In respect of safety, our Property Management team ensure that all current legislation is complied with, and will fully advise you on the requirements. For landlords, we have negotiated favourable rates for safety testing from reputable local companies and we will be happy to undertake the organisation of the inspections on your behalf. The relevant legislation is summarised within the pages in this section.

For more information on safety requirements for your property, either landlords or tenants, please contact any of our Property Management team who will be delighted to assist you.

Electrical Safety

Electrical Safety, Rental Property and The Law

Whilst the legislation for electrical safety is less explicit than that of Gas safety and there is no GAS SAFE equivalent for inspection standards, it is nevertheless a statutory duty for landlords to ensure that all electrical wiring and equipment present in a rental property is safe for use and maintained adequately.

Mains Installation and Fixed Wiring

The two main Acts of Parliament that impose a statutory duty on landlords with respect to safety, including electrics are:

  • The Consumer Protection Act 1987
  • The Landlord and Tenant Act 1985 (section 11)

The only way a landlord can check that the electrical installation (the fixed wiring) in the property is safe is by having a Periodic Inspection and Report (PIR) carried out. This report identifies any deficiencies against the safety standard for electrical installations. Any areas that require attention will be detailed in the report, together with a recommendation of remedial works required, if any, in order of priority. It is considered best practice to have a PIR carried out when a property is first prepared for letting and every five years thereafter.

Portable Appliances

There are also several items of secondary legislation under the umbrella of the Consumer Protection Act which are directly relevant to the supply of electrical goods, including:

  • The Low Voltage Electrical Equipment Regulations 1989
  • The Electrical Equipment (Safety) Regulations 1994
  • The General Product (Safety) Regulations 1994
  • The Plugs and Sockets (Safety) Regulations 1994

Little London Estates recommend that mains installation and fixed wiring and all portable appliances (any item with an accessible plug) should be tested prior to the commencement of the initial tenancy and a Portable Appliance Test (PAT) to be completed annually thereafter.

The PIR and PAT is held on our records and a copy provided to the tenant prior to occupation.

Gas Safety

The Gas Safety (Installation and Use) Regulations 1998

It is a criminal offence to let a property with gas appliances, installation and pipe-work that have not been checked by a GAS SAFE registered engineer. The certificate issued lasts for twelve months and must be renewed annually whilst the property remains let.

Our property management team ensure that all current legislation is complied with and fully advise landlords of the requirements. We have negotiated favourable rates for safety testing from reputable local companies and are happy to undertake the organisation of the inspections on behalf of our landlords.

Little London Estates do not commence marketing of any property unless we are in receipt of a valid Gas Safety Certificate. If a landlord chooses to use their own contractor we require proof of their GAS SAFE registration.

Gas Safety Certificates are held on file and a copy is provided to the tenants prior to occupation.

Properties with Oil or Solid Fuel heating must be regularly serviced to ensure their safety.

Further information regarding Gas Safety may be found at

Fire Safety

The Furniture and Furnishings (Fire) (Safety) Regulations 1988

All upholstery and upholstered furnishings supplied as part of a tenancy must comply with current fire resistance standards. It is a criminal offence, punishable by a fine and/or a prison term, to let premises with furniture or soft furnishings which cannot be proven to comply with the above fire safety regulations. The regulations apply to the following which must be match resistant, cigarette resistant and carry a permanent label:

  • All upholstered furniture
  • Three piece suites
  • Beds and divans including the upholstered bases
  • Padded headboards
  • Sofa-beds
  • Furniture with loose or fitted covers
  • Children's furniture
  • Cots and other items used by a baby or small child
  • Cushions
  • High Chairs
  • Mattresses of any size
  • Pillows
  • Garden Furniture which may be used indoors

Items such as carpets and curtains are not included. Any furniture manufactured prior to 1950 will be exempt, provided that they have not been re-upholstered with an illegal filling. All furnishings must carry the appropriate permanent labels to show that they comply. Any furnishings that do not comply with the regulations must be removed prior to the start of the tenancy.

Smoke Detectors & Carbon Monoxide Alarms

Properties built after June 1992 must have mains interlinked smoke detectors on each floor.

It is a legal requirement that any let property must have a working smoke detector on each habitable level of the property as a minimum requirement.

It is also a legal requirement that a working Carbon Monoxide alarm is situated in any room where there is a solid fuel burning appliance. This could be an open fireplace, or wood-burning (or other solid-fuel) stove etc. In addition, whilst not strictly a legal requirement, we strongly recommend that a working Carbon Monoxide alarm is situated close to any central heating or hot water boiler.