There seems to be confusion about electrical safety across a wide variety of sectors. Although many people know it is needed, not many seem to know exactly why it is needed, and how regularly the processes relating to electrical safety should be carried out.
As it stands, PAT (portable appliance testing) and fixed wire testing are a requirement for several different types of industry to ensure that any portable appliances and fixed wire installations used within an area are deemed safe for use for humans. Where the confusion arises, however, is in the actual process of testing itself – after all, what defines something as a portable appliance? How often does it need to be tested? What kind of check is suitable for the appliance? What are the exact regulations for the testing, depending on the industry you’re in?
The answers can be vast and change greatly depending on several factors. In the case of landlords, PAT and fixed wire testing are an extremely important process; not only does it ensure that tenants are safe from any electrical portable appliances throughout the property, but it also ensures that landlords are working with legal regulations regarding electricity by checking the wiring points are safe.
We talked with Chris Norris, who is Head of Policy at the National Landlords Association (NLA), to get a better idea of what exactly the legal requirements that landlords must adhere to are, and what they should be regularly checking in terms of both PAT and fixed wire installations.
“Landlords should ensure the electrical installation is safe when the tenancy begins and that it is maintained in a safe condition throughout that tenancy (The Landlord and Tenant Act 1985).” says Chris.
“Landlords should ensure that inspections of the fixed installation are carried out by a competent person (generally a qualified electrician). They should check the electrical system at intervals of no more than five years.
“During the regular visits, and in particular at change of tenancy, the landlord should check for signs of change, such as dimmer switches replacing standard light switches, new light fittings or excessive need to use extension leads etc. The chances of the tenant interfering with the installation are reduced if their needs or wishes are discussed and any works completed prior to the safety inspection.”
It is therefore the responsibility of the landlord, and the tenant, to work together to promote electrical safety within a property. Of course, accidents might happen and a tenant might not flag them up to a landlord, but that’s exactly why it is important for all landlords to ensure they regularly check over properties for signs of potentially lethal electrical dangers.
The NLA also warns that many ‘accidental’ landlords are entering the field quicker than ever before, and it is important for them to be educated on electrical safety.
“Professional landlords will be aware of their obligations in terms of electrical safety and members of the National Landlord Association are regularly reminded of their responsibilities.” says Chris.
“We are seeing many accidental landlords entering the sector and it is important that these landlords are aware of their obligations. We would encourage them to become members of a professional landlords’ association such as the National Landlords Association and to ask for advice on responsibilities such as PAT testing. Landlords who aren’t aware of the protocol for managing electrical safety will find the NLA’s Online Library and Advice Line useful information tools.”
PAT Testing and Fixed Wire Testing – The Differences You Need To Know
So although we know that there’s plenty of information out there about what landlords should do about electrical safety, it’s still important that you know, right now, what the difference is between portable appliance and fixed wire testing.
PAT testing, at its most basic level, is a process that must be carried out on all portable appliances within a home. This includes everything from televisions to kettles, from fridges to lamps, and is an important process for ensuring that commonly used items don’t become a danger.
Here’s an important point about PAT testing though; the process does not have to be carried out by a qualified electrician. Absolutely anyone can train to be a PAT tester, and thanks to a number of training courses available across the UK, it’s now easier than ever for landlords to become certified as a PAT tester.
The NLA says: “Many landlords prefer to carry out the tests themselves as it is more cost effective to carry out the tests themselves than employ an electrician to conduct the same tests. Many landlords prefer to have the knowhow themselves and avoid passing on such costs to tenants through higher rents.”
Since PAT testing can ramp up costs when outsourced to a contractor (particularly when a landlord owns more than one property) being trained to carry out the work yourself is an extremely good idea. It is important to remember that PAT testing should never be carried out without some kind of certification, as this will not be acceptable under multiple regulatory bodies and could land you in trouble.
If you’re interested in PAT training, you can read more about it here.
The most important thing you should know about fixed wire testing is that it should never be carried out by anyone who isn’t a fully certified electrician.
