Information on new or replacement aerials for rented property

Most people will not need a replacement aerial to continue to receive TV after the digital TV switchover. If you get a good TV picture now, your aerial should still give a good picture after the switchover. If you get a poor picture at the moment, you may need a new aerial or satellite dish. The Switchover Help Scheme offer includes a new aerial or satellite dish, if needed, supplied and fitted at the property at no additional cost. For people who own their homes, this process is easy. However, if the eligible person rents their home, the Help Scheme can only install the new aerial or satellite dish where the eligible person can show that they have got, or have made all reasonable attempts to get, the landlord’s permission to any works. As evidence for this, the Help Scheme needs confirmation in writing from the eligible person or the landlord that they have got or have made all reasonable attempts to get the landlord’s consent to the installation of a new aerial or satellite dish.  If a landlord has eligible tenants and they are responsible for the aerial, the Help Scheme is happy to receive a general letter from the landlord or organisation confirming this and giving permission for the installation. The Help Scheme has created a letter that landlords can use. Download the letter here: Help Scheme landlord letter.doc (12kb) It should be sent to: Freepost Switchover Help Scheme (No stamp is needed) Providing a letter to cover their entire property portfolio should limit the number of individual requests a landlord could receive from Help Scheme customers for permission to install a new aerial or satellite dish. The Help Scheme will not install an aerial or satellite dish where a landlord withholds their permission. However, if the tenant is responsible for the aerial, and can confirm that they have tried to obtain their landlord’s approval but with no success, the Help Scheme will proceed with an installation to ensure that the eligible person can get digital TV after switchover. Please note that the Help Scheme cannot upgrade or supply communal aerials or satellite dishes.

Legal 4 Landlords have offices in England, Scotland and Wales giving our customers the local and personal touch.

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Legal 4 Landlords are specialists within the lettings industry. Whether you're a landlord, agent or tenant, our unique products and services cater for all of your needs. Our core areas range from Tenant Evictions, Debt & Rent Recovery, Tenant Referencing, Insurances and Guarantees.

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When you choose to let your residential property with Coast to Country Lettings we will discuss your tenant requirements as, for example, you may not wish to let to smokers or tenants with children or pets. Each prospective tenant will be professionally referenced and credit checked. In some circumstances, we will require a guarantor and appropriate references are also taken in this instance.

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Electrical Safety in Rental Property

Electrical Safety

Electrical Safety - the Key Points

• There are around 30 deaths and 4,000 accidents annually in the UK involving electrics, so don't think it can't happen in your properties.
• If you let property in England & Wales you must ensure that electrical equipment and the electrical system are safe.
• There is currently no statutory requirement to have annual safety checks on electrical equipment as there is with gas, but it advisable to do so as you can still be liable if things go wrong.
• You should ensure that tenants are given copies of operating and safety instructions for ALL equipment in the premises and you should carry out regular checks.
• Some gas service companies (Gas Safe Registered) now do electrical checks when they do the annual gas checks.

Electrical Safety in Rental Property

Apart from the Landlord's Common Law duty of care, the Landlord & Tenant Act 1985 (and several other statutory regulations see below) requires that the electrical equipment is safe at the start of every tenancy and maintained in a safe condition throughout the tenancy.

Electrical hazards are also covered by the Housing Health and safety Rating System under the Housing Act 2004.

In the case of commercial property and houses in multiple occupation there is a statutory duty under the Regulatory Reform Fire Safety Order 2005 for the responsible person (the property manager) to carry out annual Fire Safety Risk Assessments, which include electrical safety risks.

If you let property you must ensure that the electrical system and all appliances supplied are safe - failure to comply with the Electrical Equipment (Safety) Regulations 1994 and the The Consumer Protection Act 1987 is a criminal offence and may result in:

• A fine of £5,000 per item not complying
• Six month's imprisonment
• Possible manslaughter charges in the even of deaths
• The Tenant may also sue you for civil damages
• Your property insurance may be invalidated

These regulations are enforced by the Health & Safety Executive.

Read the article "Electrical Checks - Why bother? by Grant Roy MSc MIEE, chartered electrical engineer.

Landlord Guide

It is important to ensure that all electrical appliances and fittings within the property are safe and in good working order. Unlike gas regulations, there is no law that says you must have a landlord electrical safety certificate. But, should any electrical fittings or appliances within your rental property cause harm to a tenant you could be held liable.

Manage your property well and the risks to you as landlord or agent are minimal, but manage it badly and your risks are high.

You are advised to make visual inspections yourself as landlord or agent in residential properties (record on a safety checklist) and have periodic checks carried out by a qualified electrician.

• Ideally, ensure that the electrical system complies with the latest wiring regulations.
• Make sure a circuit breaker (RCD) is fitted to power circuits.
• Keep supplied appliances to a minimum.
• Make sure appliances supplied are complete and in working order - keep purchase receipts.
• Pay particular attention to second hand equipment - always have these items checked.
• Ensure that operating instructions and safety warning notices are supplied with the appliances.
• Ensure that flexes are in good order and properly attached to appliances and plugs.
• Ensure that earth tags are in place.
• Ensure that plugs are of an approved type with sleeved live and neutral pins.
• Ensure that plugs and sockets conform to BS1363 or BS1363/A for heavy duty uses.
• Ensure that all fuses are of the correct type and rating.
• Make sure that tenants know the location of and have access to the main consumer unit, fuses and isolator switch.
• Make a note of all fuse ratings on the inventory.

If you are in any doubt about the wiring or the safety of any appliances consult a qualified electrician.

Regulations

There is no statutory obligation on landlords or agents to have professional checks carried out on the electrical system or appliances. However, under Common Law and various statutory regulations: The Landlord and Tenant Act 1985, The Housing Act 2004, The Electrical Equipment (Safety) Regulations 1994, and the Plugs and Sockets etc. (Safety) Regulations 1994, both of which come under the Consumer Protection Act 1987, there is an obligation to ensure that all electrical equipment is safe.

In January 2005 new legislation under Part P of the Building Regulations make it a requirement that for certain types of electrical work in dwellings, plus garages, sheds, greenhouses and outbuilding comply with the standards. This means a competent electrician must carry out the work. For DIY electrical work you must belong to one of the Government's approved Competent Person Self-Certification schemes or submit a building notice to the local authority before doing the work.

Compliance

We strongly recommend that any Landlord, regardless of whether they see themselves as running a business or not, should make absolutely sure they are complying with these regulations to ensure that all electrical equipment supplied is safe.

In order to do this we recommend:

• Annual visual inspections by the landlord or agent - recording this on a safety checklist.
• Inspections on tenant change-overs, recording electrical equipment, its condition and fuses fitted - see PAT Testing.
• Periodic inspections of electrical equipment by a qualified electrician.
• 5 yearly inspections by a qualified electrician to ensure safety and that the electrical system complies with current electrical regulations.
• Keep all records of these inspections.

Due Diligence

In the event of a tenant complaint or an incident the defence of "due diligence" may be accepted where it can be shown that the landlord or agent took all reasonable steps to avoid committing an offence - you will need documentary evidence of this.

A private owner letting a single dwelling (not in the course of business) may have a defence, whereas an agent acting on his behalf will not. However, an agent merely introducing a tenant and not becoming involved in the inventory or management of the tenancy my well be exempt from liability.

Built by landlords to serve the aims of the lettings market, we are a one stop shop solution to not only solve your problems but to help protect you from them happening in the first place or occurring again.

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