Avoiding EICR cowboys

[naylorpd]

Hi, I need an EICR done on a house I rent out in Reading, 4-bed detached built in early 1980s. But I'm a bit nervous about how to avoid cowboys...

Last EICR was in March 2019 following which esteemed forum member Wilko put in a new DB, did various fault finding, earth upgrades and everything else. But 5 years is up and I believe he has retired.

Any advice and recommendations? How much should it cost for a proper job?

Thanks

 

[LukeD]

First question to ask them is how long will it take ? Anything under 3 hours will be no good .

 

[rewireIT]

Hi, I need an EICR done on a house I rent out in Reading, 4-bed detached built in early 1980s. But I'm a bit nervous about how to avoid cowboys...

Last EICR was in March 2019 following which esteemed forum member Wilko put in a new DB, did various fault finding, earth upgrades and everything else. But 5 years is up and I believe he has retired.

Any advice and recommendations? How much should it cost for a proper job?

Thanks

Doesn't EICR now need to be done every time a new tenant moves in too?

Proper job you're looking at about £250 + depending on size and amount of sockets.

Anyone in that area of the country charging less than about £150-200 isn't gonna do it properly.

 

[Pretty Mouth]

Doesn't EICR now need to be done every time a new tenant moves in too?

Nope

 

[rewireIT]

Nope

I swear i'd seen this somewhere. Must be dreaming or must have been someone on site

 

[Flanders]

I swear i'd seen this somewhere. Must be dreaming or must have been someone on site

The guidance is General Domestic is every 10 years or occupancy change . Domestic rented are every 5 years, that's where you maybe getting confused.

 

[Markyd]

If you use an agency to rent out the property they should have electricians on their books that they use

 

[pirate]

Fair point @Markyd but given the lack of quality of many rental agents, I'd tend to avoid their recommendations as to electricians. They often have "tame" sparks who don't charge too much, give the agent a percentage, and do the least possible work to issue a certificate.
Personal recommendation from friends and relatives might be better, or someone on this forum!

 

[telectrix]

sure there's 1 or more forum members in that area; be able to oblige.

 

[naylorpd]

sure there's 1 or more forum members in that area; be able to oblige.

That's what I'm hoping for...

 

[LukeD]

If you use an agency to rent out the property they should have electricians on their books that they use

Jesus ..Most agents in North London tend to use the "cheapest " contractors they can find. They seem to all share so much in common. Total lack of regard for the laws of the land. I am attending The property tomorrow of the lady who Ive mentioned before and the landlord and management agency forgetting to get a EICR done on time and then doing a 20 min test /Burnt out sockets .That was fully filled in with no notifications and sent to NEICIC the day before they did the Test . And they all know what was going on. Trouble is , I popped my head up and now there is a Environmental health Enforcement officer doing a visit tomorrow and from all the pics and evidence (paper trails are such good fun !!) He might be in the mood for a Prosecution . Its a total disaster, nothing is correctly policed in this country

 

[HappyHippyDad]

What a nice surprise that a landlord is genuinely concerned with Electrical safety and wants the job done correctly.
I charge £250 and take 3 - 4 hours for a standard 3 bed semi. London prices I'm sure will be more for a decent electrician.
I do hope you find someone on this site as you are far more likely to be getting the job done properly.
Maybe send @Wilko a message to see if you can persuade him out of retirement for a few hours, although I don't see his name popping up here.

 

[Mike Johnson]

The guidance is General Domestic is every 10 years or occupancy change . Domestic rented are every 5 years, that's where you maybe getting confused.

Change of tenant is an occupancy change, so in my interpretation a new EICR is needed, who knows what the previous tenant has done to the installation.

 

[DPG]

Change of tenant is an occupancy change, so in my interpretation a new EICR is needed, who knows what the previous tenant has done to the installation.

Not practical to do it on change of tenant to be honest. Might change in 6 months. Quick inspection rather than a full EICR. My opinion only obviously. I've been wrong before

 

[loz2754]

Change of tenant is not mentioned at all in the 2020 PRS regulations.

 

[westward10]

Recommended next inspection dates have not been included in BS7671 since it's pre BS days I believe without looking. They are in GN3 but the fact they are not in BS7671 leaves it up to you.

 

[Flanders]

Recommended next inspection dates have not been included in BS7671 since it's pre BS days I believe without looking. They are in GN3 but the fact they are not in BS7671 leaves it up to you.

Yes its in gn3 that why I said in my post its guidance .

 

[Mike Johnson]

I really don't know where the confusion is, if the tenant changes that is a change of occupancy? How can you interpretant any other way?

 

[DefyG]

What the regulations say:​

Private landlords must ensure every electrical installation in their residential premises is inspected and tested at intervals of no more than 5 years by a qualified and competent person.

