Safety –a tenant’s charter

As we move through the first decade of the 21st century, it has never been safer to live in rented accommodation in Britain. Over the years the government has tightened up on its rules and regulations that relate to rental property. They have done so to heighten the level of protection that tenants receive, and to help them stay safe. So, just what has the government done? Menasche Scharf lists the main legal obligations on the landlord.

The government has made your landlord more responsible for property safety issues than at any point in the recent past. The onus is now firmly on the landlord to ensure that their rental properties comply with property safety legislation, and that everything possible is done to safeguard you, the tenant. This includes new as well as existing tenancies, licences or leases which may fall under the regulatory reforms in one way or another, as you will see as you read on. To this end the landlord is obliged to observe a number of property safety regulations. These are as follows:

Landlord and Tenant Act 1985 — In accordance with this Act your landlord is fully responsible for the upkeep and continued maintenance of your property’s interior and exterior. It is a wide remit covering everything from your property’s main structural components (roof, walls, floors etc) to ‘installed’ items that come with the property - the wallpaper on the walls for example, or the gas heater. The required level of maintenance can often be subjective. That said, landlords must do all in their power to ensure that a high standard of maintenance and repair is adhered to, and that it is one that heavily favours the tenant’s safety. So, should tiles work loose on a roof, or a leak develop that makes the wallpaper mouldy - two issues that could ‘harm’ the tenant in some way - the tenant should inform the landlord, who then MUST remedy the situation.

The Gas Safety (Installation and Use) Regulations 1998 — Strict rules apply to gas installations and appliances in rented property. Again, it is the landlord’s responsibility to ensure compliance - and that means an annual gas safety check by a CORGI-registered gas engineer. The engineer will test all installations and ensure that gas supply into the property is safe. Assuming that the property passes inspection the landlord will be issued with a Gas Safety Certificate, a copy of which existing tenants are legally entitled to - and should be issued with by the landlord within 28 days of the inspection. One word of warning here - ONLY move into rental property where there is a valid gas safety certificate in place, or after a gas safety check has been arranged. To do otherwise could endanger your life and the life of your family.

The Electrical Equipment (Safety) Regulations 1994 – Any electrical equipment supplied with the property must be certified as safe to use. So, for example, if an electric cooker has been installed into the kitchen, the landlord must provide evidence that it works safely.
The Furniture and Furnishings (Fire Safety Amendment) Regulations 1993 — Just as with electrical equipment, any furniture and furnishings supplied with the property MUST comply with legal safety requirements. The main issue here is that all furniture and furnishing supplied by the landlord are passed as fire resistant. Upholstered furniture should have a sewn-in label approving it as fire resistant. If it has not you must alert your landlord and have the items removed / replaced. Floor coverings such as carpets and rugs likewise need to conform to this regulation, although no label is expected to be left on the floor.

For your own protection
Tenants who perceive that their landlords are failing to comply with safety legislation have a right to complain. If you are in this position you should first make contact with the landlord - preferably in verbal form, duly followed by confirming the content of the conversation in writing - and ask them to remedy the situation. If they do not you should involve your local authority, if that is indeed applicable to the situation. Otherwise, you can report the matter to the police, as failure of your landlord to comply with property safety regulations is a criminal offence. Remember, it is LIFE that could be endangered here - so take action for your own protection.

Adding electrical power to your property is actually straightforward, says Menasche Scharf, but do be mindful of the law and other options available to provide you with power.

Most homes and businesses in the UK are connected to mains electricity. The electrical supply we take for granted originates from the many power stations dotted around the country, and is delivered to us via National Grid - owner of the UK’s power transmission network. Electricity suppliers are then responsible for cabling it into individual properties - and it is they who you need to contact should you wish to have your property connected to the mains.
Inside your property
When new homes are built and when old properties are renovated and brought back into use they will need to be connected to the mains electricity supply. The work begins inside the property with its wiring / re-wiring. There are specific rules relating to the internal electrical wiring of property - the most relevant one being that all wiring must conform to Part P of the Building Regulations. To undertake electrical wiring you will need to employ the services of a ‘competent person’ qualified to do the work - such as a professional electrician, or, if you choose to do it yourself, you will need to inform the local council’s building control department. In the latter case an inspector will visit the property and pass the wiring as safe for use.
Good planning is the key to a good wiring job. Work out where you need lights, power sockets and other electrical outlets before you start - and where best it is to place your wiring cabinet…the central point of your wiring scheme.
Mains cabling
How your property is to be connected to the mains supply rather depends upon where you can access the local supply network, and how much mains cabling is already in place. For example, on a newly-built estate, mains connection may involve a short run of cabling from the road outside. For more isolated properties extensive trenching and cabling may be needed.

