Electrician for Landlords & Letting Agents
Electrical compliance for York landlords, all in one place
EICRs, remedial work, consumer unit upgrades, smoke and CO alarms, multi-property scheduling. The only electrician in York recognised by the York Residential Landlords Association.
Bright Sparks of York is the only electrician in York with YRLA Recognised Service Provider status, vetted and approved by the York Residential Landlords Association.
What the law requires
Since July 2020, all private landlords in England must have a valid EICR for every tenanted property. Your council can fine you up to £40,000 for breaching the electrical safety rules, a maximum that rose from £30,000 on 1 November 2025 (or on 1 May 2026 for social housing tenancies granted before 1 December 2025). The 2022 Smoke and Carbon Monoxide Alarm Regulations also impose separate obligations, and separate penalties of up to £5,000 per property.
A new EICR is required every 5 years, or on change of tenancy if the existing EICR is more than 5 years old. Full EICR information →
The EICR must be provided to existing tenants within 28 days of the inspection, to new tenants before they move in, and to any prospective tenant who requests it within 28 days.
If the EICR is unsatisfactory, remedial work must be completed within 28 days of the report date. Written confirmation of completion goes to the tenant within 28 days and to the local authority within 7 days if requested.
The 2022 Regulations require at least one smoke alarm on every storey used as living accommodation, and a CO alarm in every room with a fixed combustion appliance (gas boiler, log burner). Up to £5,000 penalty per property. Smoke & CO alarm installation →
A penalty can be imposed for each breach, and a local authority can impose more than one. A portfolio landlord with multiple non-compliant properties faces multiple separate penalties.
The EICR deadlines above are written out in full, in the wording that matters, on my York landlord electrical compliance calendar. It carries the date I last checked it, so you can see how current it is before you act on it.
EICR pricing — by circuit count
Priced by circuit count, not bedrooms. Every circuit individually tested. No limitations. All prices exclude VAT.
Typical flat or small house
Additional circuits priced per-circuit above the base rate. Count the switches in the consumer unit that actually feed something, leaving out the main switch, any RCDs and any empty or blanked-off ways. Exact rate confirmed on booking.
What I do for landlords
EICR — landlord compliance
Full inspection and test, every circuit. Report issued in digital format, ready to forward to tenants and letting agents. More about EICRs →
Remedial work after unsatisfactory EICR
Clear written estimate before any remedial work starts. Completion certificate issued on the day. Large remedial quote? Get a second opinion →
Smoke & CO alarm installation
2022 Regulations compliance: smoke alarm on every storey, CO alarm in every room with a combustion appliance. Mains-wired interlinked or 10-year sealed battery. Full details →
Fire detection — Grade D LD2
Going beyond the minimum protects your investment. Mains-wired interlinked alarms, heat detector in kitchen, smoke detectors throughout. Why this matters for landlords →
Consumer unit upgrades
Old fuse boards replaced with Hager units, individual RCBOs on every circuit. Common C2 finding. Priced by circuit count, done in one day. Pricing →
PAT testing
Where appliances are provided as part of the tenancy. Can be combined with the EICR visit. More about PAT testing →
A dedicated landlord electrician
One electrician across your whole portfolio: EICRs, remedials, alarms and consumer units, with reporting set up for letting agents. Electrician for landlords in York →
Multi-property scheduling
I keep records of EICR dates for portfolio landlords and flag upcoming renewals. Multiple properties can be batched to keep everything compliant on the same cycle. Track your renewal dates for free →
Tenant liaison & access coordination
I can coordinate access directly with tenants, particularly useful when landlords are managing remotely or through a letting agent.
For letting agents in York
I work with York letting agents. The arrangement is straightforward: the agent sends access details, I contact the tenant to arrange a suitable time, carry out the inspection, and send the report back to the agent, ready to forward to the landlord and upload to their compliance system.
Reports are issued digitally on the day. For agents managing large portfolios, I can batch-schedule inspections across multiple properties to keep everything on a predictable cycle.
If you're looking to add Bright Sparks to your approved contractor list, get in touch directly.
Free first audit — one property, no obligation
If you'd like to try me out before putting me on your approved list, pick one property from your managed portfolio and I'll audit it at no charge. Usually the right choice is the one with the oldest paperwork, the messiest file, or the one you inherited from another manager and never fully trusted. Here's exactly what that covers:
- One property, one visit. The agent nominates which one.
- Up to 90 minutes on site. A proper visual walkthrough, consumer unit inspection, smoke and CO alarm placement check, and a look at any accessible wiring.
- Written report within 2 working days. A PDF covering EICR status (valid, expired, missing, or questionable), consumer unit condition, alarm compliance, any visible C1 or C2 concerns, and a short list of recommendations in priority order.
- No obligation and no follow-up sales call. If the property's in good shape I'll tell you, and that's the end of it.
- One free audit per agency, not per branch or per property manager. After that I'm on your approved list at standard rates.
What it isn't: a free EICR, a free remedial estimate on an existing problem, or a free second opinion on another electrician's report. If any of those is what you need, get in touch anyway, they're paid work, priced fairly.
