Electrical Safety For Landlords In Rental Property

There is an unfortunate grey area around what landlords must do to fulfil their legal obligations concerning electrical systems and electrical equipment. Hopefully this article will clear some of those issues up.

Landlord Legal Obligations to Electrical Safety

Unlike with HMO’s (Houses In Multiple Occupation), there is currently no law that requires a landlord to conduct electrical safety checks for Single let premises in England & Wales. However, there are various regulations that do apply, which require landlords to ensure all electrical systems and equipment supplied with the property is safely installed and maintained.

Failure to provide safely installed and maintained electrical appliances can lead to prosecution as it is a criminal offence. Possibly penalties for failing to comply are as follows:

  • Your property insurance may be invalidated
  • A fine of £5,000 per item not complying
  • Six month’s imprisonment
  • The Tenant may also sue you for civil damages
  • Possible manslaughter charges in the even of deaths

These regulations are enforced by the Health & Safety Executive. To avoid legal prosecution, it is advisable for landlords to have periodic checks done by a qualified electrician.

Electrical Safety Regulations

As said, there is no statutory obligation for landlords to have professional checks carried out on the electrical system or appliances for single-let properties in England & Wales. However, under Common Law and various statutory regulations, ‘Landlord and Tenant Act 1985’, ‘Housing Act 2004’, ‘Electrical Equipment (Safety) Regulations 1994’, and the ‘Plugs and Sockets (Safety) Regulations 1994’, there is an obligation to ensure that all electrical equipment is in safe working order.

Moreover, under Part P of the Building Regulations, it is a requirement that certain types of electrical work in dwellings, garages, sheds, greenhouses and outbuilding also comply with the standards.

In all cases, a competent electrician must carry out checks. In order for the landlord to perform DIY electrical work, he must belong to one of the Government’s approved Competent Person Self-Certification schemes or submit a building notice to the local authority before doing the work himself.

The best way to prove that landlord electrical safety requirements have been met, is by either providing brand new appliances or to have the appliances checked with a certificate of proof.

There are typically two types of electrical checks suitable for rental properties, an Electrical Installation Condition Report (EICR) and Portable Appliance Testing (PAT).

Electrical Installation Condition Report (EICR)

During an EICR, the consumer unit (or fuseboard), wiring and electrical accessories are thoroughly tested and inspected for faults or deviations from the Wiring Standards.

It is recommended to carry out an EICR on domestic rental property every five years. If you need an inspection/report to ensure your property’s electrics are in safe working order, you should contact your local qualified electrician, or you can quickly and easily order a Electrical Installation Condition Report (EICR) from LettingAproperty.com for £179 (Inc VAT).

Electrical safety regulations for HMO properties are slightly different, because it is required by law for an EICR to be conducted every five years.

Portable Appliance Testing (PAT) in rental accommodation

Portable Appliance Testing (commonly known as ‘PAT’, ‘PAT Inspection’ or ‘PAT Testing’) is a process in which portable electrical appliances (as opposed to ‘fixed’) are checked for safety, which includes kettles, fridges, dishwashers and washing machines.

PAT testing is recommended every time a tenancy ends and before renting to new tenants, but honestly, I don’t believe most landlords do this. Essentially, it’s meant to be done more frequently and regularly than EICR’s.

PAT testing isn’t particularly expensive (you can expect to pay about £50 – £80, which includes the testing of about 10-20 appliances), and they’re recommended if you provide electric appliances with your property. As with EICR’s, you should contact your local qualified electrician to arrange a PAT test, or you can quickly and easily order a PAT test from LettingAproperty.com for £69 (Inc VAT).

Electrical Safety measures landlords should take:

Landlords are advised to make regular visual inspections (i.e. in-between tenancies and during inspections) to help identify and minimise risks.

Here are a few safety procedures that should be followed:

  • Keep supplied appliances to a minimum.
  • Ensure that all fuses are of the correct type and rating.
  • Make sure appliances supplied are complete and in working order – keep purchase receipts.
  • Ensure that flexes are in good order and properly attached to appliances and plugs.
  • Ensure that earth tags are in place.
  • Make a note of all fuse ratings on the inventory.
  • Ensure that plugs are of an approved type with sleeved live and neutral pins.
  • Ensure that plugs and sockets conform to BS1363 or BS1363/A for heavy duty uses.
  • Pay particular attention to second hand equipment – always have these items checked.
  • Ensure that operating instructions and safety warning notices are supplied with the appliances.
  • Make sure that tenants know the location of and have access to the main consumer unit, fuses and isolator switch.