This is because fixed wiring generally requires the testing of those wires you generally don’t see, whether they’re behind walls, sockets, ceilings or floors. If it was carried out by an unqualified person, fixed wire testing could have potentially fatal results, so it simply isn’t worth taking the risk.
It is however as a landlord once of the most important testing procedures that should be carried out on a property. A property should never be leased out to anyone unless the fixed wiring has been deemed safe – this is especially true in older buildings where the electricity might have been damaged. Property developers should also pay attention to this, as it is their responsibility to ensure that the property that was in disrepair has been thoroughly tested for electrical safety.
The NLA has a lot more to say about the resources available for landlords looking for more information on both fixed wire and PAT testing:
“The NLA encourages a dialogue between landlord and tenant on electrical safety so both are aware of their responsibilities to keep the property safe.
“The NLA hosts regular local branch meetings throughout England, Wales and Scotland to address landlord questions and to host presentations on issues such as electrical safety and Energy Performance Certificates. All landlords and letting agents, members and non-members, are invited to attend these meetings.
“The NLA hosts an Electrical Safety information section in the Online library. This section includes information about landlords’ responsibilities and duties for fixed and portable appliances, information on working with new and existing appliances and a checklist for landlords.
“In addition, our Advice Line team are able to provide guidance to landlords with PAT questions.
“The NLA encourages landlords to join the NLA and become accredited. Landlords wanting to learn about the rules and regulations governing the letting of private residential property (or know more about best practice) can join the NLA and access a range of benefits, such as our NLA Advice Line or Online Library.”
Battling the Testing Confusion
“There are over 50 Acts of Parliament and more than 70 sets of regulations governing the private-rented sector. This is a lot for any landlord to keep up with. This is where landlords benefit from having membership to a professional organisation - associations such as the NLA keep landlords up-to-date on the latest policy changes and laws that affect them and their tenants.” says the NLA.
It’s not hard to see why landlords may struggle to keep up with all the regulations that are required of them. Not only is there a significant amount of regs to keep track of, but the fact that these regulations often change suddenly, and without warning, adds to the confusion about what exactly landlords should be looking out for.
The NLA has a lot more to say about what exactly landlords should be looking out for:
“Landlords have a legal responsibility to ensure properties are safe and can be prosecuted if they fail to do so.” says Chris.
“To help ensure electrical safety, the NLA offers the following advice to landlords:
- Record electrical equipment supplied by the landlord in the inventory.
- Ensure that instruction booklets are available at the property for all appliances and that any necessary safety warnings are given to tenants.
- At the start of every tenancy and annually thereafter, make a visual inspection of electrical appliances for defects. Check for frayed wiring, badly fitted plugs, cracks and chips in casings, charring, burn marks or any other obvious faults.
- Ensure that fuses of the correct type and rating are fitted.
- Maintain records of the checks carried out and fuses fitted for all the appliances supplied.
- Check all appliances purchased carry the CE mark which confirms compliance with relevant European standards. When purchased new, direct from established retail outlets, appliances can be assumed safe without additional checks for the first 12 months.
- Avoid purchasing second-hand electrical appliances for rented properties.
- Remove unsafe items.
“It is good practice to employ Portable Appliance Testing in addition to the visual checks already described. Some electricians offer this service, whilst some landlords find it more convenient to purchase the equipment and be trained to use it themselves. Whilst not competent to make any repair to equipment that fails the test, it is more cost effective with items such as kettles simply to replace with new.”
Landlords should also be made aware that the process of carrying out PAT testing refers only to those appliances you actually give to the tenant as part of the tenancy agreement, so the less you supply, the less you have to PAT test. The tenant’s own appliances are technically their own property, and you won’t be held liable should they be defective.
You will, however, be held liable if the cause of an electrical incident that involves a tenant’s appliances stems from the actual fixed wiring itself, so it is of the utmost importance to make sure you check all of the fixed wiring in a property regularly.
