paul landlord

Registered with Property118.com
Saturday 14th December 2013


Latest Comments

Total Number of Property118 Comments: 62

paul landlord

10:55 AM, 2nd July 2020
About A week ago

Electrical Safety Standards from 1/7/20 new tenancies and 1/04/21 existing

Reply to the comment left by Porky at 02/07/2020 - 09:00
Not quite sure if im reading this right so my apologies if I'm misunderstanding you.

Are you saying that if you are found through no fault of the tenant, you are found to be allowing them to reside in a property with a 'dangerous electrical installation', you want to choose to leave the dangerous electrics and use the fact you are letting them live in dangerous conditions as excuse to evict the tenant?

If so then firstly id say your in breach of various Acts by not supplying the tenant with a safe property.

Why would you not want to fix dangerous electrics?

Why should they be evicted through you failing to act as a responsible landlord?

In any case as I read the statement it says you are duty bound to have the C1s and C2s corrected within 28 days or the council have the power to do it for you and charge you (I imagine quite handsomely too). And that can be on top of a hefty fine for failing in your duties.

Im a registered electrician as well as a landlord by the way.

My advice is if you are electrics are dangerous then make them safe.

If a gas safety cert showed a hazard what options do you consider you contemplate you would have out of interest?... Read More

paul landlord

18:59 PM, 19th June 2020
About 3 weeks ago

Who pays what? I'm out of pocket!

With respect i have to say 'you serious??'

5 days missing rent?

In all honesty as a landlord having been in the game for 30 years with a few dozen properties I have to say 'if 5 days missing rent is all you got to worry about you onto a good number. '... Read More

paul landlord

14:11 PM, 2nd June 2020
About a month ago

NAPIT electrical testing exceeds new regulation requirements?

Reply to the comment left by AP at 30/05/2020 - 08:40
Hi and many apologies for slow response on this- mistakenly i didn't subscribe to the postings.

You seem to have a messy situation with bad advice for something that is very straightforward!

First of all any installation done properly to the 2008 17th edition regs should not have any issues that warrant anything above C3 unless the installation has been altered and faults introduced.

An FI is 100% definitely a fail 'unsatisfactory for continued use' no argument. The reason is that further investigation of the issue may result in the finding of a C2 or C1 fault which is a fail.

A circuit that cannot be traced and nothing is affected with the breaker off would lead to an FI (fail) but any sensible electrician- with the consent of the client- would just disconnect it from the board, make the ends safe and leave it in the back of the box 'just in case'. This would give you a pass. I do this at the time with no charge- it takes 5 minutes and customer gets a pass, nothing is adversely affected and everyone is happy.

Just get the circuit disconnected. Leaving the breaker off isn't satisfactory- it can be turned on again.

And then an rcd issue creating a c1- cr*p.

If all circuits are rcd protected- and the 2008 regs pretty much demanded it with very few get outs you wouldn't want to use anyway!

But the C1 or C2 is academic as t would be a fail

As say option easy. Disconnect the circuit.

Hope this is in time to help!... Read More

paul landlord

16:10 PM, 26th May 2020
About 2 months ago

NAPIT electrical testing exceeds new regulation requirements?

To clear up any confusion.

Since time began all EICRs have been completed with reference to the latest edition of the regulations in play- even tho the regs change every few years (eg 2008 17th edition, 2011 ammendment 1 ,2013 amm2, 2015 amm3, 2018 18th edition and we just had amm1 to the 18th edition a few months ago. Amm 1 was already being worked on in 2018 before the 18th went to print the same year!)

The vast majority of changes are not retrospective and just get a fault code 3 applied for any non compliance (recommended improvement but still a pass- like an advisory on a car MOT) as long as the installation was installed to the regs of the day and its integrity has not been compromised since. So that will take away all your fears on your plastic consumer units etc- plastic was fine until 2015.

Some inspectors will either lie to leverage work or tell you that their personal opinion is 'the law' again to leverage work. Inspectors should be speaking with the voice of BS7671 (wiring regs) and nothing else in spite of their own preferences. Buyer beware of cheap sounding inspections they can cost you dearly!

In terms of what we call 'sampling' then Guidance Note 3 from the IET states a minimum of 30% of the outlets of each circuit are dismantled for inspection and testing. Depending on the inspectors findings then the sample size could be increased to 100%.

However as long as I've been registered all my registration bodies have required '100% sampling 100% of the time' regardless of the guidance from the IET.

To be honest I wouldn't have it any other way- 'its my ass in a sling' if I pass an installation as safe based on sampling and an incident occurs based on something ive not inspected.

In honesty my feeling about sampling on a residential property is that its just downright lazy (and in my opinion shows a foolish inspector for obvious reasons). And as for cost then dependant on where you live of course then typically a quality EICR will cost around £200-£250 which will be good for up to 5 years and take 5 or 6 hours to complete with the 7 pages of paperwork that needs to be generated- its time consuming to do a proper job.

Is £40-£50 a year a lot to ask of a landlord for a quality job?

Been a registered installer and Inspector for many years now by the way.

Hope this helps... Read More

paul landlord

12:18 PM, 13th May 2020
About 2 months ago

Housing market reopens from today

I've had two properties that were made ready for rental immediately prior to March 23rd. I've had to pay council tax on both to date even though its the government that forced me to keep them empty rather than my choice (I can fill these both multiple times over in a heartbeat). Council not interested in waiving the council tax.

There has been a previous discussion on this a number of weeks ago with the general concesus being noone was getting anywhere with the councils on this (maybe there was someone who got some concession but that was definitely in a minority) and we all just have to 'suck it up"... Read More