EICR Requirements for Liverpool Landlords 2026. What Every HMO Owner Must Know.
- Chris Welford
- 15 minutes ago
- 12 min read
If you run an HMO in Liverpool, electrical compliance is no longer something you get around to when you have time. In 2026, councils have clearer enforcement powers, landlords have tighter deadlines, and the paperwork expectations for HMOs are, rightly, unforgiving.
This guide explains what an EICR is, what the law requires in England, what Liverpool expects specifically for HMOs, how the inspection works, what the codes mean, what it costs, and how to book your CP12 gas safety certificate and EICR together to reduce disruption and admin. The main takeaway is EICR Requirements for Liverpool Landlords
Key Takeaways for Busy Landlords / EICR Requirements for Liverpool Landlords
An EICR is an electrical inspection report that confirms the fixed wiring and installation are safe. In England, landlords must have this carried out at least every 5 years and share the report with tenants and the council when requested. Liverpool HMO guidance states that electrical installations must be inspected and tested at least every 5 years, recommends a full check at the start of a new tenancy, and requires the report to be provided to the council within 14 days of a written request.
If remedial work is required, the default legal deadline is 28 days (or sooner if the report specifies), and councils can impose financial penalties up to £40,000 for breaches.
Since 1 November 2025, guidance has been updated to reflect the extension of electrical safety requirements to the social rented sector, with transitional dates running through 2026.
If you want the "done properly, one contractor, one compliance diary" approach, you can combine your EICR and CP12 into a single booking so you are not repeatedly chasing access, tenants, agents, and paperwork.
What Is an EICR and Why Is It Legally Required for Rental Properties?
An EICR (Electrical Installation Condition Report) is the formal report produced after an electrical inspection and test of a property's fixed electrical installation. That covers the consumer unit (fuse board), wiring, earthing and bonding, sockets, light fittings, and permanently connected equipment such as electric showers and extractors.
The legal logic is straightforward. Landlords provide accommodation. Accommodation must be safe. Electrics are a major source of risk when neglected. The EICR is the evidence trail that you have met your duty to keep the installation safe and that you have acted on any faults identified. Lesley Rudd, Chief Executive of Electrical Safety First, has described electrical safety in rented housing as "a fundamental right, not an optional extra." That view is now reflected squarely in the regulations. For landlords and letting agents, the EICR also functions as a compliance document for enforcement and licensing, a risk management tool to prevent hazards escalating, and, increasingly, a file-ready requirement for managing agents, insurers, and lenders. If you already hold a valid gas safety certificate, the EICR is the electrical equivalent and sits alongside it in your compliance file. If you manage multiple HMOs, standardising EICRs across the portfolio is one of the easiest ways to reduce unknown risk.
The Electrical Safety Standards in the Private Rented Sector Regulations 2020 Explained
The baseline legal framework in England is set by the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020. The government guidance clearly summarises the practical landlord duties. You must arrange inspection and testing at least every 5 years, obtain a report from a qualified person, provide it to existing tenants within 28 days of the inspection, give it to new tenants before they occupy the property, give it to prospective tenants within 28 days of their request, and provide it to the local council within 7 days of a request. If the report identifies remedial work or further investigation, you must complete that work within 28 days (or sooner if the report specifies) and then provide evidence of completion to the tenant and council within 28 days of completing the work.
Important Exceptions
Certain tenancy types are excluded. For example, student halls of residence, certain long leases, and a few other specific categories. This matters in Liverpool because "student accommodation" can mean very different things. Purpose-built halls may be excluded, but privately rented student HMOs are not automatically excluded. If tenants hold a standard tenancy agreement and occupy the property as their main residence, the regulations apply.
November 2025 Update: Extension to Social Housing
In November 2025, government guidance was updated to reflect a regulatory extension to the social rented sector, including timelines that continue into 2026 with transitional arrangements for tenancies granted before December 2025. If you hold a mixed portfolio covering private HMOs plus properties leased to the council or housing associations, this update is a signal of direction. Electrical compliance is being treated as a non-negotiable safety standard across the board. The same applies to landlord gas safety obligations, which have long been treated with this level of seriousness.
How Often Do HMO Properties Need an EICR?
The core rule is at least every 5 years, unless the report specifies a shorter interval.
But HMOs are not typical rentals in practice. Higher occupancy means heavier use of circuits, more plug-in appliances, more wear and tear, and more opportunity for DIY alterations by tenants. Liverpool's own HMO standards explicitly state that increased occupancy can impose a significant additional load; therefore, electrical capacity must be sufficient to maintain safe use.
Change of Tenancy: What the Law Says vs What Liverpool Expects
This is where many landlords get caught out by assumptions.
Legally, there is no requirement to carry out a new EICR before each re-let if a valid report exists and no further work is required. You simply provide the most recent report to the new tenant.
However, Liverpool's HMO guidance states that inspection and testing must be at least every 5 years, recommends that the system is fully checked at the commencement of a new tenancy, requires Code 1 or 2 defects to be rectified with certification, and requires the report to be made available to the council within 14 days of a written demand.
