Between-Tenancy Electrical Checks: Void Property Checklist

The void period between tenancies is the single best opportunity for letting agents to assess and address electrical safety issues. With the property empty and accessible, there are no scheduling conflicts with tenants, no disruption to daily life, and no risk of furniture blocking access to sockets, switches, or the consumer unit.

From a compliance perspective, the void period is critical for several reasons:

• EICR validity: If the current EICR expires within the next 6 to 12 months, renewing it during the void avoids the hassle of arranging access with a new tenant later. Many agents adopt a policy of renewing any EICR that will expire within the new tenancy term.
• Legal obligation to new tenants: The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 require that new tenants receive a copy of a valid EICR before they move in. If the EICR has expired, you cannot legally let the property.
• Smoke and CO alarms: The Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022 require alarms to be tested at the start of each new tenancy. The void period is the ideal time to test and replace any faulty units.
• Deposit protection: A thorough electrical check during the void, documented with photographs, helps establish the baseline condition of the electrical installation for deposit purposes.
• Liability reduction: If a tenant reports an electrical fault shortly after moving in, having documented void period checks demonstrates that the agent acted diligently in preparing the property.

Void period electrical checks fall into two categories: visual inspections that any trained property manager can carry out, and technical tests that require a qualified electrician. This guide covers both, clearly marking which require professional involvement.

The following checklist covers visual inspections that your property management team can carry out during a standard void inspection. These checks do not replace a formal EICR, but they identify obvious issues that should be addressed before a new tenant moves in.

Every room — general checks:

• All light switches operate correctly and are firmly attached to the wall
• All socket outlets are secure, not cracked, and show no signs of scorching or discolouration
• All light fittings are complete, secure, and working (test with bulbs if necessary)
• No exposed wiring is visible anywhere — behind sockets, around light fittings, or along skirting boards
• No signs of overheating: melted plastic, brown marks on socket plates, or a burning smell
• All cover plates are present and properly fitted — no blank plates missing

Kitchen:

• Cooker connection point is secure and the cable is in good condition
• Extractor fan operates correctly and is not excessively noisy (which may indicate a failing motor)
• Worktop sockets are not positioned where water could splash into them
• If the property has an electric hob or oven, confirm it heats correctly
• Fridge/freezer socket is accessible and not behind the appliance where damage cannot be seen

Bathroom:

• Pull-cord switches operate correctly (light and extractor fan)
• Shaver socket (if present) is secure and labelled correctly
• Electric shower unit shows no signs of water ingress, corrosion, or scorching
• Heated towel rail (if electric) is working and securely mounted
• No standard sockets are present in the bathroom (sockets within bathrooms are only permitted in specific zones and must be RCD protected)

Hallways and stairs:

• All landing and stairway lights work, including two-way switching from top and bottom of stairs
• Any outdoor security lighting operates correctly
• Door entry system or intercom is functional (if applicable)

Outside / communal areas:

• External sockets are weatherproof and have functioning covers
• External lighting works and is securely mounted
• Any garden or shed electrical supply is in good condition

Record all findings with photographs and date-stamped notes. Any issues identified should be reported to a qualified electrician for assessment and repair before the new tenancy begins.

The consumer unit (also known as the fuse box or distribution board) is the heart of the property's electrical installation. Checking its condition during the void period is essential, though some checks require a qualified electrician.

Visual checks (can be done by property managers):

• Labelling: The consumer unit should have clear circuit labels identifying what each circuit breaker (MCB) controls — e.g., "Kitchen sockets", "Upstairs lighting", "Cooker". If labels are missing or illegible, this should be noted for the electrician.
• Physical condition: Look for cracks, scorching, water damage, or missing covers. The consumer unit enclosure should be intact with no exposed live parts visible.
• Location and access: The consumer unit must be easily accessible. It should not be locked in a cupboard without a key, or blocked by stored items. Ensure the new tenant will be able to access it in an emergency.
• RCD test button: Modern consumer units have RCD (Residual Current Device) protection. There should be a "Test" button on each RCD — pressing it should trip the device. If it does not trip, the RCD may have failed and a qualified electrician must investigate.

Checks requiring a qualified electrician:

• RCD trip time testing: Using specialist equipment, the electrician tests that each RCD trips within the required time (typically 300ms at rated current, 40ms at 5x rated current). This is part of a standard EICR.
• Insulation resistance testing: Tests the integrity of cable insulation on each circuit. Deteriorated insulation can cause electrical faults, fires, or electric shock.
• Earth fault loop impedance: Verifies that the earthing system will allow enough current to flow in a fault condition to trip the protective device quickly.
• Consumer unit age assessment: If the consumer unit still uses rewirable fuses (rather than MCBs) or lacks RCD protection, the electrician should advise on upgrading. Consumer units without RCD protection will result in a C2 (potentially dangerous) observation on an EICR.

