Renting - Electrical Maintenance Help

happy_as_annie

Hello,

I have recently moved into rental accomodation, and after inviting freinds round (one of whom is an electrician) have discovered that the bonding on the electricity is basically worn away. I have spoken to the landlord about this, however, he seems to be ignoring the problem, and I'm not entirely sure what to do. Is this part of his legal obligation to fix this? He seems to think that it is no big deal and isn't something which needs to be fixed as the electrcity is working, and so wonders why I'm so fussed.

This is the first time I've ever rented or lived anywhere alone, and so I'm not entirely sure what my rights are Any advice would be much appreciated.

Thank you, Annie

andrew09

Although there is no obligation for a landlord to get an electrical safety certificate (in the same way you need one for gas), your landlord has a duty of care to you and should take your concerns seriously. A lot of landlords do get an electrical periodic inspection report done and this would certainly pick up things like inadequate bonding.

There is a guide to landlord's responsibilities on the website of the electrical safety council (https://www.esc.org.uk) - have a read and send it on to your landlord/agent.

andrew09

And one other thing - a lot of landlord insurance policies require the landlord to have a periodic inspection report done... he may be invalidating his insurance too.

shandypants5

Bonding is usually the metal tabs and wires you see under your sink on the water pipes.

It just a way of making sure all metal parts of the house are connected to earth. (so your taps dont go live if a pipe touches a live wire)

Your Electrics will work fine without any bonding, but it is there to protect you from shock if something goes wrong.
So it does need fixing.

I cant imagine that ALL your bonding is worn away (not sure how any of it would get worn at all)

Maybe your Sparky just noticed a place where some of the bonding has broken off ?

It is quite common for the bond under the kitchen sink to get broken off by people using the cupboard.

Heres a link to more info. Clicky

happy_as_annie

Hello, thanks for your replies

andrew09 wrote: »

And one other thing - a lot of landlord insurance policies require the landlord to have a periodic inspection report done... he may be invalidating his insurance too.

Yeah, he has had this done as he was quick to point out when we took on the house. (He kept stating that he had certificates for this, that and the other, and how safety conscious he is etc.) and on the certificate I have since found in a cupboard (it states 'landlords copy') it has "bonding inadequate - consult electrician" on it, but still he has done nothing.

shandypants5 wrote: »

I cant imagine that ALL your bonding is worn away (not sure how any of it would get worn at all)

Maybe your Sparky just noticed a place where some of the bonding has broken off ?

I'm not sure how it could have worn away either (I only moved in 2 weeks ago) and the certificate I mentioned above is from May. I'm not, however, sure to what extent the bonding is worn away - it was basically a passing comment by the my friend's boyfriend that "you're bonding's gone - you want to speak to your landlord". I asked what could happen and he basically said if the electricity was to trip, then it wouldn't earth. Like I say though, all of that means very little to me. I will read through that link though, thank you

Thanks again, Annie

Madmel

I don't wish to alarm you, but the article below relates to friend who was killed last year due to non-existent bonding.

http://www.thisiscornwall.co.uk/homepagenews/Family-s-dream-ended-tragedy/article-1151276-detail/article.html

PLEASE forward this to your LL. Two gorgeous children are now motherless thanks to neglect of this problem.

happy_as_annie

Madmel wrote: »

I don't wish to alarm you, but the article below relates to friend who was killed last year due to non-existent bonding.

PLEASE forward this to your LL. Two gorgeous children are now motherless thanks to neglect of this problem.

I'm really sorry to hear about your friend. That is a terrible story.

Thank you for the information though, I will be sure to let the landlord know about this!

shandypants5

happy_as_annie wrote: »

I asked what could happen and he basically said if the electricity was to trip, then it wouldn't earth. Like I say though, all of that means very little to me. I will read through that link though, thank you

Thanks again, Annie

What he means is basically, if something were to go wrong with the wiring in your house and a "live" wire were to touch the pipework.
Then the POWER of the electricity would be connected Via the bonding wires down to earth.
The Trip, or fuse should then blow turning off the power and everyone is safe.

But if there is no bonding at all then the power just makes the pipwork and the steel sink and the taps all "live" as the power has no where to go.
Then when you grab the tap, the electricity tries to flow through YOU down to earth causing you to get a shock.

You could also get problems with only some pipes not bonded as this would possibly cause your hot tap to be live and your cold to be earth (orsomething similar)
So anyone holding both taps would most likely be electrocuted.
Like I said your electrics will work fine as long as there are no faults, but you are not really safe without proper bonding.

tbs624

Write to the LL, keeping a copy. Enclose a photocopy of the report you have found and confirm your friend's status as a qualified sparky & what he has said.Tell the LL that you want the matter sorting within 48 hours maximum and that you are sending a copy of the letter to your local Council's Tenancy Relations Officer (Private Sector Housing Team)

theartfullodger

Sorry to hear your story: Silly Landlord!!

(Write a letter, keep a copy...) Let the Landlord know that you are confident he will repair the problem rapidly. Then refer him to the HHSRS (Housing Health and Safety Rating System ) see
http://www.communities.gov.uk/housing/rentingandletting/housinghealth/
and that of the 29 risks one (23) is "Electrical Hazards" and you would prefer not to have to go to the bother of inviting the local council to come round and review the electric shock risk & also to see if the council find any more risks...
eg
http://www.slough.gov.uk/services/10766.aspx
The council can ultimately do the repair themselves & bill the lucky Landlord.

Herewith extract from government guidance to Landlords on Electrical Hazards...

23 ELECTRICAL HAZARDS
Include hazards from shock and burns resulting from exposure to electricity but not
risks associated with fire caused by deficiencies to the electrical installations, e.g.
ignition caused by a short circuit.
Health effects
Shock effects range from mild tingling sensations to disruption of normal
heartbeat/respiratory muscles, causing death. Can also cause burns.
Measures to lessen the likelihood of occurrence and reduce harm outcomes
• Electrical wiring installation meets the latest requirements of Institution of
Electrical Engineers/British Standard (BS 7671) (Often available in local
reference libraries);
• Adequate number of appropriately sited electrical socket outlets;
• Appropriately sited fuses and meters;
• Adequately earthed electrical system;
• Installation, i.e. supply/meters/fuses/wiring/sockets/light fittings/switches to be
maintained in good repair;
• Electrical installations to avoid close proximity to water including areas of
damp; and
• Lightning Protection System to be kept in good repair.
Hazard assessment
• A visual inspection of the electrical system and fixed appliances to identify
obvious hazards;
• Where there appear to be deficiencies that increase risk above average, then a
full inspection and test report by a qualified electrician/electrical engineer may
be necessary – in any event this may be desirable anyway at least every couple
of years; and
• The condition of associated leads and plugs of portable appliances should also
be taken into account in the assessment if they are provided as part of a rented
dwelling.

=====================
See also Shelter (The Housing & Homelessness Charity), the experts in these matters, guidance at
http://england.shelter.org.uk/get_advice/repairs_and_bad_conditions/repairs_in_private_lets/landlord_refusing_to_do_repairs
- in particular note the comments about eviction...

Cheers!

Lodger

happy_as_annie

Hello,

Just to thank everyone for their help! I will speak to the landlord armed with these facts, and probably come back for more advice should I have any trouble.

Thanks again, Annie