Maintenance - specifically electrical

TUS

We let via a small local company who own a number of properties in the area. Is a LL legally obliged to perform some kind of routine electrical safety maintenance tests, etc?

We have the gas safe guy around to do the gas safety tests ... but we've never had someone to check the safety of the electrical systems in the house.

My partners father is an ex-leccy and thinks the circuits in the property are aged and in need of repair/replacement. We have the big old style fuses which blow on a monthly basis and father-in-law replaces the fuse wire. But at the end of the day, if they're blowing then something is not right.

I've asked the LL to send someone, but she's been a bit lax about it. Just wondering if there's any obligations?

Thanks.

adg1

No there is no legal requirement to check the electrical safety of a property.

Most landlords will out of a duty of care but ther eis no legal writ forcing them to do it unlike for gas safety.

Some tenancies require an NIC/EIC certificate but they tend to be through local authorities.

Given that your fuses keep blowing I'd press for a check to be carried out and suggest you pay halves with the landlord?

shane42

let me explain something to you

old style operating devices like fuses are unlikely to operate regulary unless certain conditions are met
1) overload of fairly significant levels, a 5 amp fuse will not operate at 5 amps it will take hours to operate at about 9 amps weeks at 7 amps and this is constant 24/7 use are your lights on 24/7 ? no so its massive oveload or something else she same appies to the socket fuse at 30 amp

2) short circuit , so a fault in wiring or appliance

3) fault protection , fault between phase and earth ( or neutral and earth if rcd in place) with a fuse you need a significant fault

fuses dont just operate like modern MCB's they are far less sensitive

the upshot it needs checking in all cases.

TUS

Thanks for the replies. I'm going to ask them to send someone again - although I don't agree with paying anything to be honest. Its quite possible it could be a big job.

We live in a masionette and the attic has been converted into a bedroom. Apparently the wiring up there is really poorly done, so we've never used any appliances up their - just the ceiling lights.

Our lights certainly are not on 24/7 but the bulbs in the living room regularly blow when the fuses go. The last time, when the light switch was turned on the bulb literally blew out of the stock - it was lucky our toddler wasn't on the floor underneath. The fuse needed rewiring again.

The LL has sent someone out in the past, as the first time it happened it triggered the house alarm which wouldn't turn off. The guy disconnected the house alarm, fixed the fuse and left.

Think I'll put my request in writing this time.

tbs624

TUS wrote: »

Thanks for the replies. I'm going to ask them to send someone again - although I don't agree with paying anything to be honest. Its quite possible it could be a big job.

We live in a masionette and the attic has been converted into a bedroom. Apparently the wiring up there is really poorly done, so we've never used any appliances up their - just the ceiling lights.

Our lights certainly are not on 24/7 but the bulbs in the living room regularly blow when the fuses go. The last time, when the light switch was turned on the bulb literally blew out of the stock - it was lucky our toddler wasn't on the floor underneath. The fuse needed rewiring again.

The LL has sent someone out in the past, as the first time it happened it triggered the house alarm which wouldn't turn off. The guy disconnected the house alarm, fixed the fuse and left.

Think I'll put my request in writing this time.

Always important to put any repairs/maint issues in writing - in your letter refer to previous conversations/visits and the dates if you can recall them. See here and here for the relevant legislation under which elec safety in rented premises is governed. A LL's insurance policies would also usually insist on a maintenance regime for electrics.

poppysarah

If the fuses blow regularly then you have a fire waiting to happen.

right now double check the smoke alarms work in the property and write to the LL asking for an urgent safety check.

Also ring the local fire brigade and get them to come and fit a decent smoke detector. It's free and well worth doing. You might need to check with your LL ... but I'd just do it and not worry.

tbs624

adg1 wrote: »

No there is no legal requirement to check the electrical safety of a property.

Most landlords will out of a duty of care but ther eis no legal writ forcing them to do it unlike for gas safety.

Some tenancies require an NIC/EIC certificate but they tend to be through local authorities.
?

HHSRS ( Housing Health and Safety Rating System - see Housing Act 2004) covers electrical safety/hazards . Certs of elec safety are not only done by those registered with NICEIC.

TUS

tbs624 wrote: »

Always important to put any repairs/maint issues in writing - in your letter refer to previous conversations/visits and the dates if you can recall them. See here and here for the relevant legislation under which elec safety in rented premises is governed. A LL's insurance policies would also usually insist on a maintenance regime for electrics.

Thanks for the links, very damming!!

TUS

poppysarah wrote: »

If the fuses blow regularly then you have a fire waiting to happen.

right now double check the smoke alarms work in the property and write to the LL asking for an urgent safety check.

Also ring the local fire brigade and get them to come and fit a decent smoke detector. It's free and well worth doing. You might need to check with your LL ... but I'd just do it and not worry.

Thanks ... its worrying with 2 children in the house. We have smoke alarms fitted and I check them regularly to ensure they are working. I have another spare one actually so I'll get that put up as well - can't be too safe.

poppysarah

Put request in writing to landlord. Keep a copy.
Keep record of when it trips and what action is taken.

What lightbulbs are you buying? Modern ones or oldy ones? The old ones had a bad batch from Eastern Europe (Can I say that without Gordon calling me a bigot?) that caused lots of fuse blowing... Electrician told me.

If you're having proper low energy bulbs blow then there's something really not right.

After a week speak to the private sector housing team and ask them for advice. Get a log reference for the call you make and ask for the name of the person you speak to. Make a point of saying something like "OK can you spell that for me" so they know you're writing it down. Council staff sometimes work better when they know they are dealing with someone who writes things down.

TUS

We always use low energy bulbs. The light in the living room is one of these things with 3 bulbs coming out of it ... its not always the same one that blows. We have an open plan dining area and the bulb in there has also blown, causing the fuse to trip. So its always lights causing the trip, but different lights.

Thanks for the advice.