Extra notes

  • Upgrading to 17th edition RCD’s (residual current device) to replace older style fuse boards can be done quite cheaply (certainly less than a law suit) and will provide electrical shock protection. The RCD will trip when there is a leak to earth from either live or neutral (i.e. you touching a live connection or under other fault conditions). The MCB will trip when there is a short circuit overload or when the circuit draws much more power than it should (a tenant connecting a fire into a lighting circuit perhaps). Newer boards have dual RCD’s each protecting a group of MCB’s to ensure the whole installation does not shut down when a fault occurs. The most modern form of protection is a combined RCD/MCB called a RCBO (Residual Current Breaker with Overload) thus each circuit is protected separately for fault and overload.
  • If ever in doubt, get a Part P registered electrician to check any electrical appliances. Once the part P registered sparky does the work it will be registered with either NAPIT or NICEIC and you will get a certificate.

On a final note, it’s always strongly advised that every landlord take steps to ensure they are complying with the appropriate electrical safety regulations. To ensure you are meeting your safety obligations, it is recommended to get periodic inspections of electrical equipment by a qualified electrician.

156 Comments- Join The Conversation...

Showing 106 - 156 comments (out of 156)
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Caroline 11th October, 2013 @ 08:40

I live in a private rented house and have just realised that we don't have a trip switch! Is it legal to not have one? The fuse box is very old but I'm unsure on the legal standpoint with electrics....any advice would be appreciated!

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Martin 14th October, 2013 @ 08:52

My Landlord has padlocked the boiler controls and the circuit breakers. Problem is that its an HMO and we all have our separate appliances which overload the circuit frequently. If the circuit breaks, we have to call our landlord WHO IS AWAY FREQUENTLY to come and open it up so we can turn the circuit back on. The bills are all-inclusive, but the landlord decided to have a go at everyone for turning the heat up slightly in the house. Is this legal?

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Emma 14th October, 2013 @ 09:42

I would say to padlock the circuit breakers is dangerous. How do you knock the power out in an emergency!
I'm no expert, but I'd say breaker yes definitely, boiler possibly as you can't control the temperature of your accommodation. If its cold I would buy an electric radiator and leave that on !

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Jena 27th October, 2013 @ 15:17

My family moved into a rented property just over a week ago, for the first 4 days we were backwards and forwards from old place to new so were eating at mothers. The first day of trying the cooker the fuse switch was loose and the light flickered, the cooker was noisy and then stop working. As it is a fitted cooker we were told that it was the landlords responsibility. We rang the agents who look after the property, it's been a week and we have not had it fixed or heard anything back. Money is tight so I've been having to feed my sons 3,5 & 10 soup and pot noodles as a "hot" meal What do i do???

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Emma 28th October, 2013 @ 09:50

The only thing you can do is badger the death out of the agents. Ring them constantly, making a note of times and names of who you have spoken to. Email them also as proof and request an immediate response. State that you have young children who you are unable to feed.
If you still don't get any response, ring the councils environmental health department.

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Penny 6th December, 2013 @ 12:19

If there are concerns about electrical safety than I just wanted to let you all know about a really useful infographic on what to look for when hiring an electrician (and of course what electricians need to work safely) - http://www.electriciancourses4u.co.uk/what-look-when-hiring-electrician Thank you may find it helpful and I would never have know what qualifications and accreditation an electrician should have when hiring them. Hope this helps you.

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Cathy 10th December, 2013 @ 16:22

I moved into my house oct, 31 2013 my home caught fire nov, 27, 2013. I had a problem with my dryer and there was a leak in the sunroom. The landlord came out and had some guy take a look at the fuse box. The guy said that there was a shortage in the main breaker he also inform my husband and I, to flick the main breaker over halfway if there was a problem. The landlord also had some handyman come out to fix the leak that was in the sun room. My family are now out on the street with no where to live. Is my landlord reliable for providing my family shelter until the house is back in living conditions?

