Fuseboard Confusion!

by Readers Question

14:13 PM, 27th February 2020
About 7 months ago

Fuseboard Confusion!

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Fuseboard Confusion!

I am just about to have the five year DEIC Report done on a block containing 4 one bed flats. We use the same electrician we have used for years, but even he is confused about the plastic board replacement to a metal one.

Does he HAVE to replace the plastic boards if he feels the rest of the system is safe? I am sure I read somewhere replacement isn’t mandatory.

Or is this only for domestic homes where you live yourself, rather than properties you let?

Many thanks

Reluctant landlord



Comments

Monty Bodkin

13:05 PM, 28th February 2020
About 7 months ago

It will come down to how judges actually apply the (yet to be finalised) Electrical Safety Standards in the Private Rented Sector Regulations 2020.

Not how electricians think it should be interpreted.

Paul landlord

13:24 PM, 28th February 2020
About 7 months ago

Reply to the comment left by Monty Bodkin at 28/02/2020 - 13:05
As in the same discussion last week we as electricians and inspectors know already how the regulations are applied and coded- as already stated. But when you read the badly written forthcoming landlord regulation on EICRs then it may be we are charged with reporting to two standards based on whether its owner occupied or rented.

If C3s which grant a pass are to be made a mandatory change for let properties then as I said last week we as landlords got a serious problem. You will have read the frequency of regulation change in my post above. We'll spend all our time chasing round our portfolios at great time and expense upgrading the electrics. It will be non stop. Lets hope commonsense prevails

Monty Bodkin

13:25 PM, 28th February 2020
About 7 months ago

Reply to the comment left by paul landlord at 28/02/2020 - 12:46
Not a bad idea to change it

Good luck to any landlord relying on that advice at a possession hearing.

Sorry to be blunt but the issue is not how knowledgeable electricians apply common sense to the regulations. It is how defence lawyers will weasel the wording to keep non paying tenants in properties indefinitely.

paul robinson

13:31 PM, 28th February 2020
About 7 months ago

Reply to the comment left by Monty Bodkin at 28/02/2020 - 13:05
Not sure a judge is the 1st port of call - maybe if someone gets fined or died.

To do a periodic test, Electricians will just follow the already in place guidance in the BS etc

paul robinson

13:33 PM, 28th February 2020
About 7 months ago

Reply to the comment left by Monty Bodkin at 28/02/2020 - 13:25
Fair comment,

But luckily the majority of decent landlords don’t have such issue with bad tenants or some weasel defence lawyer.

But would agree the PRS is becoming somewhat of a mind field

Paul landlord

13:52 PM, 28th February 2020
About 7 months ago

And yes in light of the finalising of legislation in the rental sector i have suspended any of my planned board changes.

In 2022 AFDD devices are expected to be mandatory at huge expense on new boards. It would be a complete waste of time changing them now only to have to be done again in 2 years.

And by the way its not electricians interpretation that counts at the momrnt we speak the language of the British Standard BD7671

Graham Bowcock

19:38 PM, 28th February 2020
About 7 months ago

I've been changing mine to metal as the tests get done. In most cases there are a number of issues to resolve, so replacing the consumer unit is not a massive additional cost whilst the electrician is on site.

Whilst I know it's not a legal requirement, it does help me sleep better. I am all in favour of making sure that my tenants can also sleep soundly in houses that are as safe as I can get them.

I have also had my own boards changed at home, even though they were new ten years ago. The electrician said (and I agreed) that the existing boards were under the wooden staircase and if they caught fire then escape may be prevented. Again, I'm happy to sleep at night.

Monty Bodkin

21:13 PM, 28th February 2020
About 7 months ago

Reply to the comment left by Graham Bowcock at 28/02/2020 - 19:38
Did you also upgrade every time all these changes came out?
(Just to make your houses as safe as you could make them.)

2008 BS7671 17th edition
2011 Amm1
2013 Amm2
2015 Amm3
2018 BS7671 18th edition
Few weeks ago amm1 came out
2022 amm2 scheduled for release.

Lancs Hotpot

8:07 AM, 29th February 2020
About 7 months ago

Have a look at ESF best practice guide 4.. it’s free to download and gives landlords and inspectors useful information with regards to suggested coding of departures to the current version of BS7671

Mick Roberts

8:45 AM, 29th February 2020
About 7 months ago

Reply to the comment left by Monty Bodkin at 28/02/2020 - 21:13That's right Monty.
U can't keep changing every time new rule comes out.
I had to do 36 EICR's in 1 month courtesy of wrongful information demands from Nottingham Council Selective Licensing.
Electricians would say Ooh need newest latest board. Bulls__t.
We got the RCD protection, it was the latest one 2 years ago, we ain't now putting metal one in cause that's the latest regs. As I understand it, if when HAVING TO replace the board, u then change it to the latest one. Not just cause a new lw rule reg come in.
Gees, they'll be out-pricing every high earning tenant soon.
And as people say above, these new electric ones we've been fitting last 2 years, will they in 2 years say Ooh they no good now, we need carbon fibre. More landlords exiting. Existing ones will be like Julios Caesar if that's how u spell it. Be able to command whatever he likes.

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