Upgrading electrics: how many sockets (ring main/hob)?

[theartfullodger]

Ladies & gents

I rent a house to 4xstudents in SE England and my (excellent, valued) agent has advised (after I OK'd a sparks going round)


Fuse board in need replace.
Some switches need upgrade
No Heat detector in Kitchen
Smoke detectors in hall and landing need to be fitted mains battery type and interlinked.
Test & Inspection and Certification

Fuse board fair enough, it is old and a bit ropey albeit it works and AFAIK safe. (I class my knowledge on such matters better than average but by no means qualified or expert).
I awaiting what switches/why they need "upgrading" (possible double-insulation?).
Heat detector in Kitchen fair point but I think HHSRS won't get me taken to court on this item.
There are extant 2xsmoke detectors (battery) and a CO detector in the room which has the boiler, all working. In Scotland (Yup, know LL is E&W) mains-interlinked are needed for 2 stories or more but AFAIK they are not mandatory in Engerland.
Certification I know is not mandatory in England (but is in bonnie Scotland).

Would your views be that the suggested works may be advisable but are not necessary?? (I may still go ahead anyway).

Any views on price? About £800 suggested.

Additionally the Hob has only 3 of 4 "rings" working (missed by sparks). AFAIK that is still permitted... right/wrong??

IMHO some of the rooms are rather under-socketed. If I do get some work done I'll probably ask for 4 sockets minimum/room. In bonnie Scotland, where I am more familiar with the rules, my local council demands 4 sockets/bedroom for an HMO. I've read-round the HHSRS stuff but can find no suggested number, simply that too few/trailing wires with extenders on the end are a bad idea (yup, I'd agree..). Any views??

Finally there is a light over the front-door, which will have to be removed - at the very least - due to iffy wiring (that I know about & sparks missed). It opens only a leafy road with street-lighting starting some 50mtrs away. I think I should have a proper switch/light put in to assist the tenants ensure any visitors are "wanted" (eg not me...). Suggestions??

I agree that if there is a fire/electrocution and some of this work was not done I'd feel a right k***head at the inquest, but do I need it doing??

Regards & Thanks in advance

Lodger

[silvercar]

Replacing a fuse board is a good idea. As the "heart" of the electrics, if there is a problem in one part the main consumer board will flip and protect the occupants and give you an idea where the problem is.

We needed to upgrade some switches because they were still "on" when switched off; the switching mechanism had failed - though they were old.

I recently asked a sparky (proper part P guy) about adding sockets rather than running extension cables everywhere. He said one was as safe as the other as they all come off the same ring, whether hidden under floorboards or by trailing cables. The only difference is the chance of breaking your leg tripping over the cables!

Don't know about exact regs on HMOs other than different councils can have different rules in England.

[tom999]

I would ask the opinion of the local council inspector who deals with HMO's - as each local authority can have different rules regarding regulations and requirements regarding HMO standards.

Whilst your agent (or sparky) may have some experience with HMO's, a HMO inspector will give you free, accurate advice to make your property legally compliant. If HMO is not legal, then LL risks prosecution.

Call your HMO's local authority, and ask to speak with HMO dept.

Better to be safe than sorry. ;)

[cardifflandlord]

Mains smoke alarms with battery backup are now required in rental properties - preferably interlinked - however they can be connected to different circuits in the house, ie upstairs and downstairs lighting circuit. Therefore if the lights go off because of a fusebox issue - you know th esmoke alarms are on battery backup.

17th Edition consumer unit in my opinion is a definate requirement. £800 not bad for all the work required. Cheaper than a law suit. If you are renting your property without knowing that your electrics are good and without a certified periodic inspection then frankly you are playing with fire.

For me it's a no brainer.

[jeffrey]

They're very good. Tesco's fits in ceiling socket, between rose and bulb; whenever bulb's on, the in-unit battery recharges automatically.