Electrical Emergencies in Rented Properties

An electrical emergency is any situation where there is an immediate risk of injury, fire, or death from an electrical fault. In a rented home, these emergencies can arise from ageing wiring, poorly maintained installations, overloaded circuits, or faulty consumer units. Knowing how to recognise the warning signs can give you vital seconds to react.

Signs of an electrical fire

Electrical fires often start behind walls, inside consumer units, or in hidden wiring spaces. Warning signs include:

• A burning or acrid smell with no visible source
• Discolouration or scorch marks around sockets, switches, or the consumer unit
• Smoke coming from any electrical fitting
• A socket or switch that is hot to the touch
• Lights that flicker and then go out suddenly

Electric shock

If you receive a shock from touching a socket, switch, appliance, or even a tap or radiator, this is an emergency. A shock from the fixed installation (not from a faulty appliance you own) indicates a serious wiring or earthing fault. Even a mild tingling sensation should be taken seriously — the severity of a shock depends on the current path through the body, and conditions can change.

Exposed live wiring

If you can see bare copper conductors or wires that have come loose from their fittings, treat this as an emergency. Do not touch the wires or anything in contact with them. Live wiring can cause electrocution or start a fire, even if it looks harmless.

Complete loss of power

While a power cut from the grid is not an emergency, losing all power to your property when your neighbours still have theirs suggests a fault in your installation. This might be caused by a main fuse failure, a serious fault tripping the main RCD, or a supply cable problem. If you notice a burning smell or see scorch marks on the consumer unit alongside the power loss, treat this as an emergency.

Sparking, arcing, or loud bangs from the consumer unit

The consumer unit is the heart of your electrical installation. If you hear crackling, loud buzzing, popping, or see sparks or flashes from the consumer unit, this is a serious emergency. These sounds indicate electrical arcing — an extremely hot phenomenon that can start a fire within seconds.

Water and electricity

If water is leaking onto electrical fittings — for example, from a burst pipe, a leak from the flat above, or flooding — this is an emergency. Water conducts electricity and creates a severe electrocution and fire risk. Do not touch any electrical fittings that may be wet.

In an electrical emergency, your safety and the safety of anyone else in the property comes first. Here is what to do in those critical first moments.

Do not touch anything electrical if conditions are wet

If there is water near the electrical fault, or if your hands are wet, do not touch any sockets, switches, or the consumer unit. Water dramatically increases the risk of lethal electric shock.

Turn off the main power — if safe to do so

If you can safely reach the consumer unit without touching any wet surfaces or exposed wiring, switch off the main switch. This cuts power to the entire property and removes the immediate electrical hazard. The main switch is usually a large switch at the top of the consumer unit — it may be red, and it will be labelled or obvious.

If there is a fire

• Do not use water to extinguish an electrical fire. Water conducts electricity and can make the situation far more dangerous
• If the fire is small and you have a CO2 or dry powder fire extinguisher, you may be able to use it — but only after switching off the power
• If the fire is spreading or you are unsure, get out immediately. Close doors behind you to slow the spread of fire
• Call 999 from outside the property
• Do not go back inside for any reason

If someone has received a severe electric shock

• Do not touch them if they are still in contact with the electrical source — you could receive a shock too
• Switch off the power at the consumer unit if you can reach it safely
• If you cannot switch off the power, use a non-conductive object (a wooden chair, a dry towel, a rubber mat) to separate the person from the source
• Call 999 immediately
• If the person is not breathing, begin CPR if you are trained to do so
• Even if the person seems fine after a minor shock, they should seek medical attention — internal injuries from electric shock are not always immediately apparent

Evacuate if necessary

If there is smoke, fire, or a strong burning smell and you cannot safely switch off the power, evacuate the property immediately. Alert your neighbours if you live in a flat or shared building. Gather at a safe distance and call the emergency services.

Knowing who to call — and in what order — during an electrical emergency can make the difference between a quick resolution and a drawn-out crisis.

999 — Fire, injury, or immediate danger to life

Call 999 if there is a fire, if someone has been seriously shocked, or if there is an immediate danger to life. The fire brigade can isolate the electrical supply to your property and make the situation safe. Paramedics can treat electric shock injuries. Never hesitate to call 999 if you are unsure — it is always better to call and not need them than the other way around.

105 — Power cuts and supply emergencies

105 is the free national number for power cuts and electricity supply emergencies. Call this number if you have lost all power and suspect a supply fault (rather than an internal wiring fault), or if you can see damage to the external electricity supply cable. Your call will be routed to your local distribution network operator (DNO), who is responsible for the power lines and cables up to your electricity meter.

Your landlord or letting agent

Contact your landlord or letting agent as soon as it is safe to do so. They are responsible for the fixed electrical installation and must arrange for emergency repairs. Most tenancy agreements include an emergency contact number — check yours. If your landlord has not provided one, send an email and a text message to ensure they receive the notification promptly.

