Beatrice Lang
Landlords are required by law to ensure that the electrical installations in their properties are safe. This involves hiring a qualified electrician to carry out inspections and tests on all electrical installations, including sockets, light fittings, plug sockets, electrical wiring, and fuse boxes. These electrical safety checks are mandatory and must be conducted at least once every five years, with reports provided to tenants and local authorities. While PAT testing of portable appliances is not legally required, it is good practice for landlords to ensure the safety of items like kettles, toasters, and white goods. The cost of electrical safety certificates varies depending on property size, the number of appliances tested, and system complexity.
| Characteristics | Values |
|---|---|
| Legal requirement | Yes |
| Frequency | Every 5 years |
| Who should conduct the test | A 'qualified and competent' person, a registered electrician, or a competent, trained engineer |
| What does the test involve | Visual inspection, testing the electrics by running a current through the circuits, checking for signs of wear, damage, or outdated installations that may pose safety risks, ensuring that all electrical installations meet current regulations and safety standards |
| Cost | Depends on the property size, the number of appliances requiring testing, and the complexity of the electrical system |
| Time taken | 30 minutes to an hour |
| Report | Electrical Installation Condition Report (EICR) |
| Who should receive the report | Tenants (within 28 days of the inspection or at the start of a new tenancy), local authority (within 7 days of receiving a request), and the person who conducts the next inspection |
| Portable appliance testing (PAT) | Not a legal requirement but recommended |
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What You'll Learn
Visual inspection and testing
During the visual inspection, the electrician will look for any signs of wear and tear, damage, or outdated installations that may pose safety risks. They will also check for issues with electrical work, such as frayed leads, damaged plugs, visible wires, loose screws, and signs of overheating or water damage. Additionally, they will inspect for any appliances in contact with water or cables trapped under furniture.
If the landlord provides any appliances, they are responsible for ensuring their safety through portable appliance testing (PAT). PAT testing involves visually inspecting the appliance, its leads, and plugs and may include further electronic tests. While PAT testing is not a legal requirement, it is good practice to conduct it annually and keep a log of the tests.
After the visual inspection and testing, the electrician will produce a comprehensive Electrical Installation Condition Report (EICR) or Electrical Installation Condition Report (EIC). This report indicates whether each element of the inspection is satisfactory or unsatisfactory and includes any necessary remedial work or investigative actions with due dates.
Landlords must obtain and supply a copy of the EICR or electrical inspection certificate report to existing tenants within 28 days of the completed inspection and to new and prospective tenants before they occupy the premises. The report also specifies the date for the next electrical safety check, which is typically required every five years.
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Qualified and competent person
Landlords must ensure that the person carrying out the electrical safety inspection is qualified and competent. This usually means a registered electrician with qualifications such as a Certificate in Electrical Installation and Certificate in Electrical Regulations. You can ask to see the inspector's qualifications before they carry out the testing. You can also check whether the inspector is a member of a competent person scheme.
The inspector will carry out a visual inspection and test the electrics by running a current through the circuits. They will check for signs of wear, damage, or outdated installations that may pose safety risks. They will also ensure that all electrical installations meet current regulations and safety standards.
At the end of the inspection, the inspector will produce a comprehensive report, usually an Electrical Installation Condition Report (EICR), indicating whether each element of the inspection is satisfactory or unsatisfactory. If any further investigative work or remedial actions are required, these will be listed on the report with a due date.
It is the landlord's responsibility to obtain this report and supply a copy to the tenant within 28 days of the inspection. They must also supply a copy to a new tenant before they occupy the premises and to any prospective tenant within 28 days of receiving a request for the report. The landlord must also supply a copy to the local authority if requested.
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Electrical safety report
An electrical safety report is a crucial aspect of ensuring the safety of tenants in rented properties. The report is generated following a comprehensive inspection and testing of the electrical installations in the property. This process is a legal requirement for landlords, with specific guidelines to be followed.
