Do I really need sealed light units?

Do I really need sealed light units?

8:59 AM, 10th May 2024, About a month ago 7

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Hello, We have a small portfolio of properties and for various reasons, one of which is managed for the last five years, via a property agency, where the others are managed by ourselves.

The tenant has been the same tenant over the same duration. Following this year’s inspection, the agency have reported that none of the en suite, family bathroom or downstairs shower room have sealed light units.

These are the same light fitting since the agency took over the property. I have spoken to the tenant who states that they have not raised the subject of the lights with the agency.

The agency claim that this is a legal safety requirement and all light fittings will need to be changed.

I’ve searched and read several documents but can find no reference to lights needing to be sealed light units.

I’ve no objection to changing them but can someone point me in the direction of the legislation, as it must be a new stipulation that I may have missed?

Thank you,

Ian


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Comments

Graham Bowcock

9:52 AM, 10th May 2024, About a month ago

Hi Ian
Do you have an EICR? if so this should cover off the lighting units. There are specific requirements for bathroom lighting, but in my experience the EICR picks these up.

Ask the agent to send you their guidance and reasoning. As an agent myself I would not give direct advice on this matter, but would (to reiterate) refer to the EICR. I am not qualified and suspect your agent isn't either.

N N

10:16 AM, 10th May 2024, About a month ago

Your agent is referring to IP rating. You can Google 'bathroom light IP rating'. It's also true this should be picked up on the electric cert if a change is needed.
In general, bathroom lights slightly remote from the shower can have an IP44 rating. This is the case with most places.
Lights in the shower zone will need higher rating like IP66.
You shouldn't have a regular light in bathroom.

It's possible, I would think probable, the agent doesn't know what they're looking at. Some bathroom spotlights for example look identical to normal ones.

Simon F

12:12 PM, 10th May 2024, About a month ago

Zone 1+2 (where IP44 rated fittings needed) extends to 60cm away from a bath or shower, and upto a height of 2.25m plus any inset lights directly above bath or shower. Any issue in this regard would be noted on the EICR, and probably result in a "fail".

Most bathroom light fittings are above 2.25m and outside Zone 2.

It's likely the agent doesn't understand the details of the requirements. Ask the agent for a copy of the EICR, and to explain their logic given that no such issue has not been noted by the fully qualified electrician in the EICR.

And remember they get circa 10% of all work contracted through them which creates an incentive.

DAMIEN RAFFERTY

15:29 PM, 10th May 2024, About a month ago

With the same tenant for the last 5 years could you consider upgrading the lights ?
Maybe emergency lighting on landing and hallway with battery back up.
LED bulbs in every light fitting.
Saves your tenant money on energy bills and helps with your EPC.
Has the property got a current up to date EICR ?

EECLondon

16:52 PM, 10th May 2024, About a month ago

If the light fittings are above 2.25 meters (to the lowest point) and are installed in accordance with manufacturers recommendations then they would not need to be sealed or IP65/IP 66. Below 2.25 meters or in the 600mm zone horizontal then you need consider. You should have a EICR if you are renting out dwellings. This should clearly identify compliance or not. I trust there is no sauna in any of the spaces where the issue has occurred.

PH

18:02 PM, 10th May 2024, About a month ago

Reply to the comment left by Simon F at 10/05/2024 - 12:12
With reference to your final paragraph my agent YM recently told me that my house needed new CO alarms as none were present.
I knew for sure that they were there 2 months earlier when the new tennant moved in so I spoke to the tennant who then sent me photos of them in place .
Needless to say the agent issued a full apology for their error. I mean....how the hell can you miss alarms that are clearly visible !
I have warned them regarding their future conduct and I've no doubt they'll tread carefully from now on.

Laura Delow

11:21 AM, 11th May 2024, About a month ago

The following link is extremely good advice on what IP rating each light fitting should be
https://www.qssupplies.co.uk/bathroom-zones-in-the-uk-and-ip-rating-explained.html

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