landlords liability to electrical safety

leadhead

My brother has gone abroad to live, and I am overseeing the letting of his house(to a friend)....

Ive heard that its against regulations now to have the old type fuse boxes when letting....the house was built in the 70's and has its original fuse box......can anyone verify or correct this........or point me in the direction of any info re this...

leadhead

no takers on this??

theartfullodger

In Engerland (Scotland requires certificates)

Landlord's duties and responsibilities - fixed installation

A landlord must ensure that the fixed electrical installation is 'safe' with no unacceptable risk of injury or death, or damage to property. The fixed installation includes the consumer unit, fixed wires, wall sockets, light fittings & switches etc.

Items such as cookers and wall heaters are considered part of the fixed installation if they are permanently wired in, as against having a plug fitted for connection to a wall socket.

Whilst, (other than for HMOs,) there is no statutory requirement to have safety checks on electrical installations, the Landlord and Tenant Act 1985 requires the landlord to ensure the electrical installation is safe when the tenancy begins and that it is maintained in a safe condition throughout that tenancy.

&

Landlord's duties and responsibilities - portable electrical appliances

A landlord must ensure that any portable electrical appliance supplied is 'safe' with no unacceptable risk of injury or death, or damage to property.

Portable appliances are those that would normally have a plug fitted, and include all mains voltage equipment such as kettles, toasters, washing machines and fridges.

Whilst there is no statutory requirement to have safety checks completed on portable electrical appliances, the Landlord and Tenant Act 1985 requires the landlord to ensure that any appliance he has provided, is safe when the tenancy begins and that it is maintained in a safe condition throughout that tenancy.

1970s sounds a bit old - think you should consider the following 3 points...

a) If Tenant invites local council environmental health round on account of iffy electrics will you feel comfortable with the ensuing conversations/letters...
b) If worst happens and someone is hurt/killed, would you have a valid defence for having exercised "due care" when the case arrives in court, with the local press in attendance??
c) You are already withholding 25% of the rent for the tax man in accordance with the HMRC non-resident landlord scheme?? Tax man can be quote hard on local agents who (if their view) "Cheat" them...
http://www.hmrc.gov.uk/cnr/nr_landlords.htm

Also, even though it may be to a "friend" all other things required are still needed (eg gas safety cert!!!!)

Cheers!

Artful

clutton_2

there is no legal requirement to have any sort of certificate for electrical installations in rental property. However, you have a duty of care to your tenants. If you have any concerns i suggest you contact a NICCEIC electrician and ask for a Periodic inspection - about £100 for a small house.

G_M

leadhead wrote: »

My brother has gone abroad to live, and I am overseeing the letting of his house(to a friend)....

Ive heard that its against regulations now to have the old type fuse boxes when letting....the house was built in the 70's and has its original fuse box......can anyone verify or correct this........or point me in the direction of any info re this...

This is rubbish. As others have said, you have a duty of care, and the electrics must be safe.

Old-style fuse boxes do not meet current Building Regulation standards so could not be installed in a new house. However where they are already fitted they are perfectly legal. Thousands (millions) of houses have them. Many of which are rentals. Provided they are safe, there is no problem.

As pointed out, the question is, are you confident they are safe?

An inspection is a good idea, but be aware of the difference in the resulting report between "The fuse box does not meet current Building Regulations standards" and "The fuse box is unsafe".

These are totally different things.

tbs624

Leadhead - link for you here, you may also find it helpful to follow the link at the bottom of that page to 3 point checks. If a property is an HMO it would require an electrical check and if a T calls in the Council for an inspection of the property under HHSRS ( Housing Health and Safety rating System) LLs protect themselves by having a proper system of recodring what is checked, maintained, replaced etc.

If you need to use an electrician go via NAPIT ELECSA or NICEIC

leadhead

Thank you for all the constructive replies above....

We have decided to replace the old fuse boox with a 17th Edition Consumer Unit.....and get the Napit Engineer to carry out enough tests to ensure the property electrics are completely safe....

I had already had any electrical goods being left, PAT tested...

A CP12 gas safety test has been done, and an inspection for an EPC has been carried out and the certificate received.

Thanks again

clutton_2

sounds like you are doing all the right things.... how are you going to vet prospective tenants ?

DVardysShadow

leadhead wrote: »

Thank you for all the constructive replies above....

We have decided to replace the old fuse boox with a 17th Edition Consumer Unit.....and get the Napit Engineer to carry out enough tests to ensure the property electrics are completely safe....

I had already had any electrical goods being left, PAT tested...

There is no need to do this unless the fuses are rewireable. Cartridge fuses are fine.

The most common consumer units with rewireable fuses [Wylex] can be easily and cheaply upgraded to cartridge fuses or circuit breakers.

leadhead

clutton wrote: »

sounds like you are doing all the right things.... how are you going to vet prospective tenants ?

Fortunately , the person moving in has lived accross the road for 18 years, so is known to us.....this is the only reason I am acting as agent......

leadhead

DVardysShadow wrote: »

There is no need to do this unless the fuses are rewireable. Cartridge fuses are fine.

The most common consumer units with rewireable fuses [Wylex] can be easily and cheaply upgraded to cartridge fuses or circuit breakers.

I didnt know this, but bearing in mind, the price to replace the old stuff with an up to date unit is less than 2 weeks rent, we will have it replaced...but I will bear that in mind for my own fuse box....which was installed in 1963...I cant see the make, but its grey in colour and has a big "S" on the front...it has white ceramic pull-out rewireable fuses in it...

addendum....the fuses in the house to be let are rewireable.....