Renters' Rights Act and EICR: How Electrical Safety Compliance Has Changed

Renters' Rights Act and EICR: How Electrical Safety Compliance Has Changed

The Renters' Rights Act 2025 came into force on 1 May 2026, and while the core EICR requirement under the Electrical Safety Standards Regulations 2020 remains unchanged, everything around it has shifted. Penalties are higher, enforcement is stronger, your ability to obtain possession depends on compliance, and a national database will soon make your EICR status visible to tenants, councils and courts. For landlords in Manchester, understanding how these changes interact with your electrical safety obligations is essential.

The EICR Requirement: What Stays the Same

The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 continue to apply. The core obligations have not changed:

• Every private rented property in England must have a valid Electrical Installation Condition Report (EICR).
• The EICR must be carried out by a qualified and competent person (registered with NICEIC, NAPIT or ELECSA).
• Inspections must be carried out at intervals of no more than five years.
• A copy must be provided to new tenants before they move in and to existing tenants within 28 days of the inspection.
• Any remedial work identified must be completed within 28 days (or sooner if specified by the inspector).
• The EICR must be provided to the local authority within seven days of a request.

These requirements are not new. What has changed is the framework of consequences, enforcement and interconnection with other legal obligations.

What Has Changed Under the Renters' Rights Act

1. Maximum Penalties Have Increased

The civil penalty framework has been strengthened. Under the new regime:

• First minor breach: Up to £7,000
• Serious, persistent or repeat offences: Up to £40,000 per breach

This is a significant increase from the previous maximum of £30,000. And crucially, each property without a valid EICR counts as a separate breach. A portfolio landlord with five non-compliant properties faces potential penalties of up to £200,000.

Local authorities in Greater Manchester are not just holding these powers in reserve. Manchester City Council, Salford and Tameside have all expanded their housing enforcement teams and are actively issuing penalties.

2. Local Authority Powers Have Expanded

Since 27 December 2025, local authorities have had enhanced investigatory powers under the Act. These include:

• Power to inspect properties without prior complaint — councils can now proactively target properties for inspection.
• Power to demand documents — including EICRs, gas safety certificates and EPCs.
• Access to third-party data — councils can cross-reference Land Registry data, council tax records, HMO licensing databases and letting agent records to identify non-compliant landlords.
• Mandatory enforcement duty — councils are no longer just permitted to enforce; for the most serious hazards, they are required to take action.

For Manchester landlords, this means the old approach of hoping nobody checks is no longer viable. Councils have both the tools and the legal obligation to find non-compliant properties.

3. The PRS Database Will Make EICR Status Visible

The PRS Database (Property Portal) is rolling out from late 2026, with mandatory registration expected from 2027. When registering, landlords must provide:

• Their name and contact details
• Property address and tenure information
• EICR status — whether a valid EICR is in place
• Gas safety certificate status
• EPC rating
• Any enforcement action in the past five years

This database will be searchable by tenants and prospective tenants. A missing or expired EICR will be visible, potentially deterring tenants from renting your property and flagging you for enforcement action.

The critical consequence: Landlords who are not registered on the PRS Database — which requires valid compliance documentation including EICR status — cannot obtain possession orders from the court (except for anti-social behaviour under Grounds 7A and 14). Your EICR is no longer just a safety document; it is a prerequisite for your legal right to manage your tenancy.

4. Section 21 Abolition Creates EICR Dependencies

Under the old system, a landlord could serve a Section 21 notice regardless of compliance status (although courts had begun ruling that non-compliance could invalidate a notice). With Section 21 abolished, landlords must now use Section 8 grounds, and the court process places greater scrutiny on the landlord's compliance record.

When assessing a Section 8 possession claim, courts will consider whether the landlord has met all their statutory obligations, including electrical safety. A landlord with an expired EICR or outstanding remedial work is in a significantly weaker position, particularly on discretionary grounds where the court weighs the conduct of both parties.

5. The Decent Homes Standard Introduces Electrical Requirements

The Renters' Rights Act introduces the Decent Homes Standard for private rented properties for the first time. Under Criterion A, properties must be free from serious (Category 1) hazards as assessed under the Housing Health and Safety Rating System (HHSRS).

Category 1 electrical hazards include:

• Faulty or deteriorated wiring
• Absence of RCD protection on socket outlet circuits
• Outdated consumer units without modern safety features
• Exposed conductors or damaged cable insulation
• Inadequate earthing and bonding
• Overloaded circuits

While full Decent Homes Standard enforcement for the private rented sector is not expected until 2035, the HHSRS assessment framework is already in use. Local authorities are actively using it under their expanded enforcement powers, and a property that fails an EICR is likely to contain hazards that would also trigger HHSRS concerns.