If the consumer unit is a non-metal enclosure (plastic), this is now considered a C2 defect under current standards (BS 7671:2018 Amendment 2), as non-metal consumer units present a greater fire risk. The electrician may recommend replacement with a metal-clad unit, which typically costs between £250 and £500 depending on the number of circuits.

Since October 2022, the Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022 require landlords to ensure that smoke alarms and carbon monoxide alarms are installed and working in all rented properties. The regulations also require alarms to be tested at the start of each new tenancy, making the void period the natural time to carry out this testing.

Smoke alarm requirements:

• At least one smoke alarm on every storey that has a room used wholly or partly as living accommodation
• Alarms should ideally be positioned in hallways and landings, or in rooms where they will not be triggered by normal cooking
• Mains-wired alarms with battery backup are recommended for rental properties (sealed lithium battery alarms are an alternative where mains wiring is not practical)
• All alarms on the same system should be interlinked so that if one detects smoke, all alarms sound — this is not yet a legal requirement for private rentals but is strongly recommended and is required for HMOs

Carbon monoxide alarm requirements:

• A CO alarm must be installed in any room containing a fixed combustion appliance (gas boiler, gas fire, wood-burning stove, etc.)
• The 2022 amendment extended this to include gas boilers in rooms such as kitchens and utility rooms — previously only solid fuel appliances were covered
• CO alarms have a limited lifespan (typically 7 to 10 years) — check the expiry date printed on the unit and replace if expired

Testing procedure during void period:

• Press and hold the test button on each alarm until it sounds — this confirms the sounder and electronics are working
• For mains-wired alarms, test with the mains on and also test that the battery backup works by switching off the mains and re-testing
• For interlinked alarms, test that activating one alarm triggers all others
• Check the manufacturing date on each unit — smoke alarms should be replaced every 10 years, CO alarms per the manufacturer's specified lifespan
• Document the test results with photographs showing the alarm in situ and confirmation that it sounded correctly

If any alarm fails testing, replace it before the new tenant moves in. The cost of replacement smoke alarms ranges from £5 to £25 per unit for battery models, or £40 to £80 per unit for mains-wired alarms (plus electrician installation costs of approximately £50 to £80 per alarm).

Thorough documentation during the void period protects the letting agent, the landlord, and the incoming tenant. The following documents should be prepared and ready before a new tenancy begins.

Documents to provide to the new tenant:

• Valid EICR: A copy of the current Electrical Installation Condition Report with a "Satisfactory" result. This must be provided before the tenant occupies the property. If the EICR is Unsatisfactory, remedial work must be completed and a new Satisfactory report obtained before letting.
• Smoke and CO alarm test certificate: While there is no formal certificate requirement for alarm testing, providing written confirmation that all alarms were tested and found working at the start of the tenancy is best practice and protects against future disputes.
• Consumer unit guide: A simple document (or photograph with labels) showing the tenant where the consumer unit is, what each circuit breaker controls, and how to reset a tripped breaker. This is particularly important for tenants unfamiliar with modern consumer units.
• Emergency contact information: Clear instructions on who to contact for electrical emergencies — the agent's out-of-hours number, and (in extreme emergencies) the UK Power Networks number (105) for power supply issues.

Documents to retain on file:

• Void inspection report: Your room-by-room checklist with photographs, documenting the condition of the electrical installation at the start of the void period
• Any work carried out: Invoices and certificates for any electrical work done during the void — including alarm replacements, socket repairs, or consumer unit upgrades
• Tenant notification record: Confirmation that the EICR and other documents were provided to the tenant, with the date — email confirmations or signed acknowledgments are ideal
• Inventory with electrical items: If the property is furnished, the inventory should list all electrical appliances provided, their condition, and any test dates (e.g., PAT testing for supplied appliances)

Creating a standard void pack:

Many efficient letting agents create a standardised "void pack" — a checklist and template pack that is used for every property turnover. This ensures nothing is missed and creates consistent documentation. The pack should include the room-by-room inspection checklist, alarm test record sheet, EICR review checklist, and tenant handover document templates.

Digital document management is strongly recommended. Store all void period documentation electronically, linked to the property record. This allows quick retrieval for audits, tenant disputes, or local authority requests, and ensures that records are not lost during staff changes or office moves.