Michael Kiddle
Managing Director of Hawkesworth and a nationally recognised leader in electrical and fire safety, Michael (GIFireE) directs one of the UK's leading compliance companies, safeguarding thousands of businesses each year. Through his voluntary Safe Home Initiative, he has identified and removed thousands of dangerous household appliances from vulnerable people's homes, replacing each one with a safe alternative free of charge.
Commercial landlords have a legal duty to ensure electrical installations are safe before letting property to tenants. Unlike residential lettings, commercial electrical safety operates through the Electricity at Work Regulations 1989 and lease terms that define maintenance responsibilities.
Getting this wrong creates liability issues, insurance problems and potential prosecution if unsafe electrical systems cause incidents. New leases in 2026 need clear electrical safety provisions from day one.
What Commercial Landlords Must Provide Before Letting Property
Before you hand over keys to a commercial tenant, the electrical installation serving the property must be safe for occupation.
The Electricity at Work Regulations 1989 place a duty on anyone with control over electrical systems to ensure they’re maintained safely. As the landlord granting the lease, you control the electrical installation at the point of letting.
You need an Electrical Installation Condition Report (EICR) completed by a registered electrician before the tenant moves in. This inspection tests the fixed wiring, distribution boards and electrical infrastructure to identify any defects or safety hazards.
An EICR results in either a satisfactory or unsatisfactory outcome. A satisfactory report confirms the installation meets current safety standards. An unsatisfactory report means remedial work is required before the property can be safely let.
Letting commercial property with an unsatisfactory EICR exposes you to prosecution under health and safety legislation if an electrical incident occurs. It also invalidates most commercial property insurance policies.
How Commercial Lease Terms Define Ongoing Electrical Responsibilities
Once the tenant occupies the property, ongoing electrical maintenance responsibilities depend entirely on what the lease says.
Full Repairing and Insuring (FRI) leases typically transfer maintenance responsibility to the tenant for the demised premises. This means the tenant becomes responsible for maintaining electrical installations within their leased space, including arranging their own periodic EICRs.
However, landlords usually retain responsibility for:
- Electrical installations serving multiple tenancies
- Common areas and incoming supplies
- Rising mains and service distribution boards
- External electrical infrastructure
Multi-let buildings require particularly careful drafting. Landlords typically manage electrical safety in shared spaces and coordinate compliance across different occupiers. The lease should specify who arranges testing for communal electrical systems and how costs get recovered through service charges.
Ambiguous lease terms create compliance gaps. If it’s unclear who’s responsible for specific electrical installations, neither party may maintain them properly.
EICR Frequency Requirements for Commercial Property in 2026
Industry guidance recommends electrical inspections every five years for most commercial properties. This aligns with BS 7671 recommendations and insurance requirements.
However, building use and condition can justify shorter intervals:
- Manufacturing facilities with heavy electrical loads may need inspections every three years
- Properties undergoing regular fit-out work should be inspected more frequently because tenant alterations affect electrical system integrity
- Older buildings often require more frequent testing, particularly properties built before 2000
The lease should specify testing frequency and who arranges it. For FRI leases where the tenant handles maintenance, the landlord should require evidence that periodic inspections are being carried out to agreed timescales.
Why Electrical Compliance Affects Commercial Property Insurance
Commercial property insurers increasingly require evidence of electrical safety compliance as a condition of cover.
A valid satisfactory EICR demonstrates that the electrical installation has been professionally inspected and meets safety standards. Insurers view this as reducing fire risk and liability exposure.
Properties without current EICRs face higher premiums or coverage restrictions. Some insurers refuse to cover commercial properties where electrical inspections are overdue.
If an electrical fire occurs and the landlord can’t produce a recent satisfactory EICR, insurance claims may be rejected. Insurers argue that failing to maintain electrical safety amounts to negligence, voiding the policy.
This applies even where the lease places maintenance responsibility on the tenant. Landlords remain accountable for installations they control, particularly those serving multiple tenancies or common areas.
What Happens When Tenants Alter Electrical Installations
Tenant fit-out work frequently involves electrical modifications. New lighting, additional power circuits and equipment installations all affect the electrical system.
The lease should require tenants to use qualified contractors for electrical work and provide the landlord with electrical certificates demonstrating compliance. This protects both parties by ensuring work meets BS 7671 standards.
Uncertified electrical work creates serious problems when the tenant leaves. The landlord inherits modifications without knowing if they’re safe or compliant.
Some landlords require tenants to commission an EICR before lease expiry. This identifies any electrical issues resulting from the tenant’s occupation and determines who’s responsible for putting them right.
Clear Electrical Safety Obligations Protect Both Parties
Electrical compliance for commercial landlords centres on providing safe installations before letting and maintaining clear responsibility boundaries throughout the tenancy.
New leases in 2026 need specific electrical safety provisions that define testing frequencies, specify who maintains what, and establish certification requirements for tenant alterations.
Hawkesworth provides commercial EICR testing for landlords letting commercial property across the UK. We test electrical installations before new leases begin, conduct periodic inspections during tenancies, and assess installations between tenant changes.
Our reports clearly identify which installations need attention, prioritise remedial work by risk level, and provide the certification your insurers require.
Request an EICR quote before your next commercial lease begins.
