Electrical Testing - Managing Agents
If you are managing properties let for residential occupation you need to ensure that the management contract clearly specifies who is responsible for carrying out the maintenance and safety check duties, and keeping associated records. You must ensure that the electrical system and all appliances supplied are safe - failure to comply with the The Electrical Equipment (Safety) Regulations Act 1994 and the The Consumer Protection Act 1987 is a criminal offence and may result in: A fine of up to £5,000 per item not complying,
6 months imprisonment,
Possible manslaughter charges in the event of deaths,
The tenant may also also additionally seek civil damages,
Your Property Insurance may be invalidated.
These regulations are enforced by the Health & Safety Exec.
PORTABLE APPLIANCES. It is recommended that electrical appliances are tested prior to the initial letting of a properly and annually thereafter (see PAT Testing).
FIXED INSTALLATIONS. It is also important that the fixed wiring circuits are checked for safety. The Electrical Safety Council, The NICEIC and the Institute of Electrical Engineers (IEE) recommend that a full Periodic Electrical Inspection is carried out at least every five years in properties let for domestic use or at the commencement of a new tenancy (a stance also supported by Trading Standards). In addition to this we are able to offer an interim annual Visual Electrical Inspection Report (which can be undertaken at the same time as PAT Testing if required) that incorporates a visual check on the consumer unit, adequacy of main and supplementary bonding, lighting points and switches, smoke alarms, correct polarity of sockets and any other general observations relating to the installation.
It is a common misconception that only older installations need to be checked. Rented properties can frequently change occupation and may be subject to DIY alterations,or work carried out by non-competent persons often without the landlords knowledge. An annual Visual Electrical Inspection Report can assist in monitoring this and will highlight any changes from previous inspections.
Whilst there is no statutory regulation that enforces the regularity of electrical testing, the Landlord & Tenants Act 1985, Housing Act 2004 and Electrical Equipment Safety Regulations Act 1994all place a responsibility on the landlord or Managing Agent to ensure electrical safety in rented properties.This duty of "due diligence" may be tested in court should a tenant be injured as a consequence of an electrical fault.
ELECTRICAL HAZARDS IN RENTED PROPERTY. Deterioration of the electric circuitry through age, damage, vandalism and inconsistent maintenance are the main causes of faults resulting in hazardous installations in rented property. This can lead to dangerous wiring, loose connections, broken sockets, overloading of circuits, ineffective bonding and missing blank covers to void circuit breakers exposing live wiring. The new 17th Edition of BS7671 wiring regulations has also introduced new levels of protection to bathroom circuits by RCD's.
Further information regarding your responsibilities in relation to electrical safety can be found at www.landlordzone.co.uk.
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