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Should you get an electrical certificate for your property?

Started by Mr X, January 12, 2012, 12:43:28 PM

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Mr X

Afternoon all

I am currently facing a dilemma. The more I talk to other landlords, the more I am starting to feel as though I should have had the electrics verified by a qualified electrician before letting my first property.

What I did do is have my mate's dad have a look at the entire electrics, and he confirmed all was safe. He has been doing his own electrics for over 30 years and knows what he's doing, however, he is not certified so wont really stand in court should a problem arise.

My question is do you get the electrics tested? If so, how often would you do this? Anually or whenever a new tenant moves in?

Also is there a correct name for this type of certification? For example, a gas certificate is CP12.

Sorry if this sounds slightly naive, but I feel it is a bit of a grey area. If you can be prosecuted if the electrics are found to be unsafe, why have they not made it a legality like a gas certificate, or EPC?

Thanks in advance

Armin

I had the electrics done because I was thinking (and still am) for signing up to the Sheffield Council Responsible Landlord scheme for which that was a prerequisite. The electricial checked every single socket and found most of them not being properly grounded. Some light fittings were not grounded either and had to be replaced and the switch box (consumer unit) was 50+ years old (wired fuses which had to be rewired when blown). So that had to be replaced as well.

Total amounted to just shy of £500 including certificate.

Would I do it again? Probably not if there are no obvious issues related to electrics. (like ancient fuse box, obviously bodged cabling etc).

Good luck,

-Armin

Mr X

Cheers for the reply Armin.

Blimey £500! That must have been a real shocker.

Well that is my predicament. All sockets/wiring has been inspected, fuse box looks new, all an electrician would do is just sign it off and issue a certificate. I'd be very surprised if he finds something of risk which my mate's dad has missed.

I think the only risk here is if the tenant fiddles with the electrics and then says it was like that when he/she moved in, then goes to court, and would fall on me to prove it was not like that. As Denzel says - 'It's not what you know, It's what you can prove'.

I have heard a way to counteract this is to include all sockets and anything which can be seen electrically on the inventory? What do you think about that?

Armin

If it's just a question of getting a certificate, I'd do get if it's less than £100 quoted.

I'd include all fixtures and fittings on the inventory. Including all switches and sockets. But other people consider that too much - I don't. The deposit will be held in a scheme and unless you can prove that the switch/socket was in working condition at the beginning of the tenancy (via the inventory), then you won't get reimbursed from the deposit for the burden of proof lies with you.

-Armin

Jeremy

Hi Mr X,

I get my electrics tested annually, irrespective of change or continuation of tenant.  I also do a full inspection every five years, used to be called the "Five Year Inspection" years ago, before life got over-complicated by stupid "CP12" jargon.

The last two times I've had a full five year inspection it's thrown up problems which needed fixing.  One was a couple of sockets, the other was a re-wire of the lighting ring main.  Both were surprise results as the properties appeared to be good build quality.  I'm glad I arranged the inspections because I know my tenants are safe (the remedial work got done) and I won't face fines or prison if something goes wrong.

I also send the tenants a copy of all inspection reports (whether they ask for them or not), so they know the house they are living in is safe.

I don't like to advertise other people but I use Gas-Elec.  A nationally franchised firm.  They use people who are both gas and electrics qualified.  So in one visit you can get the mandatory gas, electrical inspection, all appliances checked out and boiler service all sorted in one go.  Much more convenient to the tenant / you to have just one visit to sort out everything.  But a little bit more expensive than your local sparky / gas fitter.  But no-one else seems to offer combined gas and electrical inspection / servicing.

This might sound like turkeys voting for Christmas, but I just wish the government would make electrical inspection mandatory.  It would make no difference to me and it might drive a few cowboys out of the business and boost the public's reputation for those who stay in the industry and want to be good landlords.  Look at all the stuff we've had on the blogs with tenants worried about the state of their electrics and the uncertain help they get back from the blogging community.

Finally: I have sockets, pendants, switches and that sort of thing on inventories and the words next to each one cover off that it is working and not damaged.

Hope this helps.

ciaraboo

To answer your query, I don't think there is any obligation for a landlord to have electrics tested although it could be useful - this article covers off a lot of your questions and explains why you might consider getting it done

http://lovemypad.com/landlord-obligations-electricity-2/

The article was taken from Landlord Law, a business headed up by Tessa Shepperson (google her!) a well known and very respected property solicitor, so I would comment these facts would be accurate.

Hope it helps

ciaraboo

Mr X

Thanks guys, yeh I have decided to get it done. Better to be safe then sorry I suppose.

Jeremy I agree it should be made a mandatory. Both landlords and tenants would benefit, and would be straight forward so landlords wouldn't need to ask around on a forum for advice if they should or shouldn't when they clearly should  ;) Thanks for that recommendation, I will check them out.

Thanks for that Ciaraboo, yeh Landlord Law is one of my bookmarked blogs, I agree Tessa knows her shit