Electrical Safety for Blocks of Flats
Comprehensive electrical safety compliance for blocks of flats, from EICR testing and emergency lighting to full adherence to the Electricity at Work Regulations 1989.
Electrical safety in a block of flats is a fundamental obligation for every freeholder and managing agent. The communal electrical systems that serve corridors, stairwells, plant rooms, and shared facilities must be regularly inspected, tested, and maintained to prevent the risk of electric shock, fire, and equipment failure. At Block, we ensure every building under our care meets or exceeds the requirements of the Electricity at Work Regulations 1989 and all applicable electrical safety regulations UK.
Our approach to electrical safety management is proactive, structured, and fully transparent. We coordinate EICR for block of flats inspections on the recommended five-year cycle, manage emergency lighting testing programmes, and ensure all remedial works are completed promptly and to the required standard. As part of our wider block management services and building maintenance programmes, electrical compliance is fully integrated into our ongoing management of every property, with all costs transparently reported through the service charge.
EICR Testing and the Five-Year Inspection Cycle
An Electrical Installation Condition Report (EICR) is the primary means of assessing the safety and condition of the electrical installations in a block of flats. The EICR for block of flats covers all communal electrical systems including distribution boards, lighting circuits, power circuits, and any fixed electrical equipment serving the communal areas. BS 7671, the IET Wiring Regulations, recommends that communal installations are inspected and tested at intervals not exceeding five years. Our management of the EICR programme includes:
Every EICR carried out under our management is reviewed by our property managers to ensure no defect is overlooked. Where urgent remedial work is required, we instruct contractors immediately to eliminate the danger. For non-urgent improvements, we plan works within the building's maintenance schedule and budget, ensuring leaseholders are kept informed at every stage.
Emergency Lighting Testing and Maintenance
Emergency lighting is a critical life-safety system in the communal areas of any block of flats. In the event of a mains power failure, emergency lighting provides the illumination residents need to navigate escape routes safely. Under the Regulatory Reform (Fire Safety) Order 2005, the responsible person must ensure that emergency lighting is installed, maintained, and tested in accordance with BS 5266. Our emergency lighting management programme includes:
Emergency lighting compliance is closely linked to the building's fire safety obligations. We coordinate emergency lighting testing alongside fire alarm testing and fire risk assessment reviews to ensure a joined-up approach to life-safety compliance. All testing and maintenance costs are included in the service charge budget and reported transparently to leaseholders.
Electricity at Work Regulations 1989 and Communal Electrical Systems
The Electricity at Work Regulations 1989 impose a duty on every employer and person responsible for electrical systems to ensure they are constructed, maintained, and operated so as to prevent danger. For blocks of flats, this means the freeholder or their appointed managing agent must ensure all communal electrical installations are safe and properly maintained. The regulations apply to every part of the communal electrical system including:
- Main intake equipment, distribution boards, and sub-distribution boards
- Communal lighting circuits in corridors, stairwells, car parks, and external areas
- Power circuits serving communal facilities, door entry systems, and CCTV
- Landlord supply metering and energy management systems
- Fixed electrical equipment in plant rooms, bin stores, and utility areas
- Emergency lighting and fire alarm system power supplies
Compliance with the Electricity at Work Regulations 1989 is not optional. Failure to maintain communal electrical systems can result in enforcement action by the Health and Safety Executive, and in the worst case, endanger the lives of residents and visitors. The electrical safety regulations UK framework also includes Part P of the Building Regulations, which governs notifiable electrical work, and the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, which impose specific EICR obligations on landlords letting individual flats.
At Block, we treat electrical safety as a core compliance obligation alongside gas safety and fire safety. Our property managers maintain a compliance calendar that tracks every inspection, test, and certificate renewal date, ensuring nothing falls overdue and freeholder responsibilities are met in full.