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Nigel 26th December, 2013 @ 11:58

My landlord had an electrical safety check done earlier this year, and it was failed! There is only one plug in each room and two in the kitchen. It is a three floor maisonette, a Victorian building, in which I have lived for 25years. I have no central heating, so have to use electric fires. I have a knowledge of electrics and so am aware of over loading the circuit, it doesn't take much!
The landlords are a charitable trust, not very accommodating, the first gas safe check was also done this year and failed, they have since supplied a new cooker and had a pipe moved to a safer place.
What I would lie to know is, now a check has failed, are they liable to have it made safe, the electrician said it needs a rewire, but I have heard nothing since. I spoke to the council, and they suggested that I contact my landlords and ask them politely, to which I have had no reply. The council did say to get back to them, and they will ask as well and if no reply was forthcoming, they would have it done and charge the landlords, but I am worried that they will try to get me out of my home, which, as a pensioner, I do not want to do!
Any suggestions?

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Sasha 31st December, 2013 @ 13:51

It is a legal requirement for your landlord to have all gas and electrical systems checked by a qualified electrician and gas fitter every year.

Has your landlord got the relevant safety certificates and their accompanying full reports? If not, contact your local council and tell them it is a safety problem. They will make the landlord get everything repaired properly.

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Benji 31st December, 2013 @ 15:58


"It is a legal requirement for your landlord to have all electrical systems checked by a qualified electrician every year."

No it isn't.

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eli dominguez 3rd January, 2014 @ 21:35

Who can report these issue to mangment is it only the person that lived there or can family and friend report it cause I was told by mangment that they can only do so

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eli dominguez 3rd January, 2014 @ 21:40

Cause my friend told me that hos toaster was on caught fire and I reported this and mangment is corrupt and told me that the only people who are allowed to say anything is the renter but I touched plugs and has been shocked when I flick them on

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Andrew 26th February, 2014 @ 19:50

My consumer unit is about 3 inch from the ceiling, I had to climb on my kitchen side to flip a switch that had flipped I jumped down and damaged my back is it legal for the unit to be that high ?

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Olivia Leith 12th March, 2014 @ 13:55

I live in a hmo property with five other tenants, we have recently found out that there is no electrical safety certificate, no appliance has been tested in five years as well as the fuse box and there is a possibility there is no gas safety certificate. What action, legal or other wise can I take? Northeast of England

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Sasha 12th March, 2014 @ 14:47

Electrical hazards are covered by the Housing Health and safety Rating System under the Housing Act 2004. In the case of houses in multiple occupation there is a statutory duty under the Regulatory Reform Fire Safety Order 2005 for the responsible person (the property manager) to carry out annual Fire Safety Risk Assessments, which include electrical safety risks.
The landlord must ensure that the electrical system and all appliances supplied are safe – failure to comply with the Electrical Equipment (Safety) Regulations 1994 and the Consumer Protection Act 1987 is a criminal offence.

There is a distinction so far as electrical safety is concerned between the fixed installations (i.e. wiring circuits, switches, sockets, light fittings and circuit boards on the one hand and appliances which can be plugged in and which will often be portable (e.g. refrigerators, electric cookers, kettles, toasters etc. on the other).

The local authority can take action to enforce electrical safety in residential accommodation under the Housing Health and Safety Rating System (HHSRS). For all HMOs (not just licensable HMOs) there is an obligation to have fixed electrical installations in every HMO inspected and tested at intervals not exceeding 5 years by a qualified electrician. A certificate must be obtained. The local authority can require a certificate to be produced in 7 days if they ask.

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downtoearth 28th March, 2014 @ 11:40

My god, JENA, you can make more than soup & pot noodles in a microwave! what about... baked pots? 10 mins. you can microwave veg in there by steaming it, you can cook white fish too, infact that is a delicious way to eat it. You can deep fry your fish fingers & chicken nuggets etc in the chip pan... come on girl, where's your imagination/basic cook book ?! your kids will turn lethargic give em much more of that. ( Ooh, here's one - MAKE YOUR OWN SOUP !!!

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emma 28th March, 2014 @ 11:50

I had no cooker for 3 months before. I cooked on it daily and even a roast on sunday (yes, even yorkshires)!!

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Glen 3rd April, 2014 @ 17:59

I live in a knewley referbished house share and impost of building work has been poorly done. A double plug socket in hallway has been hanging down on floor for months and the wifi router is plugged into it. The cleaner used it for hoovering so I had to put plug for router back in and got a massive shock and smashed my elbow into wall too. We're do I stand? Any help please

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d allan 3rd April, 2014 @ 18:02


Where do you stand?

