Property Services Policies & Procedures

Transcription

1 Property Services Policies & Procedures Periodic Electrical Testing Date Approved 19 May 2017 Effective Date 19 May 2017 Review Due April 2019 Version 1.2 Author Andrew Connolly Page 1 of 6

2 Periodic Electrical Testing The Landlord and Tenant Act 1985, Section 11 repairing obligations in short leases sub-section (1) (b) requires a landlord to keep in repair and proper working order the installations in the dwelling-house for the supply of water, gas and electricity. Although the Act does not make mention of a need to carry out periodic inspection and testing of the electrical installation, they do place an obligation on the landlord to maintain the installation in a condition suitable for the use intended. Where an installation is not subject to an effective and ongoing planned and proactive maintenance programme, periodic inspection and testing carried out at appropriate intervals is a practical way of identifying where maintenance work is most required in order to keep the accommodation in a condition that is safe for use and for staff and contractors to work in. Regulations: of requirements for electrical installations BS7671:2008 inc. amendments. The frequency of periodic inspection and testing of fixed, electrical installations will be determined taking into account the following; Guidance contained with BS7671:2008 and all amendments Chapter 62 (yellow book and guidance note 3 and Chapter The type of installation 2. The use and operation 3. The frequency and quality of maintenance 4. The external influences to which it is subjected 5. And the results and recommendations of the previous report if any, shall be taken into account Reg: Generally NCHA will arrange an inspection of its General Needs properties every 10 years. HWCS dwellings and schemes will be inspected every 5 years; communal areas will be tested every 5 years On change of occupancy NCHA will undertake a visual inspection should the change occur within two years of the previous test. If the visual inspection indicates that the installation has been interfered with by the resident or others, then a full inspection will be carried out and remedial actions undertaken. If the change of occupancy occurs after two years, a full test will be undertaken. All works will be carried out in strict accordance with BS including all current amendments. Inspection of fixed, electrical installations in Care Homes and Ilops schemes and other schemes managed by NCHA will be undertaken no later than every five years or sooner if indicated on the previous inspection sheet. The inspections Page 2 of 6

3 will include all in service equipment (equipment with a permanent connection to supply, for example pumps, cookers extractor fans or air conditioning equipment). If it plugs in, that item is covered by PAT testing codes of practice. The law requires electrical equipment to be maintained to prevent danger. The type and frequency of user checks, inspections and testing needed will depend on the equipment, the environment in which it is used and the results of previous checks Tenants requesting non-emergency repairs will be advised that such repairs will not be ordered if an electrical inspection is required and due imminently as these will generally be identified on the test. What is considered an emergency repair? Exposed electrical wiring Broken accessories showing copper parts Inoperable switches on electrical outlets or connection units as means of isolation for maintenance No lighting (particularly on stairs) Page 3 of 6

4 1. Arranging appointments Tenants will be issued the following reminders that an electrical inspection is due; 1.1 Letter 1 is sent to the resident with a pre-booked appointment. A telephone call is made, where possible, to the resident to confirm the appointment. The letter is sent to the resident as confirmation stage 1 no access procedure. 1.2 Letter 2 is sent if appointment updated or no access. Again telephone contact with voice mail or text if tenant is not available too. Stage 2 no access procedures. 1.3 A further letter, consistent with the No Access Procedure, is issued after at least one letter 2 has been sent (sometimes may be up to five letter 2s sent if tenant has been communicating changes). This letter is issued by electrician, by hand. Failure to respond to this series of letters enacts the current no access procedure and the process transferred to follow no access procedures. 1.4 A further letter, following the No Access Procedure, will be issued for a possible legal remedy. 1.5 All appointments are telephoned or a text sent the week before the appointment as a reminder. 1.6 Oakham Properties. The special initial appointment letter attached below is to be sent to: Paul Martin Clerk to the Governors St John & St Anne William Dalby House South Street Oakham LE15 6HY Tel: Paul Martin s office will arrange access as required and follow up on any no access. The appointment letters are sent two weeks in advance of the appointment date to allow rearrangement, if possible. Page 4 of 6

5 Appendix 1 Date Name and Address Dear Salutation Periodic Electrical Inspection The Landlord and Tenant Act 1985, Section 11 repairing obligations in short leases sub-section (1) (b) requires a landlord to keep in repair and proper working order the installations in the dwelling-house for the supply of water, gas and electricity. Although the Act does not make mention of a need to carry out periodic inspection and testing of the electrical installation, they do place an obligation on the landlord to maintain the installation in a condition suitable for the use intended. NCHA will arrange a full inspection every 10 years and undertake a visual inspection on change of occupancy if a full test has been carried out within the last two years. Our electrical team require access to your property in order to complete the required work. The full test can take up to 4 hours, so please be aware of this when agreeing your appointment. The appointment has been scheduled for: Day Date Month Year between Time and Time If this appointment is not convenient and you need to cancel or rearrange, you will need to give 24 hours notice of a change of appointment. You can do this by calling the numbers below. If you fail to keep an arranged appointment a recharge of ten pounds will be raised against your account for each missed appointment. You must allow access to your property in order that our electricians can complete this vital safety work. Telephone our planning team directly on or our Freephone number pressing option 1 and ask to be transferred to the DMS planning team. We are open Monday to Friday 9.00 a.m. to 5.00 p.m. to book a mutually convenient appointment. Yours Sincerely, Work Planner DMS Nottingham Community Housing Association Maintenance Department Unit C, Camberley Court, Bulwell, Nottingham, NG6 8GE Page 5 of 6

6 Todays date Appendix Oakham Date Name and address Dear Salutation We are writing to let you know that we have booked an appointment for you to allow our Electrical team to test the Electrical wiring in your home. There is nothing to worry about regarding this. It s a process that we need to complete every 5 years. We have to do this under the landlord and tenant act 1985 section 11. That requires us to keep in repair and proper working order the installations in your home. The appointment has been booked for: Day Date Month Year between Time and Time The full test can take up to 4 hours to complete and will be carried out between the hours of 08:00am and 04:00pm. If you find the appointment is not suitable for you, you can change it by calling the DMS team directly on or alternatively dial the Freephone number pressing option 1 and asking for the DMS planning team. Yours sincerely, Work Planner DMS Nottingham Community Housing Association Maintenance Department Unit C, Camberley Court, Bulwell, Nottingham, NG6 8GE Page 6 of 6