In plain terms, even if you are technically in date, Liverpool's HMO context pushes you towards tighter operational discipline, especially around re-lets and council requests.
Practical Recommendations for Liverpool HMO Landlords in 2026
Keep the EICR date aligned with a single annual compliance cycle so you can plan access and budget accordingly. Do a documented visual check at each tenancy change as a minimum. If you have had tenant turnover, DIY alterations, moisture issues, nuisance tripping, or any electrical complaints, consider bringing the EICR forward rather than waiting for the 5-year expiry.
This is the same approach DD Wilson recommends for boiler servicing: do not wait for the deadline to force your hand when a proactive check could prevent a bigger problem.
What Happens During an EICR Inspection? The Process Step by Step
Landlords often worry that an EICR will mean days of mess and disruption. In most occupied HMOs, it is more controlled than that, provided the inspection is planned properly.
Step 1: Pre-Inspection Planning
A competent inspector will confirm the property type (single let vs. HMO), the number of consumer units, any known issues, access constraints, and whether any previous reports exist. For HMOs, you will also want to confirm access to all rooms, including locked bedrooms, on the day.
Step 2: Safety-Critical Visual Checks
This includes the condition of the consumer unit, signs of overheating, the presence of earthing and bonding, the condition of the sockets, the light fittings, and any visible damage or DIY alterations. Older Liverpool properties, particularly Victorian and Edwardian terraces converted to HMOs, often show wiring that has been extended or modified over decades without proper documentation.
Step 3: Electrical Testing
Testing verifies the integrity and safety of circuits and protective devices. In occupied properties, there may be planned temporary power interruptions. The key is coordinating timing with tenants to avoid preventable friction.
Step 4: Observations, Classification Codes, and Outcomes
The inspector records observations and assigns classification codes (C1, C2, C3, or FI). These codes determine whether the report is satisfactory or unsatisfactory. More on what each code means in the next section.
Step 5: The Report Is Issued
Your report should include results, observations, and the recommended next inspection date. Under the regulations, you must then distribute and retain it properly.
Landlord tip for HMOs: plan for access like you would a gas safety inspection. If you cannot access a room, you may face limitations in the report, delays, repeat visits, or an incomplete compliance record.
Understanding EICR Results: C1, C2, C3, and FI Codes Explained for Landlords
The classification code system is designed to remove ambiguity. Here is the landlord-friendly interpretation based on government guidance.
C1: Danger present. This means immediate risk. The inspector may make the situation safe before leaving, for example, by isolating a circuit. A C1 normally means you must act immediately.
C2: Potentially dangerous. Not necessarily an immediate life hazard, but urgent remedial action is required because foreseeable conditions could create danger. This is the code that generates most landlord anxiety and, frankly, most cost.
C3: Improvement recommended. Not legally required to fix for the report to be classed as satisfactory, but it is a clear signal that the installation can be improved. This is often where good landlords separate themselves from minimum-compliance landlords.
FI: Further investigation required. This means the inspector cannot confirm safety without further investigation, and landlords must ensure this is done.
Satisfactory vs Unsatisfactory
If the report contains C1 or C2 observations, remedial work is required, and the installation is typically classed as unsatisfactory for continued use until the issues are addressed.
Liverpool's HMO guidance reinforces this operationally: any Code 1 or 2 defects identified must be rectified with suitable certification of works undertaken. There is no grey area here.
According to the Government's own guidance for landlords, the EICR system exists to ensure that "unsafe electrical installations are identified and made safe." The classification codes are designed to make the required response unambiguous for both landlords and enforcement officers.
The 28-Day Remedial Work Deadline and Penalties Up to £40,000
There are two deadlines landlords must take seriously.
Deadline 1: Completing Remedial or Investigative Work
If the report identifies remedial work or further investigation, you must complete it within 28 days, or sooner if the report specifies a shorter timeframe.
Deadline 2: Proving You Completed It
You must provide the tenant and the local council with the report and written confirmation that the work has been completed within 28 days of completion. The guidance lists acceptable confirmation forms, such as a satisfactory EICR, an Electrical Installation Certificate, or a Minor Electrical Installation Works Certificate.
Enforcement and Financial Penalties
Councils can serve remedial notices, arrange works themselves with cost recovery, and impose financial penalties for breach. In the current guidance, councils may impose penalties up to £40,000. If you have been working on the older £30,000 penalty assumption, that figure is outdated. The direction of travel is clear: enforcement is strengthening, and compliance needs to be run like a system, not a scramble.
What This Means for Liverpool HMO Landlords
Keep evidence organised: reports, remedial certificates, communications, and access logs. Be able to respond quickly to council requests. The regulations require supplying the report to the council within 7 days of the request. Liverpool's HMO guidance also requires provision within 14 days on written demand. Operationally, aim for the shorter deadline to be safe. If you already manage your annual CP12 gas safety records to a deadline, apply the same discipline here. The consequences of missing an electrical deadline are just as serious.
