EICR Unsatisfactory: What the 28-Day Rule Means for Landlords in London

Receiving an unsatisfactory EICR can be stressful, especially when you see references to a 28-day deadline and potential legal consequences. Many landlords immediately worry about fines, council enforcement, or even being unable to rent out their property.

The good news is that, in most cases, an unsatisfactory EICR is not a disaster. When handled correctly, it is usually resolved quickly, legally, and at a manageable cost.

This guide explains exactly what an unsatisfactory EICR means, how the 28-day rule applies to landlords in England, what your legal responsibilities are, and how most London landlords successfully regain compliance without unnecessary disruption.

What Does “Unsatisfactory” Mean on an EICR?

An Electrical Installation Condition Report (EICR) assesses whether a property’s electrical installation is safe for continued use.

After inspection, the report is graded as either:

• Satisfactory, or

• Unsatisfactory

An EICR is marked unsatisfactory if the electrician identifies any issue that requires remedial or investigative work before the installation can be considered safe.

These issues are categorised using standard observation codes:

• C1 – Danger Present

• C2 – Potentially Dangerous

• FI – Further Investigation Required

If any C1, C2, or FI code appears on the report, the overall result will be unsatisfactory.

Understanding C1, C2 and FI Codes (Plain English)

C1 – Danger Present

A C1 code means there is an immediate risk of injury.

Typical examples include:

• Exposed live conductors

• Severely damaged accessories

• Burnt or unsafe consumer units

In many cases, the electrician will make the situation safe immediately by isolating the affected circuit.

C2 – Potentially Dangerous

A C2 fault is not immediately dangerous but could become dangerous if left unresolved.

Common C2 issues in London properties include:

• No RCD protection on socket circuits

• Inadequate earthing or bonding

• Deteriorated wiring

• Outdated consumer units

Most failed EICRs fall into this category.

FI – Further Investigation Required

An FI code means the electrician could not fully confirm safety without further checks.

This may occur when:

• Wiring is concealed

• Access is restricted

• Test results are inconclusive

An FI does not automatically mean the installation is unsafe, but investigation is required to confirm compliance.

The EICR Unsatisfactory 28-Day Rule Explained (England)

For private rented properties in England, the Electrical Safety Standards regulations require landlords to:

1. Complete any remedial or further investigative work within 28 days, or within a shorter period if specified in the EICR

2. Obtain written confirmation from a qualified person that the work has been completed

3. Provide a copy of that confirmation (together with the EICR) to tenants and the local authority if requested

This legal obligation is commonly referred to as the “EICR unsatisfactory 28-day rule.”

Important: This requirement applies to the private rented sector in England. Different rules may apply in Wales or Scotland.

Is the 28-Day Deadline Strict?

Yes. The 28-day period is a legal requirement, unless the report specifies that work must be completed sooner.

If a landlord fails to comply, the local authority has the power to:

• Serve a remedial notice

• Arrange the required work themselves

• Recover the cost from the landlord

• Impose financial penalties of up to £30,000

In London, enforcement action is far more likely when landlords fail to act or ignore the report.

What Happens If You Don’t Fix an Unsatisfactory EICR?

Failing to address an unsatisfactory EICR can lead to:

• Council enforcement action

• Significant financial penalties

• Insurance complications

• Legal disputes with tenants

• Difficulty selling or refinancing the property

In practice, councils usually intervene only when landlords do not take reasonable steps to comply within the required timeframe.

Can Tenants Stay in the Property During Remedial Work?

In most cases, yes.

Unless a fault presents immediate danger (for example, a serious C1 issue), tenants can usually remain in the property while remedial work is carried out. Most EICR remedial works are minor and non-disruptive.

Do You Need a New EICR After Repairs?

Not always.

Once remedial or investigative work is completed:

• Written confirmation is issued

• The original EICR is referenced or updated

• Legal compliance is restored

A full new EICR is only required if substantial changes are made or if the electrician recommends one.

Common Reasons EICRs Fail in London Properties

From real inspections across London, the most common causes of failure include:

• Lack of RCD protection

• Inadequate earthing and bonding

• Outdated consumer units

• Poor-quality past alterations

• Damaged accessories or cabling

Many of these issues are quick and cost-effective to fix when addressed promptly.

Real London Case Studies: How Unsatisfactory EICRs Are Resolved

Case Study 1: Victorian Flat – Camden (NW1)

Issue: No RCD protection (C2)
Solution: Consumer unit upgrade
Timeframe: Single visit
Outcome: Compliance restored within 48 hours

Lesson: A failed EICR does not automatically mean a rewire.

Case Study 2: Buy-to-Let Property – Croydon (CR0)

Issue: FI due to inaccessible wiring
Solution: Further investigation
Timeframe: 7 days
Outcome: No remedial work required

Lesson: FI codes often simply require confirmation, not repairs.

Case Study 3: Purpose-Built Flat – Stratford (E15)

Issue: Damaged socket exposing live conductors (C1)
Solution: Same-day repair
Outcome: Immediate safety and compliance

Lesson: Even C1 faults can often be resolved quickly.

Case Study 4: HMO Property – Hackney (E8)

Issue: Multiple C2 faults
Solution: Prioritised remedial work
Timeframe: 10 days
Outcome: Full compliance, no council action

Lesson: Acting early prevents escalation.

How Much Does EICR Remedial Work Cost in London?

Typical remedial costs include:

• RCD installation: £150–£350

• Bonding upgrades: £80–£200

• Consumer unit upgrades: £450–£900

• Minor repairs: £60–£150

A full breakdown is available here:
👉 https://londoneicrcertificates.co.uk/eicr-certificate-cost/

Step-by-Step: How to Fix an Unsatisfactory EICR Correctly

1. Review the EICR and understand the fault codes

2. Arrange remedial or investigative work promptly

3. Complete the work within 28 days (or sooner if required)

4. Obtain written confirmation

5. Retain records for compliance

We handle this entire process end-to-end:
👉 https://londoneicrcertificates.co.uk/remedial-work-for-failed-eicr-certificates/

EICR Requirements by Property Type

Landlords:
👉 https://londoneicrcertificates.co.uk/eicr-certificates-for-landlords-in-london/

Homeowners:
👉 https://londoneicrcertificates.co.uk/eicr-certificates-for-homeowners-in-london/

Commercial Properties:
👉 https://londoneicrcertificates.co.uk/commercial-eicr-certificates-in-london/

Why London Landlords Choose Us

• NICEIC-approved electricians

• Fixed, transparent pricing

• Fast turnaround

• Same-day reports available

• Extensive experience with London properties

👉 https://londoneicrcertificates.co.uk/eicr-services/

Book EICR Remedial Work or Inspection Online

If your EICR is unsatisfactory and the 28-day deadline is approaching, acting early almost always saves time and money.

👉 https://londoneicrcertificates.co.uk/eicr-price-calculator/

Final Thoughts

An unsatisfactory EICR is not a crisis. For most landlords, it is a short, manageable compliance process when handled correctly.

Understanding what the report means, knowing your legal obligations, and acting promptly ensures your property remains safe, compliant, and legally lettable.

Need help now?

We’re happy to guide landlords through failed EICRs and help restore compliance quickly and professionally.