6. Awaab's Law Timescales for Electrical Hazards

Awaab's Law — named after Awaab Ishak, who died from mould exposure in social housing — is being extended to the private rented sector from an expected date of 2027. It sets legally enforceable timescales for responding to hazards:

• 14 days to investigate a reported hazard
• 48 hours to provide written findings to the tenant after investigation
• 7 days to start repairs for non-urgent hazards
• 24 hours to address emergency hazards

For electrical hazards — a tenant reporting sparking, burning smells, shocks from fittings or repeated circuit tripping — these timescales will apply. Landlords who do not have their electrical installations in good order will find it extremely difficult to meet these deadlines when issues arise.

The 2020 EICR Expiry Wave

There is an additional factor making EICR compliance urgent right now. The Electrical Safety Standards Regulations came into force for new tenancies on 1 July 2020 and for existing tenancies on 1 April 2021. The first cohort of EICRs issued during that rollout is now expiring.

If your EICR was carried out in 2020 or 2021, it may have already expired or will expire within the next few months. Given the volume of renewals due across England, electrician availability is under pressure. Waiting until the last minute risks missing your deadline.

Action required: Check the date on every EICR in your portfolio. If any expire within the next six months, book the renewal now.

Common EICR Failures in Manchester Properties

Manchester's housing stock presents specific challenges that make EICR compliance more demanding than in newer-build areas:

• Outdated consumer units — Rewirable fuse boards without RCD protection are extremely common in Victorian and Edwardian terraces across Tameside, Oldham, Stockport and parts of Manchester and Salford. Replacement cost: £600 to £1,200.
• Deteriorated wiring — Rubber and lead-sheathed cables in pre-1960s properties have degraded insulation that presents both fire and shock risks. Partial or full rewire cost: £2,000 to £8,000+.
• Inadequate earthing — Many older properties have TT earthing arrangements that do not meet current standards. Upgrade cost: £200 to £800.
• Missing RCD protection — Socket outlet circuits without 30mA RCD protection. Installation cost: £150 to £500.
• Non-compliant DIY work — Electrical work carried out by unqualified persons over the decades, leaving unsafe connections, incorrect cable ratings and non-compliant circuits.

These issues are all fixable, but they require qualified electricians who understand both the technical standards and the specific challenges of Manchester's housing stock.

What Manchester Landlords Should Do Now

Immediate Actions

1. Verify your EICR status for every property in your portfolio. Is each one current and satisfactory? 2. Complete outstanding remedial work — any C1 or C2 items from your most recent EICR must be addressed within the 28-day timescale. 3. Book EICR renewals for any property where the current report expires within the next six months. 4. Budget for remedial costs — particularly consumer unit replacements and earthing upgrades in older properties.

Preparing for the PRS Database

5. Gather all compliance documentation — EICRs, gas safety certificates, EPCs, remedial work certificates. 6. Digitise your records if they are currently in paper form. 7. Create a compliance calendar tracking expiry dates for every property.

Building a Compliant Operation

8. Use NICEIC-registered electricians for all inspections and remedial work — this ensures your EICR will be accepted by the local authority and the PRS Database. 9. Provide EICRs to tenants proactively — do not wait for them to ask. 10. Keep records of tenant notification — email with read receipt provides evidence of compliance.

The Cost of Non-Compliance vs. Compliance

| Scenario | Cost | |----------|------| | EICR inspection (standard property) | £200 to £400 | | Consumer unit replacement | £600 to £1,200 | | Minor remedial work (C3 items) | £200 to £500 | | Moderate remedial work (C2 items) | £500 to £3,000 | | Total typical compliance cost | £1,000 to £3,000 | | | | | Civil penalty (first breach) | Up to £7,000 | | Civil penalty (repeat/serious breach) | Up to £40,000 | | Rent repayment order (12 months) | £6,000 to £20,000+ | | Inability to obtain possession | Incalculable | | Insurance claim rejected | Property value | | Total potential non-compliance cost | £40,000+ |

The economics are clear. Compliance costs a fraction of the penalties, and the penalties are no longer theoretical.

Manchester Compliance: Your EICR Partner

Manchester Compliance provides EICR inspections and remedial work across Greater Manchester. Our NICEIC approved electricians understand the Renters' Rights Act requirements and can help you achieve full compliance efficiently and cost-effectively.

• Call: 0161 706 1360
• Email: Info@manchestercompliance.co.uk
• Address: 25 Holden Clough Drive, Ashton-under-Lyne, OL7 9TH

Same-week appointments available. Portfolio pricing for multi-property landlords. Complete remedial work service from a single provider.

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