when did this kick in?” timeline in one place, Shelter’s professional summary sets out the staged application across 2020–2021.
2) Use a “qualified person” (not just whoever is available)
The regulations define a qualified person as someone competent to carry out the inspection and testing, and any follow-on investigative or remedial work, in line with the electrical safety standards.
In practice, that means you should be able to show the person is properly trained and experienced for inspection and testing, not only for installation.
3) Get the report, and check that it includes a next due date
After the inspection and testing, you must obtain a report that includes the results and the date of the next inspection and test.
This is where many landlords slip. A report filed without a next due date is a future compliance problem waiting to happen.
4) Share the report with the right people, within the right deadlines
Once you have the report, you must:
- Give a copy to existing tenants within 28 days of the inspection
- Give a copy to the local housing authority within 7 days if they request it in writing
- Keep a copy until the next inspection is due, and give it to the person doing the next inspection
- Give the most recent report to a new tenant before they occupy
- Give the most recent report to a prospective tenant within 28 days of a written request
That is the admin spine of the regulations. If you can’t evidence these steps, you’re exposed even if the electrics are fine.
5) Fix what the report flags, then prove you fixed it
If the report indicates you are (or may be) in breach and requires further investigative or remedial work, you must ensure it’s done by a qualified person within:
- 28 days, or
- The shorter timeframe specified in the report
Then you must obtain written confirmation that the work has been completed and whether standards are now met (or more work is needed). You also have to supply that confirmation, along with a copy of the report, to:
- Existing tenants within 28 days of completion, and
- The local housing authority will respond within 28 days of completion
6) Know the “reasonable steps” protection
If you cannot access the property because the tenant refuses entry, the regulations recognise a “reasonable steps” position. They even state that a landlord is not treated as failing solely because they did not bring legal proceedings to force entry.
That is not a free pass. You still need a paper trail showing you tried properly: dates, messages, proposed appointments, and follow-ups.
Tenancies that the 2020 regulations don’t cover
There are defined exclusions, and they matter. Shelter lists common examples as resident landlord arrangements where facilities are shared, long leases and tenancies of 7 years or more, student halls, hostels/refuges, and some types of care accommodation. Shelter’s exclusions summary is a good quick check if you’re looking for more information.
If you’re unsure, check Schedule 1 in the regulations themselves – SI 2020/312.
Enforcement: what councils can do
Local authorities enforce the duties. Where they believe there’s a breach, and it’s not an urgent hazard case, they must serve a remedial notice and give the landlord time to put things right.
For urgent hazards, councils can arrange urgent remedial action (with tenant consent) if the landlord is in breach of the required timeframe.
Financial penalties can be imposed for breaches of the core duties, and the amount must not exceed £30,000.
A workable compliance routine (the bit that keeps you out of trouble)
- Log the next due date the moment the report arrives.
- Store the report where it can be produced quickly for a council request.
- Treat “unsatisfactory” as a deadline, not a label. Book remedials immediately, then file the written confirmation with the original report.
- Keep a clean access trail for every no-entry case.
If you’re struggling to keep up with electrical safety compliance, it might be time to investigate whether software can help. You can check out True Compliance’s Electrical Safety Compliance page to learn more.