Your landlord's emergency electrician

Some landlords have an existing relationship with an electrician or maintenance company for emergency callouts. Ask your landlord if they have a preferred electrician and whether they will authorise an emergency visit. If your landlord is uncontactable and the situation is dangerous, you may need to arrange an emergency electrician yourself — but always try to reach the landlord first, as they are responsible for the cost.

The local council — if your landlord is unresponsive

If you cannot reach your landlord and the emergency leaves you without power or in unsafe conditions, contact your local council's out-of-hours emergency housing line. Many councils operate a 24-hour service for urgent housing issues. They can provide temporary accommodation if the property is uninhabitable and take enforcement action against the landlord.

Your home insurance provider

If you have contents insurance that includes home emergency cover, your insurer may be able to arrange an emergency electrician on your behalf. Check your policy or call the emergency line on your insurance documents. Note that this typically covers emergency access and making safe, not full repairs.

During and after an electrical emergency in a rented property, your landlord has clear legal responsibilities. Understanding these helps you hold them to account.

The duty to maintain

Under Section 11 of the Landlord and Tenant Act 1985, your landlord has a statutory duty to keep the electrical installation in repair and proper working order. This is a non-negotiable obligation that cannot be contracted out of in a tenancy agreement. If the emergency was caused by a fault in the fixed installation (as opposed to your own appliance), your landlord is responsible for the repair.

Emergency response

While there is no specific legal timeframe for emergency response in the Landlord and Tenant Act, the expectation is that landlords act immediately when there is a danger to the safety of their tenants. Most tenancy agreements include provisions for emergency access and repairs. A landlord who fails to respond to a genuine electrical emergency is likely in breach of both their statutory duty and their contractual obligations.

Cost of emergency repairs

The cost of repairing the fixed electrical installation is always the landlord's responsibility, including emergency callout charges. Your landlord cannot ask you to pay for emergency repairs to the wiring, consumer unit, or other fixed electrical components. If you are forced to arrange an emergency electrician yourself because your landlord is uncontactable, you may be able to recover the cost — keep the invoice and receipts.

Temporary accommodation

If the electrical emergency makes your property uninhabitable — for example, if the power supply must be disconnected and cannot be restored quickly — your landlord should discuss alternative arrangements with you. This might include providing temporary accommodation, agreeing a rent reduction for the affected period, or arranging a temporary electrical supply. Your rights in this situation depend on the specifics of your tenancy agreement and the circumstances.

Prevention

Most electrical emergencies in rented homes are preventable. Your landlord's obligation to maintain a current EICR and address any defects identified is designed to catch problems before they become emergencies. If the emergency was caused by a defect that should have been picked up on a proper EICR — or if no EICR has been carried out — this is a significant failure on your landlord's part. It may be relevant if you need to pursue a claim for damages or if the council takes enforcement action.

Once the immediate danger has passed, there are important steps to take to protect yourself and ensure the problem is properly resolved.

Document everything

As soon as it is safe to do so, document what happened. Take photos of any damage, burn marks, or signs of the electrical fault. Write down what happened in chronological order while it is fresh in your memory. Note the date, time, and the names of anyone you spoke to (emergency services, landlord, electrician). If the fire brigade or an electrician attended, ask for a reference number or report.

Get a professional assessment

After an electrical emergency, the property should be inspected by a qualified electrician before the power is fully restored. This is not just about fixing the immediate fault — the electrician should check whether the emergency was a symptom of a wider problem. Your landlord should arrange and pay for this inspection.

Request an updated EICR

If the emergency revealed a serious fault, it is reasonable to request that your landlord arranges a full EICR — even if the previous one is still within its 5-year validity. The emergency may indicate that the installation has deteriorated faster than expected, and a comprehensive inspection will identify any additional issues.

Report to the local council

Consider reporting the emergency to your local council, particularly if:

• Your landlord did not have a current EICR
• The fault should have been identified on a previous inspection
• Your landlord was slow to respond or uncontactable
• Remedial work from a previous EICR had not been completed

The council can investigate whether the landlord has met their legal obligations and take enforcement action if necessary.

Check your wellbeing

An electrical emergency can be a frightening experience. If you received an electric shock, even a mild one, seek medical attention — some effects of electric shock are not immediately apparent and may develop over hours or days. If the experience has left you feeling anxious or unsafe in your home, speak to your GP. You are also entitled to reasonable adjustments while repairs are underway.

Review your insurance

If you have contents insurance, check whether you can claim for any personal belongings damaged in the emergency. If you were temporarily displaced, your policy may cover alternative accommodation costs. If you do not have contents insurance, this is a good time to consider it — a basic policy is relatively inexpensive and provides valuable protection.

Know your ongoing rights

After an electrical emergency, you may feel hesitant about your ongoing relationship with your landlord. Remember that the law protects you. You cannot be evicted for reporting safety issues, and your landlord has a continuing duty to maintain the electrical installation. If the emergency has shaken your confidence in the property, seek advice from Citizens Advice or Shelter about your options.