Electrical Safety Certificates for Landlords in Wells

Published September 2026 | Electrical Safety Certificates for Landlords

You're renting out a property in Wells and you know you need an electrical safety certificate - but do you go for the bare legal minimum and crack on, or invest upfront in a fuller electrical health check and fix everything in one go before your tenant moves in? It's a genuine dilemma, and the answer depends on the age of your property, your plans for the tenancy, and how much you want to deal with later.

This guide compares two approaches our engineers see Wells landlords taking: getting a standalone EICR to satisfy legal requirements, versus commissioning an EICR combined with a remedial works package that deals with any faults in the same visit or shortly after. Neither is automatically the right choice. Let's work through both.

Option A - The Standalone EICR

An EICR, or Electrical Installation Condition Report, is the document every private landlord in England must have in place. It has been a legal requirement since 1 June 2020 under the Electrical Safety Standards in the Private Rented Sector (England) Regulations. If you're letting a property in Wells, this certificate is not optional.

A qualified electrician carries out a detailed inspection of your fixed electrical installation - that means the consumer unit (fuse box), wiring, sockets, light fittings, switches, and earthing and bonding arrangements. They do not test portable appliances like kettles or washing machines; that's a separate exercise called PAT testing. The EICR looks at what's built into the fabric of the building.

The inspector assigns observations one of four codes:

• C1 - Danger present, requires immediate action
• C2 - Potentially dangerous, urgent remedial work required
• C3 - Improvement recommended (does not cause a fail)
• FI - Further investigation required

A certificate comes back as either Satisfactory or Unsatisfactory. You can only legally let your property with a Satisfactory certificate in force. If the report is Unsatisfactory due to C1 or C2 codes, you have 28 days to carry out the remedial work and get written confirmation that it's been done - or sooner if the report specifies.

What a standalone EICR typically costs

In the Wells area, landlords typically pay between 150 and 200 pounds for a one or two bedroom property, rising to around 200 to 300 pounds for a larger three or four bedroom house. Price varies based on the number of circuits, the age of the installation, and how easy it is to access. Some electricians charge a flat rate; others price per circuit. Always clarify what you get for the fee - some quotes cover the inspection only and others include a basic report writeup.

Pros of the standalone EICR approach

• Lower upfront cost
• Gets you legally compliant quickly
• Useful if the property is recently refurbished and you expect a clean report
• Gives you a clear picture before committing to remedial spend

Cons of the standalone EICR approach

• If the report comes back Unsatisfactory, you'll need a second visit from an electrician to do the work - and possibly a third to verify it
• Can delay a tenancy start if remedial work takes time to arrange
• Call-out costs can stack up if you need multiple visits
• Older Somerset properties - particularly Victorian terraces around the Cathedral area of Wells or rural cottages on the outskirts - frequently throw up C1 or C2 codes on older wiring

Option B - EICR With a Remedial Works Package

The second approach bundles the inspection and any subsequent electrical work into a single arrangement with one electrician or electrical contractor. Our engineers see this as particularly common with landlords managing properties they haven't renovated recently, or those taking on a new property for the first time.

In practice, this means instructing an electrician who agrees upfront to carry out any necessary remedial work identified during the EICR, usually at a pre-agreed rate or within a capped budget. Some contractors offer a combined inspection and remediation quote from the outset; others will give you the EICR first and then provide a remedial works quote with a commitment to return quickly.

Common remedial tasks that come out of Wells EICR inspections include upgrading an old fuse board to a modern consumer unit with RCD protection, replacing outdated wiring on specific circuits, improving earthing arrangements, and fitting protective devices that weren't required when the property was first wired.

What a combined EICR and remedial works package typically costs

There's a wider range here because it depends entirely on what the inspection finds. As a rough guide, budget for the EICR itself (150 to 300 pounds as above) plus a remedial allowance. A consumer unit upgrade in a Wells property typically costs between 400 and 700 pounds depending on the board size and accessibility. Minor remedial work - replacing a socket, improving bonding, fitting additional circuit protection - might add 100 to 250 pounds to the bill. A full rewire of a larger property is a different conversation entirely and can run into several thousand pounds.

The key financial advantage of bundling is that you avoid paying a second or third call-out fee, and a contractor who quotes for the whole job tends to be more motivated to complete it efficiently.

Pros of the EICR plus remedial works approach

• Fewer visits, less disruption
• Certificate issued more quickly once work is done
• Better value if remedial work is likely
• Tenancy can start sooner with fewer administrative steps
• Useful for older properties where issues are expected

Cons of the EICR plus remedial works approach

• Higher upfront cost, especially if the inspection turns out to be clean
• You're committing to a contractor before knowing the full scope of work
• Requires more trust in your chosen electrician's judgment and pricing
• Less suitable for recently refurbished properties where you'd expect a satisfactory result

Side-by-Side Comparison

Here's how the two options stack up on the factors that matter most to Wells landlords:

Which is Right for Your Situation

The honest answer is that it depends on what your property is likely to throw up. Wells has an unusually varied housing stock - you've got medieval and Georgian townhouses near the Cathedral, Victorian terraces in the residential streets, post-war housing estates, and modern new builds on the fringes of town. Each has different electrical risk profiles.

If you own a property built after around 1990, or if you had the wiring updated within the last ten years, a standalone EICR is usually the sensible starting point. The inspection is unlikely to flag major issues, your report will probably come back satisfactory, and you'll have your certificate quickly without committing to remedial spend you don't need.