May I surgest next time further away from the dangerous socket.

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Glen 3rd April, 2014 @ 20:10

May I suggest ur a twat and I'm the one getting a nice healthy 2500 quid.

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d allan 3rd April, 2014 @ 20:16

Glen your dreaming if you think you get some money.

Did you dial emergency services, do you have incident and medical documents advising of your condition at the time. Do you have a report from a suitable compident person regarding installation of wiring. Do you have photographic evidence of the wiring and where it went bang. All this is for STARTERS.

A solicitor would tear you a new arsehole for thinking your gonna get a £2500 claim. Why dont you get a job instead of living from one incident to the next.

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Donna Shawler 15th April, 2014 @ 14:04

After calling maintence out twice for a dryer that wasn't working, a few weeks later, we began having electrical issues. lights going in and out, once even knocked out cable box. They came in on wed and said loose wires in circuit box. They left and it still continued, Left message and fri someone finally can out, just left note saying they have been there(not sure if they actually did anything) the following night, we had a fire. It was one of the only nights Im actually home, and was able to get fire dept out quickly. What are their responsibilities?

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Rebecca 22nd April, 2014 @ 01:08

My electrical outlet started burning. I hurried up cut power of. He had a guy come in and all he did was cut the burnt part of the write off, hooked another outlet up and said it was going to be alright. Don't leave stuff plugged in that outlet and don't use microwave in that outl iet. Us this safe and legal. I am very worried about burning down.

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Roy Ellis 7th May, 2014 @ 12:12

My landlord is renting the annexe of his house to me and my wife and this Saturday gone,there was a smell of burning and when I opened the door, the RCD unit was lit up like blackpool and flames and smoke were coming out of it. Switched it off but the elcetrcian that came on Sunday stated that it was an old board and needed replacing as it had no isolation switch and should have 2 RCD's in the box and it was possibly 2nd hand when fitted. it did not trip the electrics off and now my tv and computer are blown as they were in use when the electric surged so where do I stand on charging the l/lord for these items?

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emma 7th May, 2014 @ 13:21

You have to prove negligence by the landlord.

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roy ellis 7th May, 2014 @ 15:44

Emma, does the fact that there is no l/lord insurance on the premisis as he says it is part of his house, no test on the elctric before we took the tennancy and no PAF test on the lighting or cooker provided justify negligence, at the very least they have failed due dilligence and lack of care, as the electrics blew all the lights as well as my equipment, it is obvious who is liable but I want to be sure as my insurance are saying it's his fault

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emma 7th May, 2014 @ 16:06

No. You would need to prove that the box tripping in such a way was foreseeable and that the landlord failed to act in order to prevent the incident.
A landlord is not responsible for insuring tenents contents, only the building (unless stated overwise in contract but this is standard).
Only portable electrics need a PAC test (i.e plug in heaters). Anything directly wired (i.e cooker, lights) do not require one. Electrics have to be checked but not certificated (unless it's all changed again) unlike Gas which does need a proper certification.

Have you actually spoken to your landlord as yet?

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roy ellis 7th May, 2014 @ 16:12

yep on saturday and all of a sudden he is not at home since sunday night after it happened

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roy ellis 7th May, 2014 @ 16:15

the electrician that came confirmed that everything that blew was as a direct result of the RCD unit bursting into flames and not tripping out, he said the live feed in was loose and was causing arcing in the unit which melted and destroyed the unit

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emma 7th May, 2014 @ 16:51

Just because it burst into flames does not mean you have a claim. You have to prove negligence.

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Galin 14th June, 2014 @ 13:59

Hi there I really need an advice. My landlord is preparing to change the power cable that goes from the main switchboard to the electrical boiler in the bathroom. This is not the first time he is 'repairing' electrical devices and I really feel insecure of him doing that (last time he "fixed" the cooker the main switch for the whole floor in a block of flats to switch off). I'm not an aggressive person and I don't want to use force to influence him but don't know what to do. I've read somewhere that is a criminal offence for someone like my landlord not being certified as electrician to change main power cables, etc. Could you advise whom should I consult with?
Moreover he frequently does something to the gas boiler and he is not certified for that as well.

