Sources checked · Applies to England (with UK comparison)
The law
The Electrical Safety Standards in the Private and Social Rented Sector (England) Regulations 2020 came into force on 1 June 2020. They were extended to social housing by amending regulations in 2025. The government's current guidance is Electrical safety standards in the private and social rented sectors, published 1 November 2025.
What landlords must do
| Duty | Deadline |
|---|---|
| Make sure the installation meets the 18th edition of the Wiring Regulations (BS 7671) while the property is let | Throughout the tenancy |
| Have it inspected and tested by a qualified person | At least every 5 years, or sooner if the report says |
| Inspect before a new tenancy starts | GOV.UK: not needed if a report from the last 5 years exists and no work is outstanding |
| Give the report to existing tenants | Within 28 days of the inspection |
| Give it to a new tenant | Before they move in |
| Give it to a prospective tenant | Within 28 days of their request |
| Give it to the council | Within 7 days of a written request |
| Carry out remedial work or required investigation | Within 28 days, or the shorter period in the report |
| Send written confirmation of the work, with the report, to tenants and the council | Within 28 days of finishing the work |
What "qualified" means
The regulations define a qualified person as someone "competent to undertake the inspection and testing". GOV.UK points landlords to industry guidance on choosing one, the Registered Competent Person Electrical register, and Electrical Safety First's search tool. Membership of a scheme is one way to show competence. The regulations don't name a particular scheme.
Which homes are covered
The regulations cover tenancies (including licences) where the tenant lives in the property as their only or main home and pays rent. That includes HMOs. Some arrangements are excluded, including:
- lodgers who share with the landlord or the landlord's family;
- long leases of seven years or more, including shared ownership;
- student halls of residence, hostels and refuges;
- care homes, hospitals, hospices and other healthcare accommodation;
- mobile homes, caravans and boats.
Social housing was originally excluded. It isn't any more: see our guide for social landlords.
Appliances and alarms
The regulations cover the fixed installation, not appliances. Private landlords in England have no specific duty to PAT test, though testing appliances you supply is a sensible way to show they're safe. Social landlords now have a duty to check equipment they supply every five years. Smoke and carbon monoxide alarms are covered by separate regulations from 2022.
Penalties
Councils can require remedial work, arrange it themselves and recover the cost, and impose financial penalties of up to £40,000. For breaches from 1 May 2026, penalties fall under the Renters' Rights Act 2025 (GOV.UK). There's a defence if the landlord took all reasonable steps to comply.
Elsewhere in the UK
| Inspection | Notes | |
|---|---|---|
| Scotland | At least every 5 years | PAT on landlord-supplied appliances is also required (gov.scot) |
| Wales | At least every 5 years | Contract-holders get a copy within 14 days (regulation 6) |
| Northern Ireland | At least every 5 years | New tenancies from 1 April 2025, existing from 1 December 2025 (Department for Communities) |
We work in Nottingham and the surrounding area, so the rest of our site deals with the rules in England.
This is a summary, not legal advice. Check the regulations and GOV.UK guidance for your circumstances.