If your property is older - particularly anything pre-1970 in the Somerset area - or if you've never had an EICR done and you're genuinely unsure what the wiring situation is, bundling in remedial works makes more sense. Our engineers find that properties of this age commonly have older rubber or lead-sheathed cables, insufficient earthing, or consumer units that don't meet modern standards. These are C2 issues that will prevent you from legally letting the property until they're fixed. Knowing that upfront and having a plan saves time, money, and the frustration of a tenancy falling through.

One practical tip: when you book an EICR, ask the electrician to give you an honest assessment over the phone of what they typically find in properties of that age and type. An experienced local electrician in Wells will have a reasonable feel for what's common in the area's housing stock, and that conversation can help you decide whether to ask for a combined quote or take it one step at a time.

If you're using the Voltrade GoFIX diagnostic tool before booking, it can help you flag likely problem areas based on your property's age and previous work history - which in turn helps your electrician prepare and quote more accurately for the whole job.

What Wells Landlords Typically Choose and Why

From what our engineers see across the Wells and wider Somerset market, the approach tends to split fairly predictably along property age lines.

Landlords with modern properties - flats in newer developments, houses built in the last thirty years - generally opt for the standalone EICR. They get the inspection, receive a satisfactory report, hand the certificate to their tenant within the required 28 days, and that's that. The whole process is relatively quick and uncomplicated.

Landlords with older Wells properties take a different view, particularly those who've learned from experience. A Victorian terrace that's been in the same family for decades, or a cottage outside the city that hasn't been rewired since the 1960s, is almost certain to generate a C2 or C1 observation. Experienced landlords in this position tend to go straight to a combined quote - they've had the experience of a standalone EICR coming back unsatisfactory, then scrambling to find an electrician for remedial works at short notice to avoid delaying a tenancy start.

There's also a seasonal element. Wells sees a relatively stable private rental market, but landlords trying to let for the start of an academic year at Wells Blue School or preparing a property for September occupancy are working to a tighter timeline. In those cases, the combined approach gives more control over the schedule.

One thing most Wells landlords agree on: price-shopping between three or four electricians purely on cost for this type of work is rarely worth it. The difference between the cheapest and mid-range EICR quote is often 30 to 50 pounds, but the difference in thoroughness - and in how quickly the electrician can turn around remedial works - can be significant. A qualified, registered electrician (look for NICEIC or NAPIT registration) who knows Somerset's housing stock and can respond quickly if issues arise is worth slightly more than the rock-bottom quote.

Making Your Decision

How old is the property and what's the wiring history?

If you know the property was rewired in the last 15 to 20 years and you have documentation to that effect, a standalone EICR is probably sufficient. If you're working with a property where the wiring history is unclear or where you know it's original to the building, expect to budget for remedial works and consider instructing a contractor who can handle both in one arrangement.

How long do you have before the tenancy starts?

A satisfactory EICR can be turned around in a matter of days. If your report comes back unsatisfactory, you legally have 28 days to carry out remedial works, but that deadline is cold comfort if your tenant is waiting to move in. If your timeline is tight - less than three weeks to tenancy start - the bundled approach gives you more certainty over the schedule.

Is this your first EICR on this property?

If you've never had an EICR done on the property, you're going in without any benchmark. That's not necessarily a problem, but it does increase the likelihood of surprises. For a first inspection on a property you haven't recently refurbished, it's worth asking your electrician to price for remedial works alongside the inspection, even if you don't commit to them until you've seen the report.

Have you checked your legal obligations around certificate delivery?

Landlords in England must give a copy of the EICR to existing tenants within 28 days of the inspection, to new tenants before they occupy the property, and to prospective tenants within 28 days of a written request. You also need to provide the certificate to your local council within 7 days if they request it. If the report is unsatisfactory, you must supply the remediation confirmation paperwork to your tenant within 28 days of the original inspection. Make sure your process accounts for these timelines, not just the inspection booking itself.

FAQ

How often do landlords in Wells need to renew an electrical safety certificate?

An EICR must be renewed at least every five years, or at the start of each new tenancy if that falls sooner. Some older properties or those with previous C3 observations may have a shorter recommended inspection interval noted on the report itself. Our engineers always advise checking the "next inspection recommended" date on your existing certificate rather than assuming five years is always the standard.

Can I use any electrician for an EICR or does it need to be someone specific?

The electrician must be a qualified person - in practice this means someone registered with a competent person scheme such as NICEIC, NAPIT, or a similar body recognised under the Electrical Safety Standards regulations. Always ask for their registration details before booking and verify them on the relevant scheme's website. An EICR carried out by an unqualified person has no legal standing and could leave you exposed as a landlord.

What happens if I let a property in Wells without a valid EICR?

Local authorities have enforcement powers under the regulations. They can issue a remediation notice requiring you to carry out work, and if you fail to comply, they can arrange the work themselves and recover the cost from you. Financial penalties of up to 30,000 pounds can apply. Somerset Council takes these obligations seriously and landlords operating without valid certificates are increasingly being identified through licensing schemes and complaint-driven inspections.

Does an EICR cover appliances like cookers and washing machines?

No. An EICR covers only the fixed electrical installation - wiring, the consumer unit, sockets, switches, and light fittings built into the property. Portable appliances are covered by PAT testing, which is a separate exercise. PAT testing is not a legal requirement for residential landlords in the same way an EICR is, but it's widely considered good practice, particularly if you're providing white goods as part of a furnished let. The two tests are usually priced and booked separately.