Electrical installation and maintenance in Milton Keynes: what a business needs

Is an EICR a legal requirement for a business?

Not in the way most people think. No law says "a business must have an EICR every five years". Regulation 4(2) of the Electricity at Work Regulations 1989 says something broader. Electrical systems must be maintained, so far as is reasonably practicable, to prevent danger.

In practice, almost everyone uses an EICR (Electrical Installation Condition Report) to show they have done that. It is a written record, made by a competent electrician, of the condition of the fixed wiring: the board, circuits, sockets, lighting and earthing. The HSE's guidance on electrical safety points businesses towards regular inspection and testing of the fixed installation, normally by an electrician.

So the law does not name the report, but it does set the duty to keep the installation safe. If something goes wrong and you have no current report, you will struggle to show you met that duty. Your insurer will usually want to see one too.

How often should a commercial electrical installation be inspected?

There is no single legal interval. Most electricians start from IET Guidance Note 3, the IET's guidance on inspection and testing. It sits alongside BS 7671, the UK wiring regulations. Broadly, the starting point is up to five years for offices and shops and around three for industrial premises. Places with more wear or wet conditions get a shorter interval again.

Those are maximums to start from, not targets. The electrician writes a recommended date for the next inspection on the report, based on what they find and how the building is used. A tidy office in Central Milton Keynes with modern wiring may get the full interval. A unit at Kingston, Wolverton Mill or Tongwell with machinery, dust and years of added circuits may get a shorter one. The IET's inspection and testing FAQs make the same point.

You should also arrange an inspection when you take on a new lease, when the use of the space changes, or after damage such as a flood.

Who is responsible for electrical inspections in a commercial building?

Whoever has control of the electrical system. The HSE's memorandum of guidance on the regulations (HSR25) explains that the duties fall on employers, the self-employed and others, to the extent that the matters are within their control.

In a multi-let building in Milton Keynes, the landlord or managing agent usually looks after the supply, the common parts and any shared plant. The tenant looks after the installation inside their own unit. Leases vary a lot, so read the repair and compliance clauses before you assume either way.

Hiring a contractor does not hand over the duty. You can pay someone to inspect and repair, but it is still your job to make sure the work happens and the defects get fixed.

What does electrical maintenance actually include?

For most businesses it is three parts.

• Periodic inspection and testing. This is the EICR. The electrician checks the board and tests each circuit. They test the RCDs (the safety switches that cut the power if current leaks to earth) and check the earthing and bonding. Each defect gets a code. C1 means danger present, C2 means potentially dangerous, C3 means improvement recommended and FI means further investigation needed.
• Remedial work. Fixing the C1, C2 and FI items. C3 items are worth doing when convenient, but on their own they do not make the report unsatisfactory.
• Reactive work. Faults, trips, failed lighting. These are best handled by someone who knows your building and has the last report to hand.

Larger sites may add planned preventive maintenance, such as scheduled board checks or thermal imaging of connections. The IET's Wiring Matters article on periodic inspection or planned maintenance explains that a properly managed regime with good records can stand in for routine periodic inspection. That takes real management. It is not a shortcut.

Do I need an electrical maintenance contract?

Probably not, if you run a small shop, office or single unit. Most contractors will not tell you that, because contracts are steady income for them.

A small premises needs an EICR at the right interval, with the C1 and C2 items fixed promptly. It also needs one named electrician who keeps your records and answers the phone when something trips. You do not have to sign up to monthly visits to get that. Someone walking round a quiet office every few weeks will not make it any safer.

A contract starts to pay its way when you have a lot of plant, operate through the night, run several buildings or cannot afford downtime. Production units, distribution warehouses and care settings are good examples.

If you are not sure which camp you are in, start with an EICR. The report will tell you how much ongoing attention the installation needs. Our commercial maintenance and reactive work page sets out how we handle both approaches.

What goes into a commercial maintenance quote?

I will not put figures here, because they mean nothing until someone has seen the building. What I can do is list what changes the price, so you can compare quotes properly.

• Size of the installation. The number of boards and circuits matters far more than floor area.
• When testing happens. Testing means switching circuits off. If you cannot close, the work may need to be done early, late or at weekends.
• Access. High ceilings, racking, locked rooms, or a landlord's riser that needs a key from the managing agent all add time.
• Existing records. If you have a previous EICR and up to date circuit charts, the job is quicker. If nobody knows what feeds what, tracing circuits becomes part of the work.
• Extent of testing. On larger sites some inspectors agree to test a sample of circuits, so check every quote is based on the same extent.
• Remedials and call-outs. Check whether small repairs on the day are included, and how quickly someone attends and how out of hours visits are charged. Larger remedials are normally quoted separately once the report is done.

A quote that is much cheaper than the others is often testing fewer circuits, leaving out remedials, or assuming access you do not have. Ask what is included.

Who looks after commercial electrics in Milton Keynes?

We are Excel Electrical Installations Ltd, an NICEIC Approved Contractor based at Nest Farm, Olney. That is a short drive from Central Milton Keynes, Bletchley, Wolverton and the business parks around the city. We do EICRs, remedials, reactive work and installation for shops, offices and units. See our Milton Keynes page for the areas we cover nearby.

If you would like us to look at your premises, we will tell you honestly whether you need an EICR, remedials or a proper maintenance arrangement. Ask for a quote or call 01908 464338.

Brady Lewis, qualified electrician and director, Excel Electrical

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