Property Owners’ Electrical Installations - Top Five Self-Checks Between Formal Inspections

Properties contain an ever-growing amount of electrical equipment. As the UK’s electrical infrastructure ages, the demand on commercial building electrical systems has increased, sometimes exceeding the capacity of transformers and distribution systems. One third of the 45,850 UK accidental property fires in 2024 where caused by electrical faults or misuse, according to UK Government statistics. Fires require oxygen, fuel, and heat, and electricity contributes to the heat source in fires through arcing, short circuits, leakage current, and overloaded circuits. With the variety of non-compliant electrical switch gear and appliances available to purchase online, it’s easy to see how electrical fires can happen.

How can property owners reduce the electrical risks in their properties?

Property owners and landlords are directly responsible, and legally accountable, for the prevention of electrical safety issues. The UK legal framework - that includes the Electricity at Work Regulations 1989 and Consumer Protection Act 1987 - places responsibility on property owners to maintain all electrical systems and apparatus, and to retain proof that maintenance steps have been taken. This should include routine inspection by a ‘Competent Person’ and retention of the condition report provided. Formal inspection of the installation must be conducted by a Competent Person at the frequency specified in the Wiring Regulations (in BS7671, this is commonly every 5 years for commercial property and 3 years for industrial properties). Observations in electrical inspection condition reports should be acted upon and kept on file along with electrical repair, maintenance and warrantee documents. Should an adverse electrical event occur, evidence will need to be provided to show how and when the electrical installation was inspected and maintained. Whilst the Competent Person conducts periodic inspection and testing to identify any hidden dangers and deterioration affecting the installation, alterations and damage may occur between the required inspection periods. This is why it is important that property owners know what to look for and how to tell if electrical systems are unsafe.

Top five visual self-checks

To help, Carn Engineering have provided the top five routine visual checks that can be carried out in between formal inspection and testing. The self-checks listed within this bulletin provide awareness of electrical hazards – they are not substitutes for a professional electrical inspection and testing service. To ensure electrical safety for your property, and its inhabitants and visitors, ensure you schedule a professional electrical inspection.

1. Check the intake position

This is where the supply authority connects to the meter and the main switchgear in the premises.

• Remove all stored equipment (spare paint, aerosols, boiler suits, coats and other flammable goods) from around or near the switchgear.

• Make sure a suitable fire extinguisher (typically CO2) is easily accessible and stored in close proximity.

• Make sure a suitable rubber floor mat is in front of the main switchgear.

• Ensure all isolation points are labelled with they are isolating, voltage warning labels are fitted and there is a ‘Electrical Switchroom’ label on the doorway.

• Make sure the switchroom door is kept locked and only accessible to skilled or instructed persons.

2. Check the distribution boards

These are the enclosures throughout the building that contain the protective devices (i.e. fuses, MCBs and RCDs).

• Clear any stored equipment from around or on top of distribution boards.

• Fit insulated blanking pieces to external holes and unused fuseways, and make sure the enclosures are undamaged and securely fitted.

• Ensure enclosures are labelled with a unique number/name and detail of their supply point.

• Ensure the circuit legend is fitted inside or near each distribution board and kept up to date as this will speed up any urgently required isolations.

• Press the RCD test buttons every six months.

3. Check the condition of accessories

These include light switches, sockets, spur units and local isolation switches.

• Check that lights and switches are not flickering or buzzing as loose or broken wiring is a common cause of fire.

• Do not use socket outlets, spur units or lights that show signs of damage, and replace any missing fixing screws.

• Make it common practice to ensure socket outlets are switched off before plugging appliances in. High current appliances (e.g. kettles) can damage sockets, so check for signs of arcing or overheating.

• Never overload sockets. Remove any socket adaptors as they can become overloaded in your absence.

• Extension leads should only be used temporarily. Ensure they are in good condition and not hidden (such as under carpet) or used in areas susceptible to damage.

4. Check all appliances

Portable and fixed electrical equipment.

• Make it a habit to turn off appliances when they are not in use.

• Never allow cables to trail over kitchen appliances (e.g. toasters or hobs). Make sure long leads and IEC leads (e.g. kettle leads) cannot come into contact with water or conductive parts.

• Make sure appliances carry a CE mark, they are undamaged (including the cable and plug) and the correct rating of fuse is fitted.

• Make it a common practice to unplug and visually check the plug, lead and the appliance itself before use.

• Create a register of the portable appliances you provide at the property, and keep a record of testing (also known as PAT testing), repairs and maintenance.

5. Check any alterations

• Any major alterations to fixed wiring needs a formal inspection and condition report by a Competent Person.

• Use a reputable contractor for repairs to your wiring installation.

• If you are having a new circuit fitted, ensure the contractor connects correctly to the supply. It is common for contractors to incorrectly connect the supply to a used MCB/fuse because there is no space in the distribution board to fit a new one. It is acceptable to add a junction box to an existing circuit away from the distribution board, but never an uninsulated connector block.

• Any person fixing something to the wall, excavating indoors/outdoors or working in your roof space runs the risk of damaging the fixed wiring cables, so ensure they are aware of where cables are before they begin work and check them after they have finished their work.

• Think about your wiring when you have alterations to other service areas. Keep cables clear of loft insulation and do not route water pipes near the electrical system.

You can download this report in PDF format below.

Carn Engineering Electrical Self-Check.pdf

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