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Do I really need sealed light units?

A landlord managing a small property portfolio, with one property handled by an agency for five years, recently received a report from the agency stating that none of the en suite, family bathroom, or downstairs shower room light units were sealed. The agency claims this is a legal safety requirement, necessitating the replacement of all light fittings. The landlord, Ian, has confirmed with the tenant that the tenant did not raise any concerns about the lights. Despite searching various documents, Ian has not found any legislation supporting the agency's claim regarding sealed light units and is seeking clarification on this purported new stipulation. Several commentators, presumably experienced landlords or property professionals, offered advice on the matter. One individual suggested that an Electrical Installation Condition Report (EICR) should address lighting unit requirements and recommended asking the agent for their specific guidance and reasoning, highlighting that agents are often not qualified to give direct electrical advice. Another commentator explained that the agency is likely referring to the Ingress Protection (IP) rating, which specifies the level of protection an electrical enclosure has against solids and liquids. They noted that bathroom lights slightly removed from the shower typically require an IP44 rating, while lights within the shower zone need a higher rating, such as IP66. They also pointed out that this issue should be identified in an electrical certificate if a change is needed, and that agents might not fully understand the technical details, as some bathroom spotlights can appear identical to regular ones. A third contributor provided more detailed information on bathroom zones, stating that IP44-rated fittings are required in Zone 1+2, which extends up to 60cm away from a bath or shower and up to a height of 2.25m, including any inset lights directly above. They reiterated that any non-compliance would lead to a 'fail' on the EICR and suggested that most bathroom light fittings are situated above 2.25m and outside Zone 2. This commentator also speculated that the agent might not comprehend the specific requirements and advised requesting a copy of the EICR and questioning the agent's logic, particularly given that electricians performing EICRs had not previously flagged such an issue. They also hinted at a potential incentive for agents, as they often earn a commission on contracted work. Further advice included considering upgrading lights to LED bulbs and potentially emergency lighting, which could benefit energy efficiency and the property's Energy Performance Certificate (EPC), especially with long-term tenants. Another comment emphasized that if light fittings are installed above 2.25 meters (to the lowest point) and adhere to manufacturer recommendations, they might not need to be sealed or have IP65/IP66 ratings. However, if they are below 2.25 meters or within the 600mm horizontal zone, then specific considerations apply. The necessity of a current EICR for rented dwellings was also highlighted, as it should clearly indicate compliance or non-compliance. One landlord shared a personal experience where their agent erroneously reported missing CO alarms, which were later confirmed by the tenant to be present, suggesting that agents can make mistakes or have ulterior motives. Finally, a link to a resource explaining UK bathroom zones and IP ratings was provided for comprehensive guidance. #LandlordQuestions #PropertyManagement #ElectricalSafety #BathroomLighting #IPRating #EICR #PropertyLegislation #TenantSafety #LandlordAdvice #LandlordQuestions #PropertyManagement #ElectricalSafety #BathroomLighting #IPRating #EICR #PropertyLegislation #TenantSafety #LandlordAdvice

18 months ago

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