Belinda Thorpe, Managing Director of Residentsline, discusses the electrical safety in your block and why regular maintenance is so important.

Ensuring your block meets electrical safety standards is of utmost importance to the security of landlords, tenants, employees and visitors. 

As stated by ARMA, it’s important to understand that electrical safety does not just mean preventing the dangers of electric shock. It also means avoiding overloading circuits or faulty electrical wiring which may cause a fire in your block. 

Likewise, it’s crucial to ensure electrical systems and appliances are kept away from water, which can short-circuit systems as well as causing danger to any individuals nearby.

Electrical Safety Regulations

The main government regulations surrounding electrical safety in blocks of flats are as follows:

• The Health and Safety at Work Act 1974
• The Electricity at Work Regulations 1989
• Provision and Use of Work Equipment Regulations 1998

Around 2,000 building fires each year are caused by faulty electrical wiring systems, whilst around 3% of electrical installation accidents each year prove to be fatal. 

Likewise, approximately 25% of electrical injuries are due to portable electrical appliances.

Tenants are responsible for the electrical safety of their own portable appliances, but landlords should ensure that the fixed wiring in their building is inspected by an expert a minimum of every five years. However, more frequent inspections may be required depending on the condition of the wiring. For example; fixed wiring in humid conditions may need more regular testing as this poses a greater danger.

What are the Main Safety Issues With Fixed Wiring?

There are a range of issues which can cause a fault in the fixed wiring of your building. The main faults include:

• Electrical Insulation

Electrical wires require insulation around the wire to protect the wire and prevent shocks or fire. The rubber insulation used for older electrical wires can become less effective with age, which can result in short circuits to your electrical system or even fires. More modern wiring uses PVC, which is far more durable but still requires frequent checks to ensure it is up to safety standards. On top of this, vermin and animals can cause problems to your wiring insulation, as they are often known to chew through cables.

•  Overheating

When there are too many plugs loaded into one socket, or too much demand on one system, there is a serious risk of overheating. This can result in a short circuit, which can be very damaging to wires, appliances and pose the risk of fire and damaged insulation.

Electrical Safety in the Communal Areas of Your Block of Flats

You have a responsibility to ensure the electrical safety in the communal areas of your block meets the necessary requirements. This is essential to the safety of your tenants, employees and visitors, and any risks must be mitigated before an accident occurs.

Communal areas include:

• Leisure areas such as gyms, swimming pools or gyms
• Entrance halls, reception areas and foyers
• Stairs and landings
• External areas such as car parks, gardens or pathways
• Laundries
• Bin stores and refuse areas
• On-site food areas, dining rooms or cafes

As a landlord, you have a duty of care to ensure the electrical safety of the above areas, meaning that if anybody is injured due to an electrical fault, you may be found liable if the electrical safety did not comply with government standards.

Electrical Safety and My Buildings Insurance

It is important that you keep up to date with your electrical safety so that, in the event of an insurance claim, you have evidence to prove your block meets standard requirements. 

These checks include:

• Electrical installation certificate
• Electrical installation condition report
• Fire risk assessment
• Health & Safety risk assessment

Make sure these assessments are always valid and you have the certificates to hand.

How Can I Check the Electrical Safety of My Block?

The first step to ensuring the electrical safety of your block is to hire an expert to perform an inspection but you can also check the building yourself and perform visual checks:

Walk around your building and identify potential issues: Perform a visual risk assessment of the area and look for any potential hazards. This may include overloaded sockets, broken or damaged wiring or damaged plugs. You should also keep in mind the conditions of your wiring, for example, are any electrical systems kept near a heat source?

Rectify any risks: If you locate any risks to your electrical system, you must take steps to rectify these before an accident occurs. That way, you can be sure that your block is as safe as possible for any tenants, employees and visitors.

Maintaining the electrical safety of your block is of paramount importance and cannot be overlooked. Luckily, with regular checks and modern wiring materials (as well as providing electrical safety information for your residents), you can ensure your block meets regulations and is a safe place to live.