What it is
HMOs usually have more circuits, more occupants and more wear than a single let, and licensed HMOs may have specific electrical conditions attached to the licence. We inspect and test the whole fixed installation, including communal areas, and report on its condition using the standard EICR format. Observations are coded C1 (danger present), C2 (potentially dangerous), C3 (improvement recommended) or FI (further investigation advised). A C1 or C2 makes the report unsatisfactory. On reports made to the 2026 edition of the wiring regulations (BS 7671 Amendment 4), C3 and FI don't change the overall result; on older reports an FI also made it unsatisfactory. Where the property has a fire alarm or emergency lighting, those are separate systems with their own tests — we can book them at the same visit.
What's included
- EICR covering all rooms and communal areas
- Testing of every circuit identified, to the agreed extent
- Tenant access coordination
- Report suitable for licensing and tenants
- Remedial quote where required
Not included
- Fire alarm servicing (separate service)
- Emergency lighting testing (separate service)
- PAT testing of landlord-supplied appliances (add-on)
- Remedial work
Who needs it
- HMO landlords (licensed and unlicensed)
- Student accommodation providers
- Letting agents managing shared houses
- Landlords applying for or renewing an HMO licence
What you'll receive
EICR in the BS 7671 model format, issued once reviewed and approved.
How often
At least every five years for privately rented HMOs in England, or sooner if the report or your licence conditions require it.
What the rules say
Each point is labelled so you can tell what's law, what's a British Standard, and what's good practice or comes from your lease, licence or insurer.
- Legal requirementEngland
HMOs are covered by the 2020 rented-sector regulations
The separate five-yearly test duty that used to be in the HMO management regulations was removed in June 2020. HMOs now follow the same inspection, copy and 28-day remedial duties as other rented homes.
Sources: HMO Management Regulations (opens external site): Management of Houses in Multiple Occupation (England) Regulations 2006, regulation 6; 2020 Regulations (opens external site): Electrical Safety Standards in the Private and Social Rented Sector (England) Regulations 2020 (SI 2020/312, as amended); GOV.UK guidance (opens external site): Electrical safety standards in the private and social rented sectors: guidance (published 1 November 2025)
- Legal requirementEngland
Do remedial or investigative work within 28 days
Where the report requires remedial work or further investigation, a qualified person must carry it out within 28 days, or within any shorter period the report gives. The landlord then gets written confirmation that it's done and sends it, with the report, to the tenants and the council within 28 days of completion.
Sources: 2020 Regulations (opens external site): Electrical Safety Standards in the Private and Social Rented Sector (England) Regulations 2020 (SI 2020/312, as amended); GOV.UK guidance (opens external site): Electrical safety standards in the private and social rented sectors: guidance (published 1 November 2025)
- Lease, licence or insurerNottingham
Nottingham HMO licences: what the council asks for
Nottingham's additional HMO licensing scheme has been citywide since January 2024. Applications ask for an EICR (or EIC), PAT records, a fire alarm test certificate and, where fitted, an emergency lighting test certificate. Licence conditions require the installation to be kept safe, with records supplied to the council within 28 days of a request, and alarms and emergency lighting tested and serviced to current British Standards.
Sources: Nottingham City Council (opens external site): Additional HMO licensing (citywide since January 2024); NCC HMO handbook (opens external site): HMO licensing handbook (April 2025); NCC licence conditions (opens external site): Licence conditions for houses in multiple occupation (June 2024)
- Technical standardUK (BS 7671)Awaiting professional review
AFDDs in HMOs under Amendment 4
Amendment 4 (2026) is reported to require arc fault detection devices (AFDDs) on socket circuits up to 32 A in new work in HMOs. This applies to new installation work, not as an automatic fail on an existing installation.
Source: IET (Amendment 4) (opens external site): IET and BSI publish Amendment 4:2026 to BS 7671:2018
- Technical standardUK (BS 7671)
What makes a report unsatisfactory
C1 (danger present) and C2 (potentially dangerous) make the overall result unsatisfactory. On reports issued to BS 7671 Amendment 4 (2026), C3 (improvement recommended) and FI (further investigation advised) don't affect the overall result. Older reports used 'further investigation required without delay', and an FI made them unsatisfactory.
Sources: IET model EICR form (opens external site): BS 7671:2018+A4:2026 model Electrical Installation Condition Report form; IET Wiring Matters (opens external site): Further investigation (Wiring Matters, issue 110, July 2026); IET (current BS 7671) (opens external site): Ensure you are up to date with BS 7671
Before your appointment
- Arrange access to every bedroom, communal area, loft and cellar with the tenants.
- Have your licence, licence conditions and the previous EICR to hand.
- Tell us whether the property has a fire alarm panel or emergency lighting, so we can book those tests at the same visit if you want them.
If something's found
- Any C1 (danger present) is made safe before we leave if you agree. That may mean isolating a circuit until it's repaired.
- You get the report with every observation explained in plain English, and a separate itemised quote for anything that needs fixing. You're free to use any qualified contractor for the work.
- Once remedial work is done, you get an Electrical Installation Certificate or Minor Works Certificate for that work, or a new report, as written confirmation.
- Landlords: the 28-day clock for remedial work and further investigation starts from the inspection, so book any work promptly.
What affects the price
- Number of lettable rooms, circuits and consumer units
- Communal areas and outbuildings
- Three-phase supplies (quoted individually)
- Combining fire alarm, emergency lighting and PAT in one visit
Read more
- EICR codes explained: C1, C2, C3 and FI (updated for 2026)
What each code means, which ones fail a report under the 2026 rules, and what landlords must do about each.
- Electrical safety rules for landlords in England (private and social)
Who the 2020 regulations cover, every deadline, the 2025 extension to social housing, penalties and how the rest of the UK differs.
- HMO electrical and fire safety in Nottingham: what the council asks for
The national rules for HMOs, Nottingham's HMO licensing documents and conditions, and how to keep the records straight.
Questions
How is an HMO EICR priced?
By the number of lettable rooms and circuits. Larger or more complex HMOs, or those with three-phase supplies, are quoted individually.
Can you test the fire alarm at the same time?
Yes, as a separate service. A fire alarm inspection checks the detection and warning system against the relevant standard; it isn't part of an EICR.