All mains cabling MUST conform to IEE Wiring Regulations. This dictates that cabling is buried at a minimum depth of 50mm below the surface, and is reinforced / protected against damage. Unless your property has never had mains electricity before, the cabling you need should already be in place to the required standard beneath your property’s ground flooring. If it is not then you’ll need to make allowances for this to be put in place prior to connection of the supply from outside.

Connection
Connection from outside is the job of your local electricity supply company. They will cost up the project and quote you a price for running cabling off the local supply network and into your property. Depending upon the extent of work required, the job may be quick and cheap or long and expensive!
Note: If mains cabling and internal electrical wiring is already in place at your property, adding an electrical power supply might simply be a case of asking your electricity company to reconnect the old supply route.

Mains alternatives
Adding electrical power to your property does not necessarily mean that you have to rely on mains electricity. There are other ways that electricity can be ‘generated’. Here are some ideas:
Photovoltaic (Solar) Panels: Solar panels fitted to the roof of your property can help you generate your own electricity - even on cloudy days!
Wind turbines: A small-scale wind installation in your garden can create electricity from the air.
Ground Source Heat Pumps: Extract heat energy from the ground and transfers it to your home.
Micro Hydro Generation: Good if you have a fast-flowing water source on your land!

One warning: When your fuse is tripping (too) frequently, just check; if you are using specialised electrical equipment, for example a Humidifier or high usage appliance such as a Fridge/Freezer, it could well be that the safety threshold on the fuse is higher than the standard of safety set by the manufacturer and this causes the fuse to trip.

Minimising the risk of Electrical Fires around the home could cost your dearly, says Menasche Scharf

Invisible to the eye and often taken for granted, electricity is something few of us would like to be without in our lives. Yet, as familiar as it is to us in our daily routines, the dangers it poses are not as well recognised. Fires caused by faulty electrical equipment or misuse of appliances are common. In the UK there are around 12,000 electrical fires every year - incidents that result in around 20-25 fatalities a year and some 600 injuries. Even something as simple as an overloaded multi-plug - sometimes referred to as a multi-way - or adaptor can cause a fire. By taking time to assess electrical fire risks in your home or rental property however, you can stack the odds in your favour of staying off those electrical fire statistics charts!

Looking for risk
The first step in minimising your risk of electrical fires at your property is to understand the most common causes of such fires. The number-one electrical fire originator in the home is faulty or loose wiring. Electrical systems tend to deteriorate over time and with use; think of the many times electricity plugs are yanked out from the wall socket, by accident or with intent. Cables may become worn and connections may work themselves loose as wires become brittle. If the wiring in your property is older than 10-15 years it is a good idea to have it checked.

Drawing too much current into sockets and multiplugs can cause fires too - especially if plugs have loose wires or contain fuses with inappropriate Amp ratings (Amp is an abbreviation for “Ampere”, the unit of electrical current). A plug fitted with a higher amperage than the Electrical Circuit is designed for can overload, causing the wire to overheat and physically melt the wire, leading to a fire. As a rough guide, an electrical circuit using 1,000 watts (”watt” (symbol: ‘W’), a Unit of Power) should have a fuse of 4 Amps fitted to it. Advancements in fuse design over the years means that if the correct fuse is used it will act very efficiently in breaking the current before the plug or socket overheats.

Minimising the risk of fire
Once aware of the risks it is much easier to manage them in a way that dramatically reduces the chances of you suffering an electrical fire. Where risks are identified action is required - and the number one action is to have equipment and electrical wiring inspected at regular intervals. As a guide, The National Inspection Council for Electrical Installation Contracting (NICEIC) recommends that all domestic electrical installations should be professionally inspected at least every ten years. They also suggest that wiring throughout the property be examined and upgraded to prevent degraded wires from starting a fire.

Electrical appliances should be inspected too using a PAT testing company. How often the inspection takes place depends upon how often the equipment is used. Electric blankets, for instance, should be serviced once every three years.

Additionally, for all new electrical installations made in homes and rental properties, it is imperative that the work carried out complies with the new Part-P electrical regulations.

Other actions you should take to minimise the risk of an electrical fire include:
· Keeping electrical appliance cables uncovered (i.e. don’t run them under the carpet)
· When using an extension cable do uncoil it to prevent overheating
· Don’t put a high wattage bulb into a light fitting designed for lower wattage bulbs
· Switch off electrical appliances when not using them
· Keep electrical sockets and appliances away from moisture sources
Finally, ALWAYS have smoke alarms installed in your property and TEST them weekly to ensure that they work!

Remember, if your electric doorbell is defective and you call an electrician for a repair, don’t expect him to ‘know’ this; give him your contact telephone number just in case…