Agent fined for late electrical safety repairs at rental property

Agent fined for late electrical safety repairs at rental property

A letting agency was fined £7,500 after safety works on electrical defects at a rented home were completed 82 days past the legal deadline, following a tribunal ruling supporting the local council’s enforcement action.

West Suffolk council issued the fine against Forthbrook Ltd in November 2025 after the company failed to complete urgent electrical repairs within 28 days of an Electrical Installation Condition Report (EICR) identifying serious defects. The case highlights the ongoing enforcement of electrical safety regulations in the private rented sector and the responsibilities of landlords and agents to act swiftly on hazardous findings.

The tribunal at Cambridgeshire County Court upheld the fine in June 2026, confirming that the delay and failure to apply for an extension breached the Electrical Safety Standards in the Private Rented Sector Regulations 2020. The case serves as a reminder for landlords and letting agents of the critical importance of timely compliance with safety obligations.

Details of the electrical safety breaches and legal process

In May 2025, an EICR for a property managed by Forthbrook Ltd revealed 21 electrical defects, including seven category 1 issues requiring immediate action and 14 category 2 defects deemed potentially dangerous. Under the regulations, landlords must complete remedial works within 28 days or apply for an extension.

West Suffolk council first requested the EICR in March 2025 after responding to a tenant complaint about damp and mould. The report was not provided until late June, by which time the 28-day deadline for repairs had already passed. The council then instructed an electrician to carry out urgent safety measures and served two notices requiring the landlord to complete all remedial work.

Although the landlord promised to finish the repairs by early August 2025, the works were only completed on 10 September 2025, 82 days late. No application for an extension to the deadline was submitted. The council subsequently issued a £7,500 fine, which Forthbrook Ltd appealed.

At the tribunal, the landlord’s director claimed temporary safety measures had been implemented, and the letting agent said a contractor able to complete the work sooner was available but more expensive. The court found these explanations insufficient and confirmed the fine was appropriate, noting it could have been higher.

Context of electrical safety regulations in the private rented sector

The Electrical Safety Standards in the Private Rented Sector Regulations 2020 require landlords to obtain an EICR every five years from a qualified electrician. The report must be provided to tenants and local authorities on request, and any identified dangerous defects must be remedied within 28 days or an extension requested.

This legislation aims to reduce risks of injury, electrocution, and fire in rented properties by ensuring electrical installations are regularly inspected and maintained. Local authorities have enforcement powers including fines and remedial notices to ensure compliance.

Failure to comply can result in significant penalties and increased scrutiny. This case illustrates how councils are actively pursuing enforcement where landlords or agents delay or neglect safety work, especially when tenants’ safety is at risk.

Practical implications for landlords and letting agents

Landlords and agents must prioritise obtaining and reviewing EICRs promptly, ensuring any defects are addressed within the statutory 28-day period. If repairs cannot be completed on time, a formal extension request must be submitted to the local authority to avoid penalties.

Delays in providing EICRs or completing works increase the risk of enforcement action and fines, as well as potential reputational damage. Agents should maintain clear communication with landlords and contractors to schedule urgent repairs efficiently and document all safety compliance activities.

This case also highlights the importance of transparency with local authorities, especially when responding to complaints or inspections. Failure to cooperate or provide requested documentation promptly can exacerbate enforcement outcomes.

Uncertainties and areas to monitor

While the tribunal upheld the fine, the case leaves open questions about the scope for landlords to rely on temporary safety measures and the cost implications of urgent repairs. The letting agent’s claim that a quicker but more expensive contractor was available suggests financial considerations can complicate compliance decisions.

Landlords and agents should watch for any updated guidance from government or local authorities clarifying acceptable procedures for temporary safety fixes and extension requests. The balance between cost management and legal obligations remains a practical challenge.

Additionally, evolving enforcement practices and potential increases in penalties for safety breaches are areas to monitor closely, as councils seek to improve standards in the private rented sector.

Considerations for landlords and agents now

• Ensure EICRs are obtained, reviewed, and acted upon promptly within the five-year cycle.
• Establish protocols for rapid response to electrical defects, including securing qualified contractors who can meet statutory deadlines.
• Maintain thorough records of all inspections, communications, and repair works to demonstrate compliance if challenged.
• Communicate clearly with tenants and local authorities, providing requested documentation without delay.
• Understand the process and criteria for applying for extensions to repair deadlines and use them appropriately to avoid fines.
• Review insurance and risk management policies to cover potential liabilities arising from safety breaches.

Keeping your rental properties compliant

TLA membership offers landlords and letting agents access to up-to-date compliance resources and practical guidance on meeting electrical safety obligations. The association’s new property management and compliance platform, ORBIT, currently in BETA testing, is designed to help organise property records, manage safety documentation like EICRs, and record key compliance actions.

ORBIT aims to support landlords and agents in maintaining evidence of timely inspections and repairs, which can be crucial in the event of enforcement scrutiny. Members can explore TLA’s compliance resources to stay informed about regulatory developments and best practices for managing safety risks in rental properties.

Reviewing your portfolio’s electrical safety records and ensuring all remedial works are completed within legal timeframes can reduce the risk of penalties and improve tenant safety. TLA’s tools and support are practical aids in meeting these demanding requirements.

Looking ahead, landlords and agents should anticipate continued enforcement focus on safety standards and be prepared to respond swiftly to any identified hazards. Proactive management and clear documentation will be essential to avoid costly fines and protect tenants.

Sources: Letting Agent Today