Electrical safety has always been a fundamental responsibility for landlords. But for social housing providers in England, recent and upcoming changes to legislation mean there is an even greater focus on how electrical risks are identified, recorded and resolved.
For housing associations, local authorities and registered providers managing hundreds or thousands of homes, compliance isn’t simply about completing an Electrical Installation Condition Report (EICR) every few years.
It is about having the systems, contractors and processes in place to identify hazards, respond within the required timescales, complete remedial works and maintain clear evidence of compliance.
At CB Services Group, we support social housing providers and local authorities with electrical inspection, testing, remedial works and planned compliance programmes across their property portfolios.
Electrical Safety Regulations Now Extend to Social Housing
The Electrical Safety Standards regulations were extended to the social rented sector in 2025, bringing social housing more closely in line with requirements already applying to the private rented sector.
Landlords must ensure that electrical installations are inspected and tested by a suitably qualified person at least every five years, or sooner where an earlier inspection is specified.
The inspection will normally result in an Electrical Installation Condition Report (EICR) detailing the condition of the installation and identifying any further investigation or remedial work required.
For social housing tenancies granted before 1 December 2025, transitional arrangements require social landlords to ensure electrical installations are inspected and tested before 1 November 2026.
Where electrical equipment such as cookers, fridges or microwaves is supplied by the social landlord as part of the tenancy, this equipment must also be checked by a qualified person.
For housing providers managing large portfolios, that makes accurate programme management, access arrangements and certification more important than ever.
What Happens When an EICR Identifies a Problem?
An EICR is not simply a certificate to be filed away.
It is designed to identify potentially dangerous electrical defects and areas requiring further investigation.
Electrical observations are generally classified as:
C1 – Danger present: There is a risk of injury and immediate action may be required.
C2 – Potentially dangerous: Remedial action is required.
FI – Further Investigation: Further investigation is required without delay.
C3 – Improvement recommended: Improvement is recommended, although this does not by itself make the EICR unsatisfactory.
Where an EICR identifies C1, C2 or further investigative work, landlords are required under the Electrical Safety Standards regulations to complete the necessary work within 28 days, or sooner if the report specifies a shorter period.
CB Services Group can undertake EICR testing alongside associated C1 and C2 remedial works, helping clients resolve defects efficiently and reduce unnecessary repeat visits.
Awaab’s Law Adds Another Important Responsibility
Electrical compliance for social landlords is also being affected by the phased introduction of Awaab’s Law.
Awaab’s Law came into force for the social rented sector in England on 27 October 2025.
Phase 1 currently requires social landlords to respond within prescribed timescales to:
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all emergency hazards
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significant damp and mould hazards
Importantly, an electrical defect capable of presenting an emergency hazard can therefore already fall within Awaab’s Law.
From 30 November 2026, Phase 2 extends the significant-hazard requirements to a much wider range of risks, including electrical hazards, fire and explosions, excess cold and heat, falls and structural collapse.
For social housing providers, that makes effective electrical reporting and escalation processes particularly important.
What Are the Awaab’s Law Timescales?
Where a social landlord becomes aware of a potential emergency hazard, it must investigate the issue within 24 hours.
If that investigation confirms an emergency hazard, relevant safety work must also be completed within the 24-hour period, as soon as reasonably practicable.
If the property cannot be made safe within that timeframe, suitable alternative accommodation must be offered at the landlord’s expense.
For hazards falling within the significant hazard requirements, landlords must generally:
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investigate the potential hazard within 10 working days
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provide the tenant with a written summary within 3 working days following the investigation, where required
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complete relevant safety works within 5 working days of the investigation concluding
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begin, or take steps to begin, supplementary preventative works within 5 working days
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physically commence supplementary works within 12 weeks at the latest where they cannot reasonably begin sooner.
These are maximum statutory timeframes. Circumstances may require landlords to act considerably faster.
From 30 November 2026, these significant-hazard requirements will expressly extend to qualifying electrical hazards.
The Housing Act 2004 and Electrical Hazards
Awaab’s Law sits alongside existing housing safety legislation rather than replacing it.
Under Part 1 of the Housing Act 2004, the Housing Health and Safety Rating System (HHSRS) is used to assess hazards within residential properties.
The updated HHSRS framework covers 21 potential housing hazards, including electricity, which considers risks such as electric shock and burns arising from exposure to electrical installations.
Where a local authority identifies a Category 1 hazard, it has a duty to take appropriate enforcement action. It also has powers to act in relation to Category 2 hazards.
