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  • Buy-to-Let

    Are these checks necessary

    We have 4 properties, flats unfurnished, but with built in white goods

    Getting hassle from the letting agents regarding Legionnaires Disease check cost £80

    PAT Test for electrical equipment cost £56

    EICR Report (Electrical Installation Condition Report)  Cost £132

    I am fine with the annual gas safety check and the 10 yearly Smoke Alarm replacement, but in my mind the Legionnaires check is pointless as the flats have common water tanks, so you should just have each tank tested.

    The flats are unfurnished so no electrical equipment apart from the oven and built in microwave, do these need a PAT as they aren't portable

    Like to know if anyone else is getting pressure to have these checks done, are they a legal requirement or just recommended,

    thanks

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    Thats great Beth Thanks , that backs up my initial thoughts about Legionnaires

    any comments on the other items?

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    Last year I had an EICR done at a property (which led to further electrical work to bring it up to current regs even though it was safe) as I was under the impression it was a check that was required every 5 years.

    After further reading I now believe the EICR is not compulsory unless in a HMO, though you are still responsible for ensuring the electrical installation is 'safe' before and during the tenancy.

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    Re. Legionaires check the respected Scottish Association of Landlords has a simple template to fill in:  (My agent requires it done)


    EICR may be required by your insurance (check...) and at least ensures you can stand up in court and say you'd had it checked at the fatal accident inquiry: PaT I think is a waste of time, albeit both PaT & EICR are now mandatory in bonnie Scotland.

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    There is a big difference with EICR between what is unsafe and what is not up to current standards.

    There is no requirement for your electrical system to be up to current standards (indeed if your system is up to current standards it likely won't be in a few years due to constantly changing regs) there is a need for your system to be safe.

    Some companies use EICR as a way to get supplementary work. The most important areas of EICR are the test results of which the most important of these are insulation resistance testing.

    Observations written on the report, of which there can be many, are not requirements for remedial work or an unsafe system, they are observations. Before agreeing to additional work ask the spark to explain the potential problem and how this is interpreted in the test results.

    They should be able to point to the hard data and interpret it for you, if they start talking about current regs or this is not the way things are done now, nod understandingly while pushing them out the door

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