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Safety Info

gas appliances and installations

Under the Gas Safety (Installations and Use) Regulations 1994 as amended in 1996 Landlords are required by law to meet certain requirements in request of installed gas appliances and the supply of electricity and electrical appliances.

This page is aimed at giving advice to landlords and tenants about the implications of this legislation and it should be considered carefully.

All gas appliances should be regularly maintained so they run safely and reliably and should only be worked on by a qualified CORGI (Council for Registered Gas Installers) gas engineer.

Heating appliances such as fires, water heaters and boilers, need to be serviced at least once a year. For other appliances manufacturers instructions should be consulted for the correct service interval, however, it is advisable to have all appliances serviced at least annually.

the regulations require that:

• A gas appliance with an open flue should not be installed in a bedroom (or any room used for sleeping).
• Where the gas meter is installed in a meter box, the installer should supply the consumer with a suitably labelled key to the box.
• After an installer or engineer has carried out any work on any gas appliance, a defined series of safety checks and tests must be performed.
• Any person who installs a gas appliance in a property must leave operating instructions for the occupier of the premises.
• Any person responsible for the premises must not allow to be used any gas appliance that is suspected or known to be faulty or incorrectly installed.

tenanted premises

• It is duty of the owner to ensure that all gas appliances and associated pipework are maintained in a safe condition and checked for safety at least every 12 months by a suitably qualified engineer.
• A record of the gas appliances in the property must be kept with dates of inspection, any defects identified and made available on request for the inspection of any tenant who may be affected by the use or operation of any appliance.
• The occupier and owner of the premises must be informed of any defect in any gas appliance or pipework in the property.

A gas appliance needs to draw in an adequate supply of air in order to work correctly and safely. Often vents and air bricks are provided for this purpose and care must be taken not to block any ventilation.

If the flue or chimney is blocked, waste gas may build up in a room. This can be fatal. Flues must be checked before an appliance is fitted and every year when it is serviced.

These requirements are essential.

checks required:

• Check flue is clear and unobstructed.
• Clean and check burners.
• Pressure test on gas pipework.

You can also carry out your own simple checks, the following may show your appliance is not working properly:

• Check flue is clear and unobstructed.
• Clean and check burners.
• Pressure test on gas pipework.

furniture & furnishings fire & safety regulations

From 1st January 1997, landlords must ensure that all upholstered furniture complies with The Fire and Furnishings (Fire) (Safety) Regulations 1988. In general the requirements of the Regulations are that:

• upholstered furniture (e.g. beds, sofas, armchairs) must have fire resistant filling material.
• upholstered furniture must pass a cigarette resistance test (except mattresses, bedbases, pillows and cushions)
• permanent covers must pass a match resistance test. A cover need not pass this test if it is made of at least 75% by weight of cotton, flax, viscose, modal silk or wool and not coated with polyurethane and this cover has an interliner which passes this test.

Furniture in any property which qualifies for the transitional period (i.e. was let prior to March 1993 and continued to be let) does not have to comply until the tenant, who occupies the property prior to 1st January 1997, vacates the property.

buying extra furniture

One of the important provisions of the new regulations is that any furniture added to the property since March 1st 1993 must comply with the fire resistance requirements whether second-hand furniture for a rental property, you should always check to see that there is an appropriate label. Furniture or furnishings manufactured after the introduction of the regulations in 1989 should all have labels attached. Remember it is also illegal to sell furniture which does not comply with the regulations - so one cannot get round the requirements by selling the furnishings to your tenant which do not comply.

articles covered by the regulations:

• furniture covers
• furniture fillings
• garden furniture which is suitable for use in a dwelling
• loose and stretch covers for furniture
• nursery furniture
• pillows scatter cushions and seat pads
• sofa-beds, futons and other convertibles

the regulations do not apply to:

• antique furniture or made before 1950
• bed clothes (including duvets)
• carpets
• curtains
• cushion covers
• loose covers for mattresses
• pillowcases
• sleeping bags

It is essential that all furnishings covered by the regulations are checked, and if appropriate replaced prior to letting the property. Remember, if in doubt it is better to replace the item. Failure to comply could result in fines of up to £5,000 and / or 6 months imprisonment.

electrical appliances and electricity supply

Under the Electrical Equipment (Safety) Regulations 19994 landlords are required to ensure that the electrical supply and appliances are 'safe' within a property. As managing Agents it is important that we advise you as a landlord or potential landlord of the requirements imposed by the legislation.

It is essential that all electrical appliances in managed properties are safe and are checked for defects at regular intervals (e.g. frayed wiring, badly fitted plugs etc.) Any unsafe items should be removed from the property.

No statutory checking procedure or timescale exists. However an annual inspection for electrical appliances including an annual electrical supply safety check (this is dependent upon the age and state of the supply), by a qualified electrical engineer is advisable. Records of checks conducted at a property should be maintained for inspection. The maximum penalty for non compliance with these regulations is a fine of £5,000 or six months imprisonment, or both.