While discussion about the horrific fire at Grenfell Tower in 2017 often centres around the building’s cladding, which caused flames to spread so virulently, killing 72 people, the initial source of the blaze was a faulty fridge freezer. A television set caused the fire at Lakanal House, Camberwell, which killed six people eight years earlier. A faulty tumble drier started a fire at Shepherd’s Court, west London in 2016, leaving many homeless.
Aside from these high-profile tragedies, electricity causes half of the UK’s 37,000 house fires a year, killing an average of 70 people annually and injuring 350,000 more. Some of these cases have involved tenants in privately rented properties where the electrics had not been recently inspected, leading to calls for the government to tighten up the system and make checks mandatory.
Changes in the law were subsequently introduced – in June 2020 – requiring landlords to conduct electrical inspections for all new assured shorthold tenancies.
Ensuring electrical safety in your rental property is an important responsibility for private landlords. It would be best if you understood what the law says about your duties to maintain the electrical wiring, sockets and appliances at your property.
To help you get up to speed, we answer some key questions landlords often ask about electrical safety.
How has the law changed regarding electrical safety inspections?
Landlords in England need to arrange an electrical installation condition report (EICR) for their property before they sign a new tenancy or renew an existing one. A competent person must conduct the EICR.
Most landlords already have their properties inspected regularly by a qualified electrician. The change in the law will make this a legal requirement and mean you will need to give copies of the report to your tenants, when they move in and whenever the EICR is repeated (this should be at least every five years).
Under the new regulations, private landlords are required to ensure that:
- electrical safety standards are met during any period when the residential premises are occupied under a specified tenancy and
- every electrical installation is inspected and tested by a suitably qualified person (regular intervals means at intervals of no more than five years).
Once the electrical installation has been tested, the landlord must obtain a written report, including the results and the next inspection date.
You should supply a copy of the report to any existing tenants within 28 days of the inspection and to all new tenants.
If a fault, or potential fault, is identified, this must be investigated further and remedial works completed within 28 days – or sooner if the report recommends this.
It would be best if you also supplied the electrician’s written confirmation of the completion of this work to the tenant and the relevant local authority within 28 days of completion.
The regulations apply to all properties in the private rented sector, including houses in multiple occupation (HMOs).
What did the law already say about electrical safety?
You must ensure that all the electrics in a rented property, including sockets, wiring, consumer unit (fuse box) and light fittings, are safe when your tenants move in and maintained in a safe condition throughout the tenancy.
Any electrical appliances you provide, such as fridges, washing machines and ovens, must also be safe and have the manufacturer’s CE marking, which means they meet European safety standards. You must remove any appliances, which don’t meet this standard.
Under building regulations, certain electrical jobs, such as installing new circuits and fuse boxes, must be notified to building control and carried out by an electrician registered with a competent person scheme. If you aren’t sure whether electrical works are notifiable, contact your local authority building control team.
You must follow the rules about fire safety, such as making sure you install the correct smoke alarms, keep escape routes clear and supply fire-safe furnishings. Read more on the gov.uk website.
What are the penalties for landlords who don’t follow the law?
Local authorities have a duty to take action against landlords who breach the rules and can impose financial penalties of up to £30,000.
What is meant by a competent person?
Carrying out electrical inspections is a complex task. The law says that you must use a ‘competent’ and ‘qualified’ person for electrical work on your rental property but doesn’t stipulate what their qualifications should be.
If you’re unsure, get advice from an electrician registered with a government-approved scheme. You can find registered electricians on the Electrical Safety First website.
Should I inspect my property myself, too? What should I look out for?
Yes, in addition to your EICR, you should visually inspect the property’s electrical installations and appliances between tenancies.
Your visual inspection should be looking for danger signs such as overheating or damaged wires, sockets and plugs.
Having done a visual inspection, if you have any concerns about certain pieces of equipment, you should have them checked immediately by a qualified electrician. If necessary, you should have them repaired or replace them.
Am I responsible for appliances owned by my tenant?
You are not responsible for appliances supplied by your tenant. However, ensuring that anything used in the property is safe and legal is in your interest, so make your tenants aware of the risks. There is information about safe appliance use from the Health and Safety Executive.
What is portable appliance testing (PAT)?
Portable appliances can be moved (even with difficulty) and have a cable and plug. They include kettles, toasters, TVs and white goods.
It is not compulsory, but carrying out portable appliance (PAT) testing on your electrical appliances is good practice. PAT Testing involves checking the appliances for safety through visual and electronic inspections.
Carry out PAT tests annually or between tenancies. Keep a log of the PAT tests and attach test labels to the appliances.
Do I need a qualified electrician to PAT test each appliance?
A competent person should do any electrical work with the necessary skills and experience. Many registered electricians will carry out PAT testing.
Is there anything else I should know about good practice regarding electrics?
Ensure you provide enough electrical sockets for your tenants’ needs – this will prevent them from bringing their own adaptors and extension cables, which could be dangerous. Remember that the number of sockets used by households in the digital age has increased dramatically.
Give your tenants copies of the instruction manuals for all appliances to ensure they can use them safely and efficiently.
Don’t necessarily opt for the cheapest when buying white goods and other appliances. Read reviews and look for the best value, prioritising safety. Register any new appliances with the manufacturer – that way, you will be informed of any product recalls or safety warnings.