FURNITURE & FURNISHINGS

REGULATIONS

 What the cover fabric and filling material of the upholstered furniture be made of fire resistant material and be able to pass the “smouldering cigarette” and “match flame” resistance test and carry a label confirming this.

SOFT FURNISHINGS

Generally, items manufactured in the UK after 1990 are likely to meet the required standards and display the appropriate permanent label confirming its compliance.

REGULATION ITEMS

• Three piece suites, sofas, arm chairs

• Scatter cushions, seat pads, bean bags

• Beds, padded headboards, mattresses, pillows

• Convertible sofa beds, futons

• Loose and stretch covers for upholstered furniture

• Nursery furniture, garden furniture suitable for indoor use

EXCEPTIONS

• Antique furniture or any furniture manufactured prior to 1950

• Carpets, curtains

• Pillow cases, duvets, bed linen

• Loose covers for mattresses

NON-COMPLIANT ITEMS

They should be removed from the property before it is let.

GAS

The Gas Safety (Installation and Use) Regulations 1996 state that all rental properties must have a valid and current Gas Safety Record which is renewed on an annual basis. This applies equally to appliances and equipment using the mains gas supply or liquid gas, for example Propane or Calor. The central provisions of these regulations require that:-

1. The landlord of a rented property must have a gas safety check carried out prior to a let and annually thereafter. A copy of the appropriate record must be given to the tenants. Gas fittings and flues must be maintained in a safe condition.

2. If any appliance or pipe work is dangerous or defective it must not be used and must be repaired or replaced as soon as possible.

3. The gas safety check can only be performed by an authorised Gas Safe registered engineer qualified to work on the particular type of appliances or systems. In general terms the check itself will relate to the following:-

• Adequate ventilation and flues

• Operating pressures

• Heat output

• Flame combustion

• Escape of gas or dangerous fumes

• Obvious defects

• Where appropriate, the provision of adequate instructions for use of equipment or appliances

It should be noted that a standard annual ”service” of equipment or appliances would not normally be sufficiently detailed to comply with and satisfy the requirements of the regulations.

SMOKE DETECTORS

All new homes built since June 1992 must be fitted with mains operated smoke detectors on each fl oor of the building.

There are currently no specific statutory regulations relating to the provisions of smoke detectors in older buildings. However, it is strongly recommended that landlords follow the recommendations of the Fire and Safety Officers Association for current BS standard battery operated devices to be fitted to stairways and halls on each floor.

CARBON MONOXIDE

Fatal Carbon Monoxide fumes can be produced by the combustion of any fossil fuel. It is essential therefore that landlords remember they have a duty to ensure the regular maintenance and repair of oil fired or solid fuel heating systems and that adequate fl ues and ventilation are provided. It is strongly recommended that landlords provide carbon monoxide detectors in all rental properties.

ELECTRICITY

There are a number of pieces of legislation which relate to the supply and maintenance of electrical equipment, household appliances and/or the cables, plugs and sockets which connect them.

Examples of such items might include:-

• Electric cookers, microwaves

• Toasters, kettles, TV’s video players

• Washing machines, dishwashers

• Immersion heaters, electric blankets

• Fuses, circuit breakers

• Electric lawnmowers or similar garden equipment

The basic concept is that a landlord has an obligation to ensure that any such items supplied as part of a property letting are “safe”, and not dangerous. This could be extended to include the mains supply. This is to minimise the risk of injury, death or damage to property. Cumberland Lettings therefore require that all portable appliances being left in the property are PAT tested prior to commencement of a tenancy. Detailed written records should be maintained of their make, serial number, condition and
date of tests. A Domestic Installation Condition Report should also be arranged to establish that the electrical wiring in the property is safe.

A landlord is responsible for providing instruction manuals for all items of electrical equipment within a rental property as required by the Electrical Equipment (Safety) Regulations 1994.

Any equipment or appliances or hard wiring identified as being potentially unsafe or showing obvious defects such as:-

• Badly frayed or damaged insulation

• Old or exposed wires, poorly fitted or cracked plugs

• Scorch marked or badly damaged sockets

• Plugs without sleeved insulated pins should be immediately repaired or removed and replaced with brand new equipment which complies with current BS and EC standards.

BUILDING REGULATIONS (ELECTRICAL SAFETY IN DWELLINGS)

In very general terms these regulations require that work, repairs, maintenance etc., on “electrical installations”, in certain areas of a property, are now known as “notifiable” works and as such must
only be carried out by a “competent person”.

This means someone is currently registered with an Approved Self-Certification Scheme which monitors and regulates his or her activities, competence etc.

Someone who is not a “competent person” could still do the works as long as they seek appropriate approval from their local authority Building Control department before and after the works are carried out.