Singing Pig

Hi Everyone

I had a electrical installation report done last week on a house I have recently purchased to BTL.  Report came back with minor points in the main, one socket needed securing and gaps filled, and some trunking is required to cover cables etc which I intend to get my dad to do. The report declared the general condition of the installation was good but does not comply to current regulations, and that the overall assessment of the installation is unsatisfactory.

Can anyone advise if this is common?  I asked my electrician, and he said the house was safe but the 'unsatisfactory' bit has got me worried. 

Also I was going to write against each point the report has highlighted (such as the trunking) the date when it was rectified - would this be adequate to cover me should any accidents happen?

Lastly (and apologies for all the questions)  I have some tenants due to move in in a couple of weeks. They have asked could they remove a built-in cupboard in the box room to give them more room.  I said that would be fine.  However the inspection highlighted that the cupboard they want to remove used to contain the hot water tank - now no longer as the property has a combi boiler.  The previous owners used the feed from the old immersion switch to put a light in the cupboard, and this would have to be removed.

Where does this leave me with my tenants.  I don't want to go back and tell them no after saying yes, do I ask them to use the same electrician to take the light out or am I being over-cautious?

Many thanks for any advice.
 

piglet39:

 

Can anyone advise if this is common? 

Depends on the condition of the property! In my opinion the property must be satisfactory. Would you want to be renting somewhere where a professional electrician said it was unsatisfactory?

Also I was going to write against each point the report has highlighted (such as the trunking) the date when it was rectified - would this be adequate to cover me should any accidents happen?

Good idea. I would probably get an electrician to do the work and all work carried out must be listed on the invoice as proof of repairs.You can offset the repairs against your tax.

Lastly (and apologies for all the questions)  I have some tenants due to move in in a couple of weeks. They have asked could they remove a built-in cupboard in the box room to give them more room.  I said that would be fine.  However the inspection highlighted that the cupboard they want to remove used to contain the hot water tank - now no longer as the property has a combi boiler.  The previous owners used the feed from the old immersion switch to put a light in the cupboard, and this would have to be removed.Where does this leave me with my tenants.  I don't want to go back and tell them no after saying yes, do I ask them to use the same electrician to take the light out or am I being over-cautious? 

Not sure what you mean by removing a built in cupboard, do you mean just removing some doors or are they ripping out the insides as well? Either way I would just do the work myself and get an electrician to make sure the light is safe or just remove it if you want, that way you'll have peace of mind. I'd be reluctant to let my tenants rip out a cupboard incase they damage the walls or anything else.
 

piglet39:

Hi Everyone

I had a electrical installation report done last week on a house I have recently purchased to BTL.  Report came back with minor points in the main, one socket needed securing and gaps filled, and some trunking is required to cover cables etc which I intend to get my dad to do. The report declared the general condition of the installation was good but does not comply to current regulations, and that the overall assessment of the installation is unsatisfactory.

Can anyone advise if this is common?  I asked my electrician, and he said the house was safe but the 'unsatisfactory' bit has got me worried. 

Also I was going to write against each point the report has highlighted (such as the trunking) the date when it was rectified - would this be adequate to cover me should any accidents happen?

Lastly (and apologies for all the questions)  I have some tenants due to move in in a couple of weeks. They have asked could they remove a built-in cupboard in the box room to give them more room.  I said that would be fine.  However the inspection highlighted that the cupboard they want to remove used to contain the hot water tank - now no longer as the property has a combi boiler.  The previous owners used the feed from the old immersion switch to put a light in the cupboard, and this would have to be removed.

Where does this leave me with my tenants.  I don't want to go back and tell them no after saying yes, do I ask them to use the same electrician to take the light out or am I being over-cautious?

Many thanks for any advice.
 

Hi There,

Because your electrical installation isnt to current regulations doesnt mean that its not safe. The reg's update every year and its most likely that many houses are not to 'current reg's'

A few points: If its an old installation update (if its not done already) your fuse board to a 'consumer unit' with MCB's (miniture circuit breakers) and an RCD (residual current device) - The RCD is the most import bit of kit to prevent electrical shock - It will 'trip' the circuit if, for example a 'live' wire is shorted or goes to earth. The MCB's will trip on 'over-current'.

Also, ensure that are the copper pipes in the property (gas and water) are adequately bonded to the 'main earth' - Again to prevent electrical shock if any of them become live.

Make sure your electrician is Part P qualified and request that he provides 'electrical test sheets' after any modification to the electrics. The test sheets are then your proof that the installation is 'sound' for your tenants.

I used to work in commercial electrical engineering a few years back - before taking the helm at SP.

Hope that helps

piglet39:

Lastly (and apologies for all the questions)  I have some tenants due to move in in a couple of weeks. They have asked could they remove a built-in cupboard in the box room to give them more room.  I said that would be fine.

I would urge extreme caution in this, and if at all possible NOT allow the tenants to do the work themselves.

Aside from the question of liability should anything go wrong, you have no knowledge of their workmanship. It could end up looking like a demolition site, and if so, having given permission, you would find it difficult to obtain redress.

If it seems a good idea, get it done before they move in. 

NEVER allow any tenant to touch gas or electric  EVER  - you are responsible if anything goes wrong  - 

either remove the cupboard yourself and pay for it. or tell them "sorry  my landlords association has advised me against allowing you to do  this  - you will have to take the property as it is i'm afraid. " 

you really need to get your electrician to do a ""period inspection report""  - after he has rectified the faults  - this gives you both electrical and legal protection  - usually for 5 or 10 years, depending on the installation.

Hi

Many thanks to you all for taking the time to reply.  The electrical installation report I have had done was a periodic inspection report (sorry if I never made it clear), and the next inspection is recommended in 10 years time.  That is what I find strange.  It has come out with an overall assessment of unsatisfactory despite the electrician saying the house was safe. He wrote on the report that the overall condition of the installation is generally good but does not comply to current regs. I guess as David B says - unsatisfactory is just because it is not to current regs. 

I am getting a consumer unit installed this week - that was the most major item, the rest as I say is just getting trunking on cables, and clipping up loose wires.

seems to me that you have done everything you can

if the tenants want more storage in this cupboard, then ask if they want shelves or hanging rails (dead cheap)  and put those in there for them, and leave the light in  - this may be cheaper in the long run.  This is your house - you say  what happens inside it structurally.

b w 

David A:

Aside from the question of liability should anything go wrong, you have no knowledge of their workmanship. It could end up looking like a demolition site, and if so, having given permission, you would find it difficult to obtain redress.

And don't let them decorate either!!

I just agreed a let with a lady who plans to be a very long term tenant and asked me if she could recarpet and decorate as her son has autism and she wants everything 'new'.

Sure I said as she proceeded to steam and hack all the palster off the walls in the living room - back to the bare brick!!

Then tell me according to the AST 'structural repairs' are the landlords repsonsibilty and can I get it fixed as soon as possible!!

Don't think so - damage is the tenants responsibility! You gotta love this business!