Our Electrical Safety Compliance Management
Managing electrical safety in a block of flats requires a systematic approach that leaves nothing to chance. As an experienced managing agent, we understand that leaseholders expect their service charge to fund a professional, well-managed compliance programme. Our approach to electrical safety management includes:
Whether you are a freeholder looking for a managing agent to take over electrical safety compliance, or a resident management company seeking to improve your current arrangements, we can help. To discuss your building's needs, please contact us or call 0161 371 7190.
Frequently Asked Questions About Electrical Safety in Blocks of Flats
Is emergency lighting a legal requirement in a block of flats?
Yes, emergency lighting is a legal requirement in the communal areas of most blocks of flats. The Regulatory Reform (Fire Safety) Order 2005 requires that the responsible person, typically the freeholder or their appointed managing agent, ensures adequate emergency escape lighting is provided and maintained in all common parts including corridors, stairwells, and exit routes. Emergency lighting must activate automatically in the event of a mains power failure and provide sufficient illumination for residents to evacuate safely. It must be tested monthly by a competent person and undergo a full duration discharge test annually, with all results recorded in the fire safety log book.
Is it a legal requirement to have an electrical safety certificate?
For communal electrical installations in blocks of flats, there is no single law that mandates a certificate by that exact name. However, the Electricity at Work Regulations 1989 require that all electrical systems are maintained to prevent danger, and the best way to demonstrate compliance is through an Electrical Installation Condition Report (EICR). An EICR carried out by a qualified electrician provides a formal assessment of the condition of the electrical installation and identifies any defects that need remediation. For residential landlords letting individual flats, the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 require an EICR every five years as a legal obligation.
How often does a landlord have to have an electrical safety check?
Under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, private landlords must have an EICR carried out at least every five years by a qualified and competent electrician. For communal areas in blocks of flats, BS 7671 (the IET Wiring Regulations) recommends inspection and testing at intervals not exceeding five years. The managing agent or freeholder should maintain a schedule of EICR renewals for both individual flats where applicable and all communal electrical installations, ensuring certificates remain current and any remedial works identified are completed within the required timescales.
Do blocks of flats have to have fire alarms?
The fire alarm requirements for a block of flats depend on the fire risk assessment carried out under the Regulatory Reform (Fire Safety) Order 2005. Most purpose-built blocks rely on a stay-put evacuation strategy and may not require a communal fire alarm system, provided each flat has its own self-contained smoke detection and the building has adequate compartmentation. However, blocks with a simultaneous evacuation strategy, converted buildings, or properties where the fire risk assessment identifies specific concerns may require a communal fire detection and alarm system to BS 5839 standards. The responsible person must follow the recommendations of the fire risk assessment.
How long does an electrical safety check take in a flat?
An EICR for a typical flat usually takes between two and four hours, depending on the size of the property, the number of circuits, the age and complexity of the electrical installation, and the ease of access to distribution boards and circuits. For communal electrical installations in a block of flats, the duration varies significantly depending on the size of the building and the number of distribution boards, lighting circuits, and power circuits serving the common parts. A full communal EICR for a medium-sized block may take a full day or longer. The managing agent will coordinate access and scheduling to minimise disruption to residents.
What electrical work does not need a certificate?
Minor electrical works that do not involve work on a consumer unit, the addition of a new circuit, or work in special locations such as bathrooms generally do not require notification to Building Control or a certificate under Part P of the Building Regulations. Examples include replacing existing sockets, switches, and light fittings on a like-for-like basis, and repairing or maintaining existing circuits. However, all electrical work in communal areas of a block of flats must still be carried out by a competent person and recorded in the building maintenance records. Any work that involves new circuits, consumer unit alterations, or work in special locations must be certified by a registered competent person or inspected by Building Control.
Need Electrical Safety Compliance for Your Block?
Get in touch for a free compliance review. Our team will assess your building's electrical safety arrangements, schedule any overdue EICR inspections, and implement a structured testing programme for emergency lighting and all communal areas.