The private rented sector (PRS) has grown significantly, with millions of people relying on it. Rob Shepherd explores the importance of electrical safety in these homes and how electrical contractors can prevent hazards and ensure regulatory compliance.
The PRS has become one of the defining elements of the modern housing landscape. According to the English Housing Survey, the number of rental homes in England increased by 36% from 6.3 million in 1990 to 8.6 million in 2023. With the continuing demand for rental accommodation, ensuring these properties meet modern safety standards is both a legal and moral necessity. Among the most pressing of these concerns is electrical safety, an area that has undergone significant regulatory reform in recent years.
Finding fault
Historically, tenants in the PRS have faced a greater risk of electrical faults compared with those living in private or social housing. This disparity was linked to inconsistent safety practices, irregular inspections and a lack of mandatory requirements for landlords to carry out routine electrical testing. These factors combined to leave millions of tenants exposed to preventable hazards.
Electrical Safety First has consistently highlighted the dangers of electrical incidents in domestic properties. It reports that electricity remains the leading cause of accidental fires in England, responsible for approximately 14,000 incidents a year. The risks are particularly acute in older properties, many of which form a large portion of the PRS housing stock. Outdated wiring, overloaded circuits and the absence of residual current devices (RCDs) can lead to dangerous outcomes if not identified and remedied in time.
Time for action
Until relatively recently there was no specific legal duty in England, Wales or Northern Ireland requiring landlords to undertake regular electrical inspections or to produce formal reports verifying the safety of their installations. While annual gas safety checks have long been mandatory, electrical checks were left largely to a landlord’s discretion. The tragic consequences of neglecting such obligations became starkly apparent in a number of high profile fire incidents, which prompted a nationwide reassessment of safety standards in all types of rented housing.
Dame Judith Hackitt’s independent review of building regulations and fire safety, commissioned following the Grenfell Tower tragedy, underlined the urgent need for stronger oversight across the built environment. Electrical systems, she noted, form an integral part of a building’s safety fabric and neglecting their maintenance poses significant risk.
In response to growing public concern, the government initiated a comprehensive consultation on electrical safety in the PRS. Then housing secretary, James Brokenshire, oversaw this process, leading to the publication of a formal consultation response that laid the groundwork for a new regulatory framework. The outcome was the introduction of the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020.
Five alive
These regulations represented a watershed moment for landlord accountability. They now require all landlords to ensure that the electrical installations in their rental properties are inspected and tested by a qualified and competent person at least once every five years. Those carrying out the inspection must produce an Electrical Installation Condition Report (EICR), which confirms whether the installation is safe for continued use or identifies any remedial work required.
Copies of this report must be provided to tenants within 28 days, to new tenants before occupation and to local authorities on request. Landlords are also required to complete any remedial or further investigative work within specified timeframes and to provide written evidence that the work has been properly carried out. Failure to comply can result in enforcement action by local authorities, including fines of up to £30,000.
The introduction of the five year testing regime provides landlords with a clear and consistent framework for compliance, reducing ambiguity and creating an auditable trail of safety assurance. For tenants, it delivers peace of mind that the electrical systems in their homes have been independently verified as safe.
Market forces
For electrical contractors, this shift has opened a substantial new market. Each five year inspection creates the potential for ongoing business, with testing, certification and follow-up remedial works forming part of a repeating cycle that can provide a steady stream of revenue. As the PRS continues to expand, the cumulative demand for inspection and maintenance will grow too.
The current regulations have also highlighted the importance of professional competence within the electrical contracting industry. The government’s guidance makes clear that only qualified and competent individuals may undertake these inspections. Typically, this means holding a recognised Level 3 qualification in the requirements for electrical installations such as BS 7671 – the 18th Edition of the Wiring Regulations, and a further Level 3 qualification in periodic inspection, testing and reporting.
Membership of a recognised competent person scheme provides additional assurance to landlords and local authorities that an individual meets the required professional standard. For electrical contractors, maintaining up to date knowledge and demonstrating adherence to best practice is not only a regulatory necessity but also a key commercial differentiator.
Above and beyond
As well as formal qualifications, this type of work requires technical judgement, problem solving skills and a strong ethical approach. Test results must be interpreted accurately, potential risks assessed and findings communicated clearly to those who may have little technical knowledge. Electrical contractors must also exercise professional discretion in recommending remedial works, ensuring that any actions proposed are genuinely necessary for safety and not simply opportunities for unnecessary upselling.
However, some debate remains about proportionality and scope. For example, smaller single occupancy properties or newly built homes with modern electrical installations might arguably require less frequent testing. Equally, there have been calls for the legislation to extend to the testing of portable and white goods in fully furnished lets, since defective appliances account for a substantial proportion of electrical fires. Achieving the right balance between safeguarding tenants and maintaining regulatory practicality remains an ongoing policy challenge.
Nevertheless, the consensus is that the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 have already improved safety outcomes. They have increased awareness among landlords of their obligations and encouraged many to invest in upgrading outdated wiring and consumer units. For electrical contractors, the result has been a demand for EICRs and related remedial work. The cyclical nature of the five year inspection schedule ensures that this is not a short-term opportunity but a long-term service market that rewards professionalism and quality.
Preventative measures
Fires caused by faulty wiring or unsafe appliances can have devastating consequences, yet the vast majority are entirely preventable with regular inspection and maintenance. As the PRS continues to evolve, so too will its regulatory environment but, in the meantime, the message is clear – electrical safety in rental housing is no longer optional but central to responsible property management. For electrical contractors, the challenge is to meet that responsibility with technical excellence, integrity and a commitment to the highest professional standards.
Contributors
Rob Shepherd (author)
Rob is Consulting Editor for InstallerELECTRIC. He is a well-respected journalist with a strong history in the electrical sector.