HMOs
HMOs have always required an EICR as part of HMO licence conditions. The 5-year interval applies, but your local authority may impose shorter intervals as a licence condition. For the full picture, see HMO electrical requirements explained.
I carry out EICRs on HMOs and can coordinate access with multiple tenants. For larger HMOs with more circuits, circuit-count pricing means the cost reflects the actual inspection, not an inflated flat rate.
The Renters' Rights Act — how I can help
You already know what the Act changes. What it means in practice is that electrical compliance stops being a box to tick once every five years and becomes a live part of how your tenancies hold up under scrutiny. A complaint you can't respond to, a missing certificate, a remedial job with no paper trail, all of those land differently now than they used to.
Here's where I fit in:
I keep a record of every EICR I issue and flag your renewal a couple of months ahead. You're never the landlord scrambling in the last week of year 5, and any remedials that come out of the test have time to be planned properly rather than rushed.
If you've inherited a property, taken on new management, or just want a clean slate, I can do a single visit covering EICR status, consumer unit condition, smoke and CO alarm placement, and any visible issues that would fail a Decent Homes-style inspection. One report, one conversation, clear next steps.
Every report is digital, dated, and detailed. Remedial work comes with before-and-after photos and a completion certificate. If a tenant complaint ever escalates to an Ombudsman or the local authority, you have a paper trail that answers the question before it gets asked.
A wooden or old plastic fuse box in a rented property is a target. Replacing it with a modern Hager unit and individual RCBOs removes a likely C2, strengthens your position under any "reasonably modern facilities" test, and means one less thing to argue about later. Pricing →
The 2022 Regulations set a floor, not a ceiling. A Grade D mains-wired interlinked system with a heat detector in the kitchen is the standard I'd want in my own rental: quieter on false alarms, harder for tenants to defeat, and a much better answer if you ever need to show you acted reasonably. Fire detection for landlords →
If a tenant reports something that might be electrical, you can get me on the phone the same day. No ticket system, no triage queue. That matters when the clock is running on a complaint and you need to show you responded promptly.
None of this is new work. It's the same EICRs, remedials, and installations I've always done. What's different is how the reporting is packaged, how the renewals are tracked, and how quickly I can get to you when something goes wrong. That's what the new rules reward.
For the fuller picture on what the Act will mean for electrical compliance once it's fully in force, read my post: The Renters' Rights Act and Your Electrics: what York landlords will need to do.
Free for York landlords
Two things I do at no charge, because they tend to be more useful than a sales pitch.
Email me your existing EICR and I'll read through it properly. I'll check the observation codes have been applied correctly, the schedule of circuits matches what's actually in the property, the inspector was qualified to issue it, and whether there are any C3s sitting there that should really be C2s. You'll get a short written note back, no obligation. Takes me about ten minutes. Worth doing well before your next renewal, I've seen more dodged EICRs than I'd like to admit. Send me your EICR →
Got a property between tenants? I'll come and spend 15 minutes walking through it with you. No test gear, just eyes on the obvious things: consumer unit age, visible wiring, smoke and CO alarm placement, sockets and switches, anything that looks off. You'll get a short note on what I'd recommend before the next tenancy starts. For a full checklist, see the between-tenants electrical checklist. Book a walkthrough →
Latest updates for York landlords
New posts and regulatory changes worth knowing about. Time-sensitive items at the top.
Amendment 4 to the 18th Edition came into force on 15 April 2026. Your existing EICR is still valid. Here's what A4 actually changes, the three scenarios where it matters to you, and the three things to do this month. Read the landlord version → · Read the homeowner version →
When the Act is fully in force, your EICR paperwork moves from compliance box to evidence. Three practical shifts landlords can start preparing for now, plus the seven-column C3 log I recommend to every landlord I work with. Read the full post →
An electrician's-eye view on what might be worth asking your BTL insurer about electrical compliance. Conjecture from client conversations, not advice. Six questions to put to your broker in writing, and a four-level compliance pyramid I find useful. Read the full post →
The Landlord’s Electrical Playbook
A six-part series covering everything a York landlord or letting agent needs to know about electrical compliance, from the £40,000 fine to working with agents on access and remedials. Read in order or dip into whichever part is relevant right now.
- Part 1 · The £40,000 EICR Fine, What Every York Landlord Needs to Know
Why the penalty ceiling jumped, who it applies to, and what counts as a breach. - Part 2 · C1, C2, C3, FI: What Your EICR Codes Mean
How to read your report without trusting a summary that says “unsatisfactory” and nothing else. - Part 3 · What an EICR Can’t Tell You, The Limitations Most Landlords Don’t Know
The things a standard EICR deliberately doesn’t look at, and what to ask for on top. - Part 4 · HMO Electrical Requirements, What Gets Missed
Where HMO rules tighten the standard requirements, and the items most often overlooked at renewal. - Part 5 · Between Tenants Electrical Checklist, Void Property Checks
A short walkthrough of what to look at while the property is empty, before the next tenancy starts. - Part 6 · Working With Your Letting Agent on Electrical Compliance
How to divide responsibilities between landlord, agent, and electrician so nothing falls through the gap.