Inspection and Testing:
The inspection and testing procedures involve a qualified engineer or electrician examining the electrical installations in the rental property. This includes sockets, light fittings, consumer units, wiring, and fixed electrical parts. A visual inspection is carried out to identify any signs of wear, damage, or outdated components that may pose safety risks. Additionally, the electrician will run a current through the circuits to ensure their proper functioning.
Report Generation:
Following the inspection and testing, the electrician will produce a comprehensive electrical installation condition report (EICR). This report indicates whether each element of the inspection is satisfactory or unsatisfactory. It includes details such as the inspection and testing dates, outcomes, and any necessary remedial work or investigative actions required. The report also specifies the timeline for completing any recommended repairs or further checks, typically within 28 days of the report.
Report Distribution:
Landlords are legally obligated to distribute the electrical safety report to relevant parties. Existing tenants must receive a copy of the report within 28 days of the inspection. Additionally, new tenants must be provided with the report before they occupy the premises. Landlords should also supply the report to the local authority if requested. It is recommended to keep a copy of the report for the next inspection and to provide it to the inspecting authority within seven days of their request.
Frequency of Inspections:
Electrical safety inspections and reports are required at intervals of no longer than every five years. However, if the property has been recently built or rewired within the last five years, an electrical installation certificate (EIC) can be provided instead of conducting a full safety check. Additionally, it is good practice for landlords to carry out annual portable appliance tests (PAT) on provided electrical appliances.
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Repairs and retesting
If an electrician or engineer identifies any issues during the inspection, repairs must be carried out to make the property safe for tenants. Landlords have 28 days to complete any necessary repairs and retesting. The electrician or engineer will provide a comprehensive report, such as an Electrical Installation Condition Report (EICR), detailing any issues and recommending a due date for remedial work.
It is best to carry out all repairs before a new tenant moves into the property, if possible. If a tenant moves into a property with unsafe electrics, they are at risk of injury, and the landlord will be liable.
Tenants have certain rights during the repair process. They have the right to stay in their home while the work is carried out, although they could request a rent reduction for the duration of the work. If it is not safe or reasonable to live in the property, tenants can ask the council's homeless team for help. However, tenants do not have the right to end a fixed-term tenancy early or withhold rent, even if the landlord has broken the law.
After repairs are completed, the landlord must provide written confirmation to the tenant and the local authority within 28 days. The landlord must also write to the council within four weeks to confirm that the work has been done.
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Portable appliance testing (PAT)
PAT testing involves a visual inspection of portable appliances to assess their physical condition, followed by various tests to check that each appliance is in proper working order. The tests include measuring earth continuity (the connection between the earth pin on the plug and the appliance's case), the insulation resistance of the appliance, and whether the lead is wired correctly (lead polarity). If there is a fault in any of these components, the appliance poses a serious health and safety risk to tenants.
PAT testing can be carried out by the landlord or a qualified electrician. Most registered electricians will carry out PAT testing. It is generally recommended to perform a PAT test every 6-12 months to ensure safety obligations are being met.
The primary purpose of PAT testing for landlords is to minimise the risk of electrical hazards in a rental property, which could lead to injury or worse for a tenant. By conducting PAT testing, landlords can identify any electrical faults or hazards in their portable appliances and take corrective action to make their property safe for tenants.
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Frequently asked questions
Landlords must have the electrical installations in their properties inspected and tested at intervals of no longer than every 5 years.
The inspection must be carried out by a 'qualified and competent' person. This usually means a registered electrician with qualifications such as a Certificate in Electrical Installation and Certificate in Electrical Regulations.
The electrical safety test involves a series of electrical installation tests. The electrician will check for signs of wear, damage, or outdated installations that may pose safety risks. They will also ensure that all electrical installations meet current regulations and safety standards.
After the inspection, the electrician will produce an Electrical Installation Condition Report (EICR) that indicates whether each element of the inspection is satisfactory or unsatisfactory. If any further work is required, it should be completed within 28 days of the report. Landlords must supply a copy of the EICR to their tenants and the local authority if requested.
No, landlords are not legally required to safety check portable electrical appliances such as white goods, TVs, kettles, and toasters. However, it is good practice to carry out portable appliance testing (PAT) on these electrical appliances.
