New Electrical Installation Condition Report Rules July 2020?

New Electrical Installation Condition Report Rules July 2020?

13:36 PM, 15th July 2020, About A year ago 46

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I have just had an Electrical Installation Condition Report carried out on a flat I rent out by an NIC approved contractor. The report has come back saying the installation is satisfactory.

The flat has just become vacant and I’m in the process of finding a new tenant. As far as I am aware under the new rules July 2020 a copy of the report has to be given to the new tenant at the start of the tenancy? (Along with gas Inspection, Epc, how to rent etc)?

In box 6 RECOMMENDATIONS of the report it says “I/We recommend that the installation is further inspected and tested by: (Then there is a box for the inspector to input his recommendation) In this box he has put “5 Years or change of tenant or owner”

Although he has put in the report 5 years or change of tenant or owner I am unsure of the new rules? Do the new Electrical safety rules state a new inspection has to be carried out every time there is a change of tenant? I’m not sure if the NIC inspector has added the extra words “or change of tenant or owner just to possibly keep himself in work more frequently? The electrical testing is a nice little earner for them.

I let the flat on a minimum 6 month tenancy. If a tenant moved out after say 8 months does this mean I would now have to have a new inspection done before I could re-let the flat?

I have been browsing the internet trying to find any information if new EICR’s have to be issued with each new tenancy but I can’t find anywhere saying this is the case. All I can find is information saying it should be done no later than 5 years from the previous inspection.

Please let me know your thoughts on this?

Ronnie



Comments

by BigMc

10:31 AM, 1st September 2020, About A year ago

Just had 9 properties tested by an electrician I would not use again. However, all 9 properties have come back as unsatisfactory. I have never considered myself a bad landlord and have always checked that gas, electric and all utilities are safe...or so I thought.
With regard to the electrics we have always checked at least every 6 months, upgraded any boards to accommodate trip fuses and replaced any fittings showing signs of damage, cracking or arcing.
The certificates report that all circuits must have an RCD. Where these now have to be fitted retrospectively they report that as works are being carried out the Fuse boards must be changed to new compliant metal ones. They are quoting version 18 of the guide as the benchmark.
Is it correct that all revisions and upgrades must be carried out retrospectively to this standard.
3 of our properties are purpose built between 2005 and 2007 and have all failed on these same reasons.
Additionally, one has failed as they could not find a gas bond on the meter which is outside the block. There are 12 flats all the same, built 2005 and the 5 which are rented all hold gas safe certificates. Is it my job to find the earthing bond or should the electrician be able to test with a meter.
Any advice gratefully received.

by Ararat

11:01 AM, 1st September 2020, About A year ago

Suggest you join https://www.electriciansforums.net/
Has been a lot of discussion on there amongst electricians. General view is that recommendations are not retrospective. Just not up to current standard.

by david porter

11:13 AM, 1st September 2020, About A year ago

There have been a large number of fires caused by defective refrigerators,
but the legislation is pointed towards a dwelling' s electrical sysyem. Who advised the Government? The electricians of course!
Quick get your electricians certification ad become a millionaire by Xmas!

by Seb Preece

13:31 PM, 10th February 2021, About 8 months ago

Reply to the comment left by Mervin SX at 16/07/2020 - 09:13
"The interpretation of the requirements are being utilised by several electricians to make a quick buck!

When an EICR is issued, please ensure it says it is valid for 5 years and that's it. No further conditions unless there is a valid electrical reason for inspection after each tenancy, etc.

Regarding the plastic vs. metal box - it's all to do with the fire safety risk - i.e. will the box withstand a fire in the property. There is no absolute requirement to get this replaced to comply retrospectively to the latest codes. It could be noted as a recommendation in the report. Having said that, if it's a consumer box exposed in the exit route, within a small apartment, I would upgrade it to metal. If it's a consumer box, hid away in a safe location (stair cupboard, etc.) then leave it as it is."

You cannot dictate what is on the report. Most electricians/inspectors will issue a condition report with a RECOMMENDATION of 5 years OR change of tenant, to cover their own backside, not yours. I can tell you from experience that rented accommodation and HMO are never returned in the same state they were first lent. It is in your best interest as landlord and principle duty-holder to have the property re-inspected after a long tenancy or perhaps housing a questionable tenant. If there is an electrical fault between tenancies and it causes harm, you become liable in this case. It is certainly not 'to make a quick buck' as there is little money in private testing for us.

"There is no absolute requirement to get this replaced to comply retrospectively to the latest codes."

This is absolutely wrong and bad/dangerous advice. Plastic consumer units installed after BS 7671:2008+A3:2015 are coded to C2 if along the escape route. Especially under-stairs as that is normally the sole-means of escape in a rented single-dwelling.

by Seb Preece

13:40 PM, 10th February 2021, About 8 months ago

Reply to the comment left by BigMc at 01/09/2020 - 10:31Socket-circuits that can be used by ordinary persons should be covered by RCD, so we would issue a C3 in regards to a pre-AMD3 installation unless they could possibly be used to supply mobile-equipment outside; then a C2 would have to be issued. This became more strict with the arrival of the 18th Ed BS7671 in 2018. It is likely that it was a blanket code due to the situation, a lot of electricians would code C3 in a private property but rented, it is usually C2.
As for your bond each dwelling should be bonded at its entry point to the flat, gas/oil/water etc. It used to be expectable to just place a bond on the incoming landlord's supply but now the regulations have developed as such. No bond at all = C2, no local bond at the flat but landlord's supply is bonded = C3.
For reference, C2 is a failure. Potentially dangerous, urgent remedial action required. C3 is a pass, but comes a strong recommended.

by Old Mrs Landlord

18:38 PM, 10th February 2021, About 8 months ago

Reply to the comment left by Mervin SX at 16/07/2020 - 09:13
As I understand it, a plastic consumer unit in an understair cupboard is considered one of the most at risk scenarios as any fault could start a small fire which would melt the plastic and set the staircase alight before any occupant of the property is aware of anything amiss.
Like David Porter, I too recall the drive to replace metal fuse boxes with plastic after at least one case of electrocution from a metal one which became live. Live long enough and you may yet see the government once again encouraging private provision of homes to rent!

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