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Schubertdog 18th November, 2014 @ 14:46

Galin, In this situation the regulations are actually tighter for the electrics than the gas. Unless he is suitably qualified (competent) as an electrician then he should not be carrying out electrical work, replacing this cable would require a "part P" certificate on completion. it is not a "criminal" offence but the HSE would be very interested to hear of this. Unfortunately with the gas boiler no rules are being broken if he is working on his own boiler, sounds crazy. I had a situation where a tenant was tampering with a boiler and I contacted Gas Safe and HSE for guidance. They advised that it is not an offence for an unqualified person to work on a gas appliance if they are not charging for the work!! However, if as a result of the work a dangerous situation occurs then he would be liable. In rented accommodation where there is a gas supply, there must be an annual gas safety inspection carried out by a Gas Safe registered person and a certificate issued referred to as LGSR or occasionally the old Corgi name of CP12, the tenant is entitled to a copy of this cert.

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shaun 19th January, 2015 @ 22:01

My privately rented property has the old 4 block, fuse wire type fuse box and I was wondering if anyone could shed some light on if these are up to the standard for rented properties???
Also my boiler has had a leak for over 18 months and the landlord has consistently stated that the boiler has passed the gas safe test even though we was never notified of anyone coming into the property to do the checks and the landlord failed to give me the gas safe certificate, claims it was sent in the post but I've never received anything and after looking under the boiler there's rust on the frame to the point of it breaking through the frame entirely, is it possible for a leaking boiler that the landlord instructed me to adjust the taps on the bottom of it every few days to pass a gas safe test??
And finally is it a legal requirement for the shower in a rented property to be powered via an rcd?? From what I can see the shower is wired straight to the back of the old fuse box, is this safe

Thanks for any help

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tracy 13th March, 2015 @ 03:26

hi i have a landlord that avoids doing anything to the house. i have been to hell and back with him. from harassment to attempts to gain access to try and illegally evict me, forcing entry, then making a false statement to the police saying i was racist and i was arrested. he tried to hit me in the face for making him serve a notice to quit. i was released without charge and he was warned to stop wasting police time and to do everything legal. then only after 6 months he put my deposit in to a scheme and then the next day he gave me a notice to quit. the only reason for the notice quit is i asked him to be a reasonable landlord and put my deposit in a scheme.but i have stood my ground with him. it only took 6 months to get the boiler done after a warning from HSE. but i have no lighting down stairs as the RCD just trips off again even with all switches off. have let the landlord know but he has failed to do anything about it. there is sockets in the kitchen lose and not fastened to the wall properly. i am at my wits end with his there are so many things wrong with the house. leaking toilet, dodgy light switches, dodgy light down stairs, toilet up stairs in permanently blocked, there was blocked sinks but done that myself.

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Sasha 13th March, 2015 @ 08:26

This is not a landlord. This is a slumlord. Get out of there as soon as you can. Help is available from the council and other agencies if you need it. You are better off without him and his appalling property, both of which will damage your health if you do not leave.

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Fraser 7th May, 2015 @ 15:32

I have now lived in a private let flat in Scotland for more than 8 years but my landlord has never had the electric tested in this time even though there are stickers on some sockets and some appliances with a next test date 2008.My landlord tells me that she does not have to test any electrics under law is she correct ? If not who do i report this to ?

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Andy 7th May, 2015 @ 22:33

Fraser, unless there are any regulations which apply specifically to tenanted property in Scotland then there is no law which states a landlord must have the electrics tested with any regularity. Routine electrical testing is only a recommendation in the IEE regs. However as I have had suggested to me; If anything happened to the tenant or the property the landlord would need to have a damn good reason why he ignored this recommendation and explain this to a judge.
If you are not having any electrical problems I would not worry, electrical systems rarely fail of their own accord, usually only when they are interfered with.

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Maddie 20th September, 2015 @ 07:10

I recently discovered the mains electric wire sitting between the floorboards and the carpet of the property I was renting. This to me seems very unsafe, especially as the reason I discovered it was because I drove a carpet tack through it! I'm sure mains wires are supposed to be either under the floorboards or otherwise boxed off- is this the case?

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Sue 7th March, 2016 @ 14:42

I have the old fasioned fuse box in my flat,it keeps blowing my lights,so i have been in dark since sat 6th told my landlord said he would send someone round first thing monday still waiting.çould i make him put trip switch system in?

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Sasha 7th March, 2016 @ 14:52

If you ask him nicely he may do it.

