Gas and electrical safety

General

4.10.5             Any works to the gas or electrical installations must have been carried out in accordance with the relevant regulations and guidance.

4.10.6             Evidence must be supplied to the effect that an annual gas safety check has been carried out on all gas appliances by a Gas Safe registered engineer.

4.10.7             Appropriate certificates must be available to show that the electrical system (PIR) and any appliances provided by the HMO owner (PAT) have been examined by a competent person who has confirmed they are functioning properly and are safe.

4.10.8             Authorities should be satisfied that the PIR certificate is up to date (these must be renewed at least every five years, or earlier as directed by the approved electrical contractor).

4.10.9             Authorities should be satisfied that the PAT Certificate is up to date (these must be renewed at least annually, or earlier as directed by the approved electrical contractor).

4.10.10           The authority may also wish to be satisfied that information is displayed in the accommodation which highlights issues of electrical safety to occupiers, in terms of both maintenance of appliances and safe use of fused extension boards rather than adaptors, for example, or to prohibit use of any particular equipment which appeared to be unsafe, or, in certain types of accommodation (such as hostel-type accommodation), to prohibit the use of any electrical equipment not provided by the HMO owner.

4.10.11           Local authorities may wish to include a licence condition to the effect that where any relevant certificate is due to expire or must be renewed part way through a licence period, this must be renewed with no break in continuity of certification.

Gas

4.10.12           There must be evidence to demonstrate that all necessary checks of gas appliances have been carried out (e.g. an annual gas safety check under the Gas Safety (Installation and Use) Regulations 1998 or equivalent), and have been performed by a Gas Safe registered engineer.

4.10.13           The local authority should request a copy of the current gas safety certificate to confirm that this has been done. The Licensee is required to retain the current gas safety certificate and those of the previous two years.

Electricity

4.10.14           The number of electrical socket outlets available for occupier use would be expected to meet at least the following minimum requirements:

•  6 in each kitchen
•  6 in each bedroom and living room
•  4 additional sockets anywhere in the building.

4.10.15           These sockets should be easily accessible. Other outlets may be inaccessible, for example those for white goods.

4.10.16           Where the standard relating to the number of electrical socket outlets to be available is not met, the local authority may wish to consider granting the licence but including a licence condition to the effect that the number of outlets must be increased to a specified number over a specified period of time.

PIR Certification

4.10.17           Certification which meets the requirements of BS 7671 must be provided to confirm that the installed electrical system is functioning properly and is safe. A currently valid copy of the “Periodic Inspection Report (PIR) for an Electrical Installation” record must be held.  The inspection should be carried out by a competent electrical engineer, preferably a member of an approved electrical trade body. 

4.10.18           The PIR must meet the following minimum requirements:

• Thorough visual inspection of the complete electrical installation which is not concealed.
• At least a 20% sample of the internal condition of all fixtures and fittings
• Complete testing of all circuits (fittings and accessories) 
• Schedule of Inspections and Schedule of Test Results (Pages 3 and 4 of PIR) must be fully completed and submitted.

4.10.19           Where a PIR licence expires part way through a licence period, the landlord should then obtain a fresh PIR licence. Local authorities may wish to monitor to ensure that this takes place, a failure to obtain appropriate certification could be taken into account when considering a subsequent licence application.