EICR Costs for Liverpool HMOs: What to Expect and What Drives the Price
Landlords understandably want a simple price list. The reality is that an EICR is priced based on time, complexity, and risk.
What Drives EICR Costs?
The biggest cost factors are property size and layout (more rooms usually means more circuits and more outlets to inspect), number of consumer units and circuits, age and condition of the installation (older wiring can increase test time and remedial likelihood), access issues (HMO bedrooms locked, tenant no-shows, restricted times), and whether the inspection is properly documented and thorough.
Typical UK price ranges reported by electrical firms and cost comparison platforms commonly fall in the hundreds rather than the tens of thousands for a standard property, with HMOs higher due to their complexity. Several UK industry guides quote typical domestic ranges around £180 to £320 for a standard property, with higher costs for larger homes and HMOs.
Realistic Expectations for Liverpool HMOs
For smaller HMOs with lower circuit counts and straightforward access, costs often fall in the lower to mid hundreds. Larger HMOs, older stock, or properties with multiple consumer units will sit in the mid to higher hundreds. If remedial work is required, it is quoted separately. The EICR is a report, not a blank cheque. When comparing quotes, ask what the price includes: number of circuits assumed, whether a retest is included after remedials, and what documentation you will receive. The cheapest EICR is not a win if it produces vague observations, poor traceability, or leaves you exposed under HMO scrutiny. This is similar to the approach DD Wilson takes with boiler installations and central heating upgrades. A clear, itemised quote with a defined scope will always outperform a vague lowball figure.
Why Combining Your CP12 and EICR with One Contractor Saves Time and Money
If you manage HMOs, your highest hidden cost is not the certificate fee. It is the admin and access logistics.
Tenants need notice. Agents need keys. Someone has to be present or at least contactable. Rooms need access. Follow-ups need scheduling. Paperwork needs chasing and filing.
Combining your CP12 gas safety record (annual) and EICR (5-year cycle) into a single contractor streamlines compliance.
Practical Benefits
Fewer property visits mean less tenant disruption and fewer no-access failures. One point of contact handles bookings, reminders, and document delivery. Better coordination of remedials means you are not fixing electrics one week, then discovering gas-related access issues the next. A single compliance diary for your portfolio is especially important if you are juggling multiple HMOs across Liverpool, the Wirral, or the wider North West.
From a landlord risk perspective, the one-stop compliance model also makes it easier to demonstrate proactive management. That is particularly relevant in the HMO space, where licensing conditions, inspections, and enforcement activity are simply more intense than standard buy-to-let.
DD Wilson Gas And Heating Engineers have worked with landlords managing single properties through to larger portfolios across Merseyside, and the feedback is consistent: fewer separate appointments means fewer missed deadlines. You can explore the full range of landlord compliance services or book directly online.
Frequently Asked Questions: Liverpool HMO Landlords
Do I need a new EICR at every change of tenancy?
Not if you already have a valid EICR from within the last 5 years and it does not require further work. You must provide the most recent report to the new tenant before they occupy the property. However, Liverpool's HMO guidance recommends a full check at the commencement of a new tenancy, so keep records of any visual checks you carry out between formal inspections.
How quickly do I need to provide the EICR to the council?
Government guidance states you must supply the local council with a copy of the report within 7 days of receiving a request. Liverpool's HMO guidance also states the report must be made available within 14 days of written demand. Operationally, plan to meet the 7-day requirement as your baseline.
What if tenants refuse access for the inspection or remedial works?
The guidance explains that landlords are not in breach of certain duties if they can show they took all reasonable steps to comply. Keep detailed records of communications and attempts to arrange access, including dates, times, and method of contact.
What does an unsatisfactory EICR actually mean for me?
Usually, it means the report contains C1 or C2 observations, or an FI code, and remedial work or further investigation is required. You then have a legal duty to complete the work within the stated timeframe and provide confirmation to the tenant and council.
Is PAT testing required for HMOs?
PAT (Portable Appliance Testing) is not the same thing as an EICR. Liverpool's HMO guidance highlights the landlord's responsibility for electrical appliances provided under the tenancy, requiring that they are safe to use. Government guidance also explains additional electrical equipment checking duties in the social rented sector. In practice, many HMO landlords treat documented appliance checks as best practice, especially where appliances are landlord-supplied.
Who is allowed to carry out an EICR?
A qualified person who is competent to undertake inspection and testing. Liverpool's HMO guidance states that registration is with a UKAS-approved competent person scheme. When booking, ask what scheme the inspector is registered with (for example, NAPIT or NICEIC), and confirm they are insured and appropriately qualified for inspection and testing work.
Are purpose-built student halls exempt? What about student HMOs?
Student halls of residence are listed as excluded in the government guidance. But most private student HMOs in Liverpool are not "student halls." They are rented dwellings occupied as main residences under tenancy arrangements, and the electrical regulations apply in full.
Get Your Compliance Sorted. One Call, One Contractor.
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