You can point out that circuit breakers are a lot safer, so he could save on his insurance, and it will pay for itself because he will never have to send someone to fix the fuses every time they blow as anyone can reset a breaker circuit.

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Karl Price 1st June, 2016 @ 19:51

Why on earth(excuse the pun) do us landlords not have a legal duty to our tenants regarding condition report inspections on the electrical system on the property we rent out, we have GSI (Gas safety inspection) every 12 month(legal requirement ). Luckily for me i own a property management company as well as a Electrical contracting business, so I'm qualified to advise our landlords regarding electrical checks on dwellings but also see visual defects on my inspections, as a qualified electrician visual checks are not enough to assume safety on the electrical installation, you need to verify there are ring continuity, ir test , rcd tests if applicable ZE test and ZS Tests etc and much more that will only be picked up on a condition report, it's about time the government made this a legal requirement for the safety of our tenants and families.

Karl Price

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Stenly 29th September, 2016 @ 16:07


Our house suffered a complete power failure and landlord was unable to arrange the Electricians to come and fix it for three days/72 hours. We were left with no hot water, no lighting and no electricity. This has meant we have not been able to cook or use standard every day appliances, including our fridge which we have had to empty and dispose of all our food and drink. we have been promised a service and we have agreed to pay for it , leaving us on our own with no electricity without decent level of communication and no options from landlord to assist and rectify the issue. I would like to ask you for any advise in this matter.

Thank you in advance.

Kind Regards,


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Sasha 29th September, 2016 @ 22:39

If Your Landlord refuses to carry out repairs

If your tenancy agreement states that the landlord should carry out the repairs and he or she has refused to do these you should tell the landlord that he is in breach of your contract. Follow these steps:

Write to your landlord, informing her/him of the repairs which need to be carried out.
If you do not get a satisfactory response to your letter, send a follow up letter giving your landlord a deadline by which you expect a reply.
If you are still not satisfied with your landlord's response, you can write again, informing the landlord of your intention to involve the local council if the repair work is not carried out.

Keep copies of all of these letters as they will be important to you if your dispute ends up in court.
If the level of disrepair in the property is damaging your health and your landlord refuses to carry out repairs to remedy the situation, you should contact your local Environmental Health Office. You may also be able to get help from the local council if the property does not meet the basic fitness standards.

Landlords - your electrical safety obligations

If you are without electricity for any length of time you can sue the landlord for loss of amenities which may include compensation for material loss and/or reduction of rent. Beware of 'revenge eviction' if you go this route.

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Ian 10th October, 2016 @ 09:32

I live on 3rd floor flat with 3 sets ov stairs to climb a few times now I have had no lighting on stairs I have told landlord on several occasions and he does eventually sort it however Sunday morning on way to work I fell down top set ov stairs because ov darkness and told landlord I couldn't go to work that day with a bad back he just laughed and said he would sort it ???

Can anyone advise please?

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Worried 28th April, 2017 @ 00:08

Hello there.
By default I am now joint landlady of a flat since my mother died recently. Without consulting me my sister bought a replacement cooker for the tenant. It was 2nd hand & she thought it was gas to replace the previous gas cooker. However it could not be fitted because while hob was gas the oven was electric & the correct circuit was not available.
A little later at the request of my sister I do some work at the flat,& I find the cooker outside on the roof garden where it has been exposed to the elements for 2 months. The tenant is still using the old gas cooker that does not work well.
I then order a new gas cooker with professional installation arranged, since I believe the 2nd hand cooker now to be potentially unsafe.
My sister has asked me to cancel this order - she wishes to still have the 2nd hand cooker installed & asks why I think it may be unsafe & states it does not need a PAT test.
Am I correct in my views that she is wrong & this 2nd hand cooker is a safety risk & even if it was not outside, it is a legal requirement of the landlord to have electrical items PAT tested, and also since it has a gas hob that it requires a safety check & installation by a qualified engineer?
I am sure that the law will be broken & our insurance invalid if she pursues this course of action. I could do with a legal opinion too in this if anyone can help.

Please advise me thanks.

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Simon Pambin 28th April, 2017 @ 08:30

Hi Worried,

I'm sorry for your recent loss. Your sister is right on one small point only: the cooker doesn't technically need a PAT test as such.

