Electrical Safety Rules Update for Landlords 2025

The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 have been amended by new regulations taking effect for private landlords on 1 November 2025. The principal obligations for private landlords remain focused on the fixed electrical installation (EICR), but there are some important refinements—most notably a statutory "reasonable steps" defence and a higher civil penalty ceiling.

Scope and title change (context)

The amending instrument extends the regime to registered providers of social housing and renames the 2020 Regulations to include the social rented sector. For private landlords, the core installation duties are unchanged in concept; new duties about landlord-supplied electrical equipment apply only to registered providers. We mention those only where it helps to avoid confusion.

The installation duty: what stays the same, clarified

Private landlords must continue to ensure:

• the electrical safety standards (BS 7671:2018) are met whenever the premises are occupied under a specified tenancy; and
• every electrical installation is inspected and tested by a qualified person at regular intervals of no more than five years, or sooner if the last report (EICR) specifies an earlier date.

Other tidy-ups to the reporting and paperwork:

• the EICR must state the date by which the next inspection is required;
• you must retain the EICR until the later of (a) the date by which the next inspection is required and (b) the date on which that next inspection actually happens, unless superseded sooner by a newer report.

The existing duties to give the report to existing tenants within 28 days, to the local housing authority within 7 days of a written request, and to any prospective tenant within 28 days of a written request continue as before (with minor drafting clarifications).

The new reasonable-steps defence

A statutory defence now applies if a landlord can show they took all reasonable steps to comply with the duty. This defence attaches to:

• the main installation duties (ensuring standards are met; arranging inspections and testing); and
• repeat/ follow-up investigative or remedial work arising from an EICR; and
• compliance with a remedial notice served by the local housing authority.

Importantly, where a tenant prevents access, the Regulations confirm a landlord will not be treated as having failed to take all reasonable steps solely because they did not bring legal proceedings to secure entry. The defence is factual and evidence-based—what constitutes "reasonable steps" will be for tribunals and courts to assess on the facts of each case.

Enforcement: higher maximum penalty

Local authorities retain their powers to serve remedial notices, arrange remedial and urgent remedial action, and recover costs. Two practical points for private landlords:

• the financial penalty maximum increases from £30,000 to £40,000; and
• the penalty procedure in Schedule 2 is updated so the appeal-stage cap aligns with £40,000.

The proceeds of financial penalties may now be used by councils for enforcement across "rented housing" (not just the private rented sector), but that does not change the way a case would be investigated or determined.

Exclusions and definitions of tenancies

The definition of "specified tenancy" remains the foundation of the regime. It continues to cover tenancies of residential premises that are let as a person's only or main home and where rent is payable (typically, ASTs or soon-to-be assured periodic tenancies). Lodgers and company lets and other arrangements that do not grant occupation as a main residence remain out of scope.

The only new exclusion is for lettings of moveable structures, vehicles or vessels.

What does not apply to private landlords

A new Part 2A imposes duties on registered providers to check and maintain the safety of electrical equipment (fixtures, fittings, appliances) they provide, with a five-year cycle and associated records (ISIT records). These duties do not apply to private landlords. Your compliance continues to centre on the fixed electrical installation and acting on EICR findings.

Commencement for private landlords

For private landlords and letting agents, the relevant changes commence on 1 November 2025.

Practical takeaways

• Keep your EICR cycle tight: ensure a valid report exists before a new tenancy starts, then follow the five-year (or earlier date) rhythm set by the report.
• Ensure your electrician doesn't include "or when tenancy changes" in the next due date before you employ them.
• Update your records practice: retain each EICR until the later of the scheduled next-inspection date or the date it actually happens, and pass the latest report to the next inspector. (Our advice is to retain the report for much longer and as long as possible.)
• Prepare to evidence "reasonable steps": maintain clear written records of appointment offers, communications with tenants about access, and actions taken to progress inspections or remedial works.
• Note the penalty uplift: internal policies and letting-agent instructions should reflect the higher £40,000 ceiling.