• supply a copy of the most recent report to any new tenant of the specified tenancy to which the report relates before that tenant occupies those premises; and any prospective tenant within 28 days of receiving a request in writing for it from that prospective tenant

 

[loz2754]

I really don't know where the confusion is, if the tenant changes that is a change of occupancy? How can you interpretant any other way?

No one is saying otherwise.
But can you show where in the regulations that an EICR is required on change of occupancy?

 

[Mike Johnson]

Just went through this: Guide for landlords: electrical safety standards in the private rented sector and I can't find it either, I am obviously not current, retired ten years ago, sorry for any confusion, mostly mine.

Notwithstanding, IMO it's a good idea to carry out an inspection on the change of tenancy, as I said above who knows what a tenant has done to the installation during their tenancy.

 

[SJD]

The GN3 I have (17th edition, 2015) in section 3.2 says inspection & testing should be considered in a number of circumstances, including (in sub-section (c)), "on a change of occupancy". This pre-dates the 2020 private rental sector legislation, and I think at the time, few landlords actually did any testing & inspection at all.

Now that it is mandated every 5 years, at least for the 2 letting agents I do work for, the inspection & testing is generally only done every 5 years (2025 is going to be busy, if I'm still working then).

 

[nicebutdim]

.Now that it is mandated every 5 years, at least for the 2 letting agents I do work for, the inspection & testing is generally only done every 5 years (2025 is going to be busy, if I'm still working then).

Probably going to be expensive in 2025. Smart letting agents might want to get the ball rolling next year.

 

[littlespark]

I always say EICR, or at least a “mini” version between tenants for two reasons.

1. You don’t know what DIY Dave did during the last 6 months.

2. It’s in my best interest as an electrician to find work.

 

[Mike Johnson]

I knew I had read it somewhere, but it is the Housing (Scotland) ACT 2014.

“19ADuty to ensure regular electrical safety inspections​

(1)The landlord must ensure that regular inspections are carried out for the purpose of identifying any work which—

(a)relates to installations for the supply of electricity and electrical fixtures, fittings and appliances, and

(b)is necessary to ensure that the house meets the repairing standard.

(2)The duty in subsection (1) is complied with if—

(a)an inspection has been carried out before the tenancy starts (but not earlier than 5 years before the start of the tenancy), and

(b)inspections are carried out during the tenancy at such intervals to ensure that there is a period of no more than 5 years between each inspection.

Full text here: Housing (Scotland) Act 2014 - https://www.legislation.gov.uk/asp/2014/14/section/23

 

[loz2754]

I knew I had read it somewhere, but it is the Housing (Scotland) ACT 2014.

“19ADuty to ensure regular electrical safety inspections​

(1)The landlord must ensure that regular inspections are carried out for the purpose of identifying any work which—

(a)relates to installations for the supply of electricity and electrical fixtures, fittings and appliances, and

(b)is necessary to ensure that the house meets the repairing standard.

(2)The duty in subsection (1) is complied with if—

(a)an inspection has been carried out before the tenancy starts (but not earlier than 5 years before the start of the tenancy), and

(b)inspections are carried out during the tenancy at such intervals to ensure that there is a period of no more than 5 years between each inspection.

Full text here: Housing (Scotland) Act 2014 - https://www.legislation.gov.uk/asp/2014/14/section/23

I'm not sure if I'm reading this the same way was you are, but 1- this only applies in Scotland. 2 - the inspection only has to be done before the tenancy starts, which can be up to five years before the tenancy starts. So every five years, regardless of change of tenancy.

 

[Mike Johnson]

I read it as an EICR has to done before any tenancy starts.

 

[loz2754]

I read it as an EICR has to done before any tenancy starts.

Yes but in brackets immediately after that statement it says 'but not earlier than 5 years before the tenancy starts.' So up to 5 years before...

 

[DPG]

As Loz says, the paragraph states that an inspection must have been carried out before the tenancy starts, but no longer than 5 years before. If there is already a current (ie less than 5 year old) cert in place then there is no requirement to do another one.

So every 5 years.

 

[Mike Johnson]

But a new tenancy is the start of a new contract so a new EICR will be required, that's how I read it.

 

[DPG]

But a new tenancy is the start of a new contract so a new EICR will be required, that's how I read it.

An inspection must have been carried out before the tenancy starts, but not earlier than 5 years before the tenancy starts.

So it's not saying one has to be done at the point of the new tenancy starting, but that one must have been done previously and must still be valid (ie less than 5 years old)

 

[naylorpd]

Phew! After all that I need to go back to my original post:

I need an EICR done on a house I rent out in Reading, England - 4-bed detached built in early 1980s. But I'm a bit nervous about how to avoid cowboys...so would ideally like someone from this forum.

Last EICR was in March 2019 following which esteemed forum member Wilko put in a new DB, did various fault finding, earth upgrades and everything else to clear the faults. But 5 years is up and I know he has retired. Also FWIW my tenant wants to leave, so I am likely to have a new tenant soon. But will be easier to get it done while the current tenant is still there.

Anyone up for this job?