It’s the landlord’s responsibility (and in some circumstances his agent’s too) to ensure compliance with legal requirements and safety regulations.  With our total management service we take care of all these things for you.

In the main, your responsibilities fall into four categories; electrical safety, gas safety, furniture and furnishings, and building regulations. Your property must comply with all such legislation before it can be let.

The Electrical Equipment (Safety) Regulations 1994

  • The electrical supply and any electrical appliances within a rented property must be safe.
  • Electrical appliances must be checked regularly for defects, such as those caused by age, wear and tear, misuse etc.
  • Unsafe items should be removed from the property.
  • Electrical safety checks are not regulated by statutory law, but a landlord can be held responsible by a court for negligence in the event of a problem.
  • Accordingly we recommend 5 yearly checks of the wiring installation, and annual checks of any supplied appliances.
  • Smoke and CO alarms should be fitted and should be regularly checked (and replaced if faulty).

The Plugs & Sockets (Safety) Regulations 1994 (Consumer Protection Act 1987)

  • Any plug, socket or adapter supplied which is intended for domestic use, must comply with the appropriate current regulations.

The Gas Safety (Installation and Use) Regulations 1998

Gas installation and appliances

  • The gas installation and any appliances must be checked annually by a Gas Safe qualified engineer.
  • All gas appliances and associated pipework and flues should be maintained to ensure they are safe to use.
  • A Gas Safety Certificate must be kept which shows the date of the most recent inspection and any advisories or defects identified.
  • This record must be provided to the tenant upon signing the tenancy agreement, and a copy kept at the property
  • A gas appliance with an open flue should not be installed in a bedroom.
  • Where the gas meter is installed in a meter box, you should supply the tenant with a suitably labelled key to the box.
  • After work on any gas appliance, a defined series of safety checks must be performed.
  • Instructions for any gas appliance must be left for the tenant.
  • Any gas appliance that is suspected or known to be faulty or incorrectly installed must not be used by anyone and should be removed/replaced or repaired immediately.
  • Ventilation is needed for gas appliances to work correctly and safely. You should take care not to block vents and air bricks.

The Furniture & Furnishings (Fire) (Safety) (Amendment) Regulations 1993

  • These regulations were amended in 1993 and it is now an offence to install any furniture in let properties which does not comply with the regulations.
  • The regulations apply to beds, mattresses and headboards, scatter cushions and pillows, stretch or loose covers for furniture, children’s furniture, garden furniture and any items of similar type fillings of which must carry the appropriate labels of compliance.
  • Upholstered furniture must have fire resistant filling material and must pass a cigarette resistance test.
  • Permanent covers must pass a match resistance test.
  • Furniture in any property which qualifies for the transitional period (ie was let prior to 1st March 1993 and continued to be let), does not have to comply until the tenant who occupied the property prior to 1st January 1997, vacates the property.

Any furniture added to the property since 1st March 1993 must comply with these requirements whether new or second-hand.

The regulations do not apply to:

  • antique furniture or any made before 1st January 1950
  • bedclothes (including duvets and pillowcases)
  • loose covers for mattresses, curtains
  • carpets, sleeping bags, cushion covers

Building Regulations – Part “P” Electrical Safety in Dwellings

The Landlord and Tenant Act 1985 puts the onus on Landlords to ensure the Building imageelectrical installation in their property is safe when the tenancy begins, and that it is maintained in a safe condition throughout that tenancy. From 1st January 2005, all domestic electric installation work (particularly in kitchens and bathrooms) must be carried out by a Government “Approved” contractor. In addition, electrical contractors will have to verify the work complies with British Standard Safety Requirements (BS7671). Failure to comply with these regulations is a criminal offence and could result in fines of up to £5,000 and/or imprisonment.

Summary of Landlord Responsibilities:

  • Only use “Competent Approved” contractors.
  • Ensure that cracked/damaged sockets or plugs and frayed wiring is made good (1994 Plugs and Sockets Act).
  • Ensure all appliances are safe to use prior to any let – ie cooker/kettle/toaster etc. Property should be inspected and tested at least every 10 years by a “Competent Person”.
  • All socket outlets which may be used for equipment outdoors (eg a lawnmower) should be protected by a Residual Current Device (RCD).
  • Retain copies of any certificates of electrical works carried out.



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  • 01604 901016 / 01234 94 51 22
  • 38 Mill Street
    MK40 3HD