Landlord FAQ
Are landlords legally required to have an EICR in York?
Yes. Since July 2020, all private landlords in England must have a valid EICR for every tenanted property, renewed every 5 years or on change of tenancy. A copy must go to tenants within 28 days and to the local authority within 7 days if requested.
What is the maximum fine for EICR non-compliance?
Your council can fine you up to £40,000 for breaching the electrical safety rules, a maximum that rose from £30,000 on 1 November 2025 (or on 1 May 2026 for social housing tenancies granted before 1 December 2025). A local authority can impose more than one penalty, so a landlord with several non-compliant properties can face more than one fine.
Are smoke alarms and CO alarms a legal requirement for landlords?
Yes. The Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022 require at least one smoke alarm on every storey used as living accommodation, and a CO alarm in every room with a fixed combustion appliance. The penalty for non-compliance is up to £5,000 per property. More about smoke and CO alarm installation → For a full breakdown of what changed in 2022, see Smoke Alarms & CO Detectors, What You Need to Know.
My EICR came back unsatisfactory. What do I need to do?
Carry out all C1 and C2 remedial work within 28 days of the report date, then obtain written confirmation of completion. Send copies to your tenant within 28 days and to the local authority within 7 days if requested. I can carry out remedial work promptly, get in touch and I'll give you a clear estimate before anything starts.
Can my tenant refuse access for an EICR?
A tenant can refuse, but landlords aren't considered non-compliant if they took all reasonable steps and were refused. Give proper written notice, attempt on at least two occasions, and keep records. In practice this is rare, I'm happy to contact tenants directly to arrange access.
What is the YRLA and why does it matter?
The York Residential Landlords Association is a local organisation for York landlords. YRLA Recognised Service Provider status means I've been vetted and approved by the association, and I'm the only electrician in York with this recognition. More about my YRLA recognition →
Why do you price EICRs by circuit count rather than bedrooms?
Because circuit count determines how long the EICR takes, bedrooms don't. Every circuit must be isolated and tested individually. A 2-bed flat can have 14 circuits; a 3-bed house might have 8. Pricing by bedrooms either overcharges some landlords or creates an incentive to rush. Circuit-count pricing is more honest and reflects the actual work.
Do you work with letting agents in York?
Yes. I work with York letting agents. I coordinate access with tenants, carry out the inspection, and send the report directly to the agent. If you want to discuss adding Bright Sparks to your approved contractor list, get in touch.
How much does a landlord EICR cost in York?
At Bright Sparks of York, EICRs are priced by circuit count instead of bedrooms. Base rate covers up to 6 circuits, with additional circuits added to the rate. I confirm the exact rate on booking before I come out. An 8-circuit property and a 12-circuit property differ accordingly.
Are landlords required to have smoke alarms and CO alarms?
Yes. Under the Smoke and Carbon Monoxide Alarm (England) Regulations 2015, as amended in 2022, a smoke alarm is required on each storey that has a room used wholly or partly as living accommodation, and a carbon monoxide alarm in any such room containing a fixed combustion appliance, gas cookers excluded. They must be checked and working on the day a new tenancy starts, and repaired or replaced as soon as reasonably practicable once a tenant reports a fault. The council can charge a penalty of up to £5,000.
What is the fine for not having a valid EICR as a landlord in York?
Your council can impose a financial penalty of up to £40,000 for breaching the electrical safety rules, a maximum that rose from £30,000 on 1 November 2025 (or on 1 May 2026 for social housing tenancies granted before 1 December 2025). The penalty is for each breach, and where a failure continues the council can impose more than one, so several non-compliant properties can each carry their own.
My EICR came back unsatisfactory. How long do I have to fix it?
You have 28 days from the date of the inspection and testing, or less if the report sets a shorter period, to get the further investigation or remedial work done. Then you obtain written confirmation from the electrician that it is complete, and supply that, with the report, to the tenant and to the council within 28 days of the work finishing. The seven day deadline is a different one: it applies when the council asks in writing for a copy of the report.
What is the YRLA and why does it matter for landlords?
The York Residential Landlords Association is a local organisation for York landlords. Bright Sparks of York is a YRLA Recognised Service Provider, which means the business has been vetted and approved by the association, and Frankie has presented to YRLA members on EICR compliance.
Can you liaise directly with tenants for EICR access in York?
Yes. For landlords who prefer not to manage tenant access directly, Bright Sparks of York can coordinate with tenants to arrange the inspection. This is standard practice when working with letting agents — access details are sent by the agent, the tenant is contacted to arrange a suitable time, and the report goes back to the agent.
Reading for landlords
- Your 2021 Landlord EICR Is Expiring in May 2026, what to do now
- Wiring Regulations UK 2026. BS 7671:2018+A4:2026 in plain English
- Fuse Box vs Consumer Unit, the most common EICR C2 flag
- MCB vs RCD vs RCBO vs AFDD, what's expected in a compliant board
- AFDDs Explained, when HMOs and student accommodation need them under A4:2026
Book a landlord EICR in York
Tell me the address and I'll confirm the circuit count and price before the visit. Reports issued the same day.