Electrical wiring - advice please

[Sad S]

Could anyone advise me on the position I find myself in: prior to letting a furnished flat in London, I got a Gas Safety Cert, an EPC, and a NICEIC check on the electrical wiring. No problems at all with the first two items. The flat was rewired 9 years ago, in 2000.

The NICEIC Domestic Electrical Installation Periodic Inspection Report says that the overall assessment of the installation is "unsatisfactory" and gives eleven items, for six of which it recommends "urgent remedial work" and for the remaining five, "corrective action" is recommended. The electrician also said that the "main service head" needs updating, something which only EDF Energy can do, and which would cost £1500 and has a 20 week lead time.

Many of the items on the schedule I do not understand, and perhaps what was satisfactory according to the Regs in 2000, no longer conforms. For instance, how important is it NOT to have an under sized main earthing conductor? How am I as a layman to know what this means?

How seriously should I take this advice? While I can understand that wiring to current regulations would be essential for a new build, is a landlord required to upgrade as a condition of letting? Would I be personally liable for any consequences of my failure to upgrade the wiring?

Grateful for any advice.

SS

[P.Pilcher]

A landlord is required to ensure that the electrical installation in his rented property is safe. How he does this, the law does not state as it does for gas installations where a "gas safe" certificate must be issued annually. Unfortunately when landlords do as you have done, you are now obliged to get most of the remedial work done as if you don't, and anything goes "pear shaped", The judge isn't going to be very happy. Having a certain amount of electrical knowledge, I have the cheek to certify my own properties as safe with out the certifiction which is now available to expensively do this, but I wouldn't dare to certify anybody else's property safe!
Modern electrical requirements can occasionally get it wrong. In one of my properties which had been wired up to the latest regulations about five years ago, tenant installed his own washing machine. All went well until his wife touched the sink and got an unpleasant electric shock. This was reported to me and as a result I immediately sent a qualified electrician around. He found nothing wrong with the house installation, but of course the washing machine's heater element had shorted live to earth! Why the machine's own earthing has not caused the fuse to blow, neither he or I could tell - but this is an example of what can happen even if you are squeaky clean.
Unfortunately, I could go on about this for hours as could so many others.
In your case, I would be tempted to get another opinion as to the safety as the electrician you used does appear to have been particularly picky - he may have been in need of work.
I find it difficult to believe that the "main service head" would be in need of urgent replacement. It is in any case EDF energy's responsibility, not yours and if you are concerned, then contact them for an independent assessment.

P.P.

[sjcollett]

Definately get a second opinion. i have used a fantastic sparky in London before so could give you his tel - email me sjcollett@yahoo.com if you want as don;t want to spam :)