What is the 28-day deadline for EICR remedial work?

Glossary · Landlords and rented homes

How the remedial work deadline works

When a landlord in England has the electrics in a rented home inspected, the qualified person produces a report, usually an Electrical Installation Condition Report (EICR). If that report shows that remedial or further investigative work is needed, the landlord must complete it within 28 days, or within any shorter period the report specifies.^{[1]Ministry of Housing, Communities and Local Government, Electrical safety standards in the private and social rented sectors: guidance} The regulations say the period starts with the date of the inspection and testing.^{[2]legislation.gov.uk, The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, regulation 3}

The landlord must then obtain written confirmation from a qualified person that the work has been done. That confirmation, with a copy of the original report, goes to each existing tenant and to the local housing authority within 28 days of the work being completed.^{[2]legislation.gov.uk, The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, regulation 3}

The regulations also set the inspection interval. Installations must be inspected and tested at intervals of no more than 5 years, or by an earlier date if the most recent report says so.^{[2]legislation.gov.uk, The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, regulation 3} The 28-day clock is separate from that cycle. It runs from each inspection that finds a problem.

Which findings start the clock

GOV.UK explains that inspectors use classification codes to show where remedial work is needed. You can read each one in our guide to EICR observation codes.

If the report contains C1 or C2 codes, it will state that the installation is unsatisfactory for continued use. The inspector may make a C1 hazard safe before leaving the property.^{[1]Ministry of Housing, Communities and Local Government, Electrical safety standards in the private and social rented sectors: guidance} A C3 code does not oblige the landlord to act, although acting on it would improve safety.^{[1]Ministry of Housing, Communities and Local Government, Electrical safety standards in the private and social rented sectors: guidance}

If an investigation finds that more work is needed, the landlord repeats the same steps for that further work.^{[2]legislation.gov.uk, The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, regulation 3}

What happens if the deadline is missed

If a council has reasonable grounds to believe a landlord is in breach, and the report does not call for urgent action, it must serve a remedial notice requiring the work. If the landlord does not comply, the council may arrange the work itself and recover the cost from the landlord.^{[1]Ministry of Housing, Communities and Local Government, Electrical safety standards in the private and social rented sectors: guidance} Councils may also impose a financial penalty of up to £40,000 for breaches of the specified duties.^{[1]Ministry of Housing, Communities and Local Government, Electrical safety standards in the private and social rented sectors: guidance}

A landlord is not in breach if they can show they took all reasonable steps to comply. GOV.UK gives examples where 28 days may not be realistic: complex or specialist work, a dependence on a third party such as the energy supplier fitting an isolator before a consumer unit can be replaced, and tenant circumstances that need extra planning. It advises keeping clear records of all communication.^{[1]Ministry of Housing, Communities and Local Government, Electrical safety standards in the private and social rented sectors: guidance}

Example

Priya owns a two-bedroom flat in Headingley. Her inspection finds a C2 on a socket circuit and a C3 on the lack of surge protection. The report names no shorter period. Priya books the C2 repair straight away, because the 28 days run from the inspection date, not from the day the report landed in her inbox. The electrician finishes the work and issues a certificate. Priya sends the tenant and the council the original report with that written confirmation within 28 days of completion. She is not required to act on the C3, though she asks for a quote.

What people get wrong

Many landlords assume the 28 days start when the report arrives. The regulations say the period starts with the date of the inspection and testing, so every day waiting for paperwork uses up part of the deadline.

The other common mistake is thinking the deadline is always 28 days. It is the longest allowed. If the report states a shorter period for a serious defect, that shorter period applies.^{[2]legislation.gov.uk, The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, regulation 3}

The bottom line

The deadline is 28 days from the date of inspection, or less if the report says so, to complete remedial work and any further investigation. The landlord must then send written confirmation from a qualified person to the tenant and the council within a further 28 days. Missing it can lead to a remedial notice and a penalty of up to £40,000. If the report also lists problems you cannot fix in time, record every step you take to get the work done.