The HHSRS also forms part of the wider standards expected within social housing, reinforcing the importance of identifying electrical risks before they develop into serious hazards.
Section 11 of the Landlord and Tenant Act 1985
There are also longstanding repairing obligations under Section 11 of the Landlord and Tenant Act 1985.
For tenancies to which Section 11 applies, landlords have obligations to keep in repair and proper working order installations within the dwelling for the supply of:
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electricity
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gas
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water
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sanitation
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space heating
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water heating.
This includes the electrical installations forming part of the property.
The legislation therefore reinforces a fundamental principle: maintaining safe electrical installations is an ongoing landlord responsibility, not something that begins and ends with an EICR.
Homes Must Also Be Fit for Human Habitation
Landlords must also consider their wider responsibilities to ensure homes are fit for human habitation.
Electrical risks, fire hazards, serious damp and mould and other dangerous conditions can all contribute to a home being unsafe for the people living there.
For housing providers, this means compliance needs to be considered as part of the overall condition and safety of the property, rather than treating individual disciplines in isolation.
The Right to Repair
For qualifying secure tenants of local housing authorities, the Right to Repair Scheme provides additional protection for certain small, urgent repairs that may affect health, safety or security.
Qualifying electrical repairs can include:
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total loss of electrical power
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partial loss of electrical power
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unsafe sockets
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unsafe lighting fittings.
Different prescribed timescales apply depending on the repair. For example, total loss of electrical power and unsafe electrical fittings can require action within one working day.
Where the statutory process is followed and a qualifying repair remains outstanding after a second contractor has failed to complete it, compensation can be payable starting at £10 plus £2 for each additional day, up to £50.
This scheme applies specifically to qualifying repairs for secure local authority tenants and should not be confused with the wider requirements applying under Awaab’s Law or electrical safety regulations.
Compliance Doesn’t Stop at the Inspection
A five-year EICR should never mean an electrical installation is simply forgotten about until the next inspection date.
Defects can develop between inspections.
Residents, housing officers, maintenance teams and contractors can all play an important role in identifying warning signs such as:
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damaged sockets or switches
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signs of overheating or scorching
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repeated tripping of protective devices
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exposed or damaged wiring
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unusual buzzing or crackling
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electrical equipment becoming excessively hot.
Where concerns are raised, they should be recorded, assessed and escalated appropriately.
This becomes particularly important under Awaab’s Law because statutory timescales can begin from the point at which the landlord becomes aware of a potential hazard — including where a contractor or other third party identifies it.
Managing Compliance Across a Housing Portfolio
For large social landlords, the challenge is rarely one individual EICR.
The bigger challenge is managing thousands of compliance actions at the same time.
Which properties require inspection?
Which appointments have been completed?
Where has access not been achieved?
Which EICRs are unsatisfactory?
Which C1 and C2 observations require action?
Have remedial works been completed and certified?
Has a potential hazard been appropriately escalated?
Are tenant communications and records available if required?
These questions make robust programme management, reporting and record keeping essential.
Government guidance on Awaab’s Law specifically emphasises the importance of accurate information, clear records and robust knowledge and information management processes.
Helping Social Landlords Stay Ahead of Electrical Compliance
CB Services Group works with social housing providers, local authorities, education, healthcare and commercial organisations, delivering electrical installation, maintenance, inspection and compliance services.
Our electrical services include:
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Electrical Installation Condition Reports (EICRs)
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Electrical inspection and testing
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C1 and C2 remedial works
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Planned electrical maintenance
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Electrical installations
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Emergency lighting
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LED and smart lighting
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Lateral mains
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Containment and submain installations
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Testing programme management.
For social landlords, the priority should not simply be meeting an inspection deadline.
It should be creating a compliance programme capable of identifying risk early, responding quickly and demonstrating that appropriate action has been taken.
With the electrical safety transitional deadline approaching on 1 November 2026, followed by Awaab’s Law Phase 2 on 30 November 2026, now is the time for housing providers to review whether their electrical inspection, remedial and escalation programmes are ready.
Is Your Electrical Compliance Programme Ready?
Whether you manage hundreds or thousands of homes, CB Services Group can support your organisation with planned EICR programmes, electrical remedial works and ongoing compliance management.
Speak to CB Services Group about your electrical testing and compliance requirements.
CB Services Group
Electrical | Fire | Compliance | Eco | Security
01277 361 460
This article provides general information only and should not be treated as legal advice. Housing providers should refer to the relevant legislation and government guidance and obtain professional legal advice where required.