However, it does need to be connected by a Gas Safe registered fitter and the oven will need a dedicated radial supply running from the consumer unit by a competent electrician, either of whom might well condemn the cooker out of hand if it's been sitting out in all weathers so, leaving aside the risk that you'll end up as a tenant of Her Majesty if you attempt to do it yourself, you probably won't even save that much money.

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Worried 4th May, 2017 @ 00:19

Hi thanks for your input. Crazy situation isn't it? Anyone with common sense would doubt the safety of the cooker. As landlords it is our responsibility that any equipment we provide is safe, so by default I think testing is essential whether technically necessary or not for this cooker. Also I am sure I read somewhere for landlords it is an obligation with 2nd hand items?

I believe it is being planned to have the cooker installed by someone who is not a qualified fitter & then get a Gas safe registered fitter to provide a certificate. Anyway I am not listened to as a matter of course. I find the whole thing frustrating & sad.
I think the only thing I can do is write a letter to her declaring that I do not support her course of action & give a copy to our solicitor.

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James Livingstone 30th June, 2018 @ 12:37

True! Electrical certificates for landlords are an important part of ensuring the safety of your tenants. it’s always advisable for every landlord that they are complying with the appropriate electrical safety regulations to ensure that all electrical equipment supplied is safe. Please share this blog more so that everyone will be aware about the electrical safety.

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Anxious 21st July, 2018 @ 19:59

Dear readers

I hope this acts as a helpful reminder to landlords and agents to keep their dwellings safe and for tenants to proactively ask for sight of certification when considering an AST. I wonder if anyone could advise on the few queries I have regarding a recent prior tenancy of a close family member that was ended as a result of an electrical fire.

Fridge freezer fire in groundfloor Flat of Multiple Occupation (FMO) in a 6-story HMO.
PAT test actioned 9.5mths into the tenancy (3weeks before the fire) and landlord's appliance passed. We are unable to gain from the landlord any PAT test certification prior to the test, or at least at the start of the tenancy. We read there is no legal requirement to PAT test but surely an obligation to demonstrate electrical devices are safe at commencement of tenancy?

However, the EICR certificate for the flat, actioned just 3 weeks before the fire, showed 2x C2 failures - (potentially dangerous - urgent remedial action required!)
Fault One was rectified directly during the inspection by the NICEIC-registered contractor ...a live wire in the incorrect connection on the main circuit board.
Fault Two, The second C2 failure, a defective RCD, was not replaced but simply quoted for by the contractor and formally advised as failing. The C2 was not rectified by the landlord before or at the time of the fire despite being fully aware.
(We have yet to see when the prior EICR inspection took place but the fault(s) could have been there for the entire tenancy, putting the occupants at risk.

I read that, for a HMO it is a legal requirement to conduct an EICR within each 5 year period 'and' at the start of a HMO tenancy. This law is enforceable by the LA.

Moreover, for the EICR for the common areas of the wider block, a 6-story HMO, there was a lapse of 7 months in the prior certification, including the first 3 months of the tenancy.

Does the failure of the landlord to react to the C2 RCD failure in over three weeks after the test (these are cheap and not complex to source and fit) and before the actual fire, constitute a breach of the regulations and therefore the law? Is it a breach of the AST and Housing and Tenancy Act obligations to repair and make safe all reported safety and security faults?

This is not for this stream on 'electrical safety' but adds to the picture...
Although not law to do so, the landlord did not follow the national guidance and best practice by most LA private housing teams and Fire and Resue Authorities - the LACORs guidance - to fit an additional heat detector in the kitchen area of this FMO, buying anyone present more time to exit the dwelling safely. (Nobody was present in this particular flat the evening of the fire, I must add). What is the guidance there for if it is not enforceable?

How has the landlord demonstrated his duty of care to the tenants - if the PAT tests for portable devices and the EICR certification were absent for the first 9 months and then the potentially dangerous RCD was reported 3 weeks before the fire but was still defective at the time of the incident?

I would appreciate any opinions.


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Milly S 1st August, 2019 @ 11:51

We have just moved out of a property and the landlord wants to charge us for an electrical check as we replaced a faulty light switch with a dimmer switch. This isn't in our move-out report. Can he charge us for this? Thank you.

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Simon Pambin 1st August, 2019 @ 14:57

On the one hand, your landlord is required to check the safety of the electrics anyway (whether he uses a professional third party is up to him). On the other hand, why did you replace the switch with a different type yourselves? Did you tell the landlord at the time that it was faulty and did he do nothing about it?


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