Landlord EICR in Rainham

Landlord EICR testing for Rainham private rented property. Same-week appointments across the area, written report inside 48 hours of testing, certificates supplied in the BS 7671 Appendix 6 format that Medway Council and every major letting agent recognises. Tenant access can be arranged via the agent or directly with the tenant — whichever is easier — and the inspection itself is non-disruptive enough to fit into a single morning or afternoon visit.

What Landlord EICR actually is

A landlord EICR is the same fundamental inspection as any EICR — a visual check of the consumer unit and accessible accessories, plus dead and live testing on every circuit — but commissioned to satisfy the 2020 PRS regulations. The output is a written report against BS 7671:2018+A2:2022, with observation codes (C1/C2/C3/FI) on anything that doesn’t meet the regulations. What’s specific to the landlord version is the documentation flow: the certificate must be supplied to existing tenants within 28 days of the inspection, to new tenants before they take occupation, and to Medway Council on request within 7 days. Reports formatted to the standard BS 7671 layout are accepted across the industry.

When you need Landlord EICR in Rainham

The 5-yearly cycle plus new-tenancy rule is the headline. The practical scheduling reality for most Rainham landlords is a rolling diary — set a reminder a couple of months before the certificate expires and book the re-test in good time so any remedials don’t bump the property into out-of-compliance territory at the renewal date. Letting agents typically manage this on behalf of the landlord via a portfolio diary; private landlords often track it via the expiry date on their last certificate. Either way, getting the inspection done a couple of months ahead of expiry gives breathing room for any remedials needed before the deadline actually bites.

Standards and what compliance looks like

The technical standard is BS 7671:2018+A2:2022 — the 18th Edition of the Wiring Regulations with Amendment 2. Any landlord EICR signed off after January 2023 should reference that version. The 2022 amendment introduced changes around surge protection (now required on most domestic installations), arc fault detection in some circumstances, and updated requirements for outdoor and EV charging circuits. For landlord property specifically, the additional layer is the 2020 PRS regulations — the document supplied to tenants needs to be the standard EICR format (BS 7671 Appendix 6) signed by a qualified inspector, with the schedule of inspections and test results attached.

Testing schedule and remedials

What gets tested on a landlord EICR: every circuit running off the consumer unit (lighting, sockets, immersion, cooker, shower, boiler), every accessible accessory (sockets, switches, light fittings, fan isolators), the consumer unit itself (visual inspection of devices and connections), and the main earthing and bonding at the intake. Common findings on Rainham rental property: ageing consumer units missing RCD protection on lighting circuits; loose backbox screws on tenant-occupied properties (where wear and tear has shifted faceplates); unprotected cable runs in lofts where tenants have been into the loft for storage; cracked switch plates from impact damage. Most are C2 or C3 — fixable, not catastrophic.

Why Rainham property owners book CJA Electrical

CJA Electrical works with private landlords and letting agents across Medway. Rainham sits within the 15 -minute working radius of our Rochester base, so scheduling around tenant availability is straightforward and re-tests after remedial work happen quickly. What landlords and agents tell us matters: same-week appointments, certificates inside 48 hours, reports formatted to satisfy Medway Council requests, and remedial work quoted clearly so the budget decision is straightforward. Same person on site, same person signing the certificate, no subcontracting.

How the work runs

Step one — the booking. We need property details (address, bedrooms, rough age of installation, any known issues) and the contact for tenant access (agent or tenant direct). Quote confirmed on that call for standard property; site visit first for unusual installations or HMO conversions. Step two — the testing visit. Half a day for most Rainham three-bed rental property; longer for HMOs and larger conversions. Brief power-downs during dead testing flagged in advance to the tenant. Property left exactly as found. Step three — the report. PDF inside 48 hours, supplied to landlord and agent. Remedials, if needed, quoted separately. Re-test scheduled once remedials are complete.

What affects the price

Pricing is transparent. A fixed price for the inspection, testing, and report, set on a brief scoping call with the agent or landlord. Separate quoting for any remedial work based on the report observations. Larger HMOs, multi-occupancy conversions, or properties with multiple consumer units get a capped quote after a quick site visit. The cap means certainty on the maximum cost going in. Re-tests after remedials are included in the original inspection price for the affected circuits.

FAQs

How is tenant access arranged?

Either through your letting agent or directly with the tenant — whichever is easier for you. We coordinate the visit a few days in advance, confirm the appointment with the tenant, and work around their schedule for the testing visit itself. Most testing visits take a single morning or afternoon.

Can the certificate be sent direct to my agent?

Yes. The PDF can go to you, your letting agent, your council, or all of the above. Medway Council accepts the standard BS 7671 Appendix 6 format, as do all the major letting agents and managing agents we’ve worked with.

What if the report is unsatisfactory?

An unsatisfactory report just means there are C1 or C2 observations that need clearing before the property is compliant. CJA Electrical can quote separately for the remedial work, and once it’s done a re-test confirms the installation is satisfactory. A fresh certificate is issued documenting the post-remedial state.

Do I need a fresh EICR every time I get a new tenant?

Not necessarily. The 2020 regulations say a satisfactory EICR must be in place at the start of any new tenancy. If the existing certificate is current (less than 5 years old) and the property hasn’t been altered since, that certificate is valid for the new tenancy too. A fresh EICR is only legally required if the existing one is expired, missing, or unsatisfactory.

Will the inspection disrupt my tenant?

Minimally. The on-site time is half a day for a typical three-bed home. Brief power-downs during dead testing are a few minutes per circuit. The tenant doesn’t need to stay in for the whole visit — just to provide access at the start. We work quietly and leave the property exactly as we found it.

How fast can I get a certificate if I need one urgently?

Same-week is standard. If a tenant move-in or insurance renewal deadline is tight, we can usually fit an inspection in within 24-48 hours of booking. Reports are turned around same-evening or next-morning where the deadline calls for it — just let us know up front.

Do I need a separate certificate for each property in my portfolio?

Yes. Each rental property needs its own EICR — addresses, circuit details, and observations are property-specific. For portfolio landlords with several properties due at the same time, we can schedule the visits efficiently and bulk-deliver the certificates so the agent has the full portfolio in hand at once.