- September 21, 2026
- By
- Blog
A consumer unit that keeps tripping, a socket that feels hot or a sudden burning smell is not a problem to leave until the next working day. But can tenants arrange electrical repairs themselves, particularly when the landlord cannot be reached? Sometimes they can – and in an emergency, acting quickly can protect people and property. The key is knowing what counts as urgent, who is responsible for the cost, and when work must be carried out by a competent electrician.
Who is normally responsible for electrical repairs?
In most rented homes, the landlord is responsible for keeping the fixed electrical installation safe and in repair. That includes the consumer unit, fixed wiring, sockets, switches, light fittings supplied with the property and permanently connected equipment such as an electric shower or extractor fan.
Landlords in England must have the electrical installation inspected and tested at least every five years by a qualified and competent person. They must provide tenants with a copy of the Electrical Installation Condition Report, commonly called an EICR, and address any issues identified within the required timescale.
That does not mean a tenant has no role. Tenants should report faults promptly, allow reasonable access for inspections and repairs, and use the installation sensibly. A landlord may reasonably question a bill where damage has resulted from misuse, a tenant-installed fitting or unauthorised work.
Portable appliances are slightly different. If a tenant owns the kettle, lamp or television, it is usually their responsibility to replace or repair it. If the landlord supplied the appliance as part of the tenancy, responsibility may sit with the landlord, subject to the tenancy agreement and the cause of the fault.
Can tenants arrange electrical repairs without permission?
For a routine issue, the sensible answer is usually no. Report it to the landlord or managing agent first, in writing where possible, and give them a reasonable opportunity to arrange a repair. This keeps everyone clear on the fault, the agreed electrician and who will pay.
Examples of non-emergency problems include a faulty light switch with no signs of heat or damage, a single socket that has stopped working while others remain safe, or a broken fitting that needs replacement. They should still be reported promptly, but they do not usually justify instructing an electrician without agreement.
The position changes where there is an immediate safety risk. If there is sparking, smoke, exposed live parts, a burning smell, water affecting electrical equipment or a complete loss of power that creates a serious risk, waiting for approval may not be sensible. Try the landlord or agent first, including any out-of-hours number they have supplied. If they cannot be reached and the situation is unsafe, tenants may need to arrange an emergency electrician to make the property safe.
The purpose of that visit should be to remove the immediate danger, not to authorise a larger upgrade or alteration. An emergency electrician may isolate a damaged circuit, repair a dangerous connection or restore essential power where it is safe to do so. Further work can then be agreed with the landlord.
What to do when an electrical fault feels urgent
Personal safety comes before finding the right person to call. Do not touch damaged cables, open the consumer unit or repeatedly reset a circuit breaker that trips straight away. If safe to do so, switch off the affected circuit at the consumer unit. If you are unsure which circuit it is, switch off the main isolator only if you can do this without approaching damaged or wet equipment.
Call 999 if there is a fire, smoke or an immediate risk to life. For other urgent faults, contact the landlord or managing agent and explain exactly what you have seen, heard or smelt. A clear message is more useful than simply saying that the electrics have gone off.
If no one responds, keep a record of your calls, texts and emails. Take photographs only if it is safe to do so, and note the time the problem started. Then instruct a qualified emergency electrician if the issue cannot safely wait.
A professional electrician will fault-find rather than guess. They should explain what they have found, what has been made safe and whether more work is required. Ask for an invoice that describes the fault and repair clearly, as this may be needed when discussing reimbursement with the landlord.
Do not try to fix it yourself
Changing a light bulb is one thing. Altering fixed wiring, replacing a consumer unit, adding sockets or repairing damaged cables is another. Electrical work can cause electric shock, fire or hidden faults if it is not completed and tested correctly.
Some domestic electrical work is also controlled under Building Regulations. Work in certain locations, including bathrooms, or changes involving a new circuit may require notification and certification. A tenant should never assume that a quick repair by a friend or an online tutorial is enough.
Using a competent electrician protects the tenant, the landlord and the property. Work should be completed to current BS 7671 requirements, with the right testing and certification where applicable. It also avoids a dispute over poor workmanship or damage caused by an unauthorised repair.
Paying the bill and asking for reimbursement
An emergency call-out does not automatically mean the tenant must pay in the end. If the fault was within the landlord’s installation and the tenant acted reasonably because there was an urgent safety concern, the landlord may be responsible for the cost. However, reimbursement is not guaranteed simply because an electrician was called.
The details matter. A landlord may challenge the cost if they had given a working emergency contact number that was not used, if a tenant arranged unnecessary work, or if the issue was caused by the tenant’s own appliance or alteration. That is why communication and evidence matter.
Do not withhold rent or deduct the repair cost from rent unless the landlord has expressly agreed in writing or proper legal advice has been taken. Rent arrears can create a separate and avoidable problem, even where the tenant has a valid complaint about repairs.
Where possible, send the landlord the electrician’s report and invoice straight after the visit. Explain why the repair was arranged, when contact was attempted and what was done. A reasonable landlord will want a dangerous fault dealt with quickly, particularly where the work has prevented further damage or protected the safety of the occupants.
Electrical issues tenants should report straight away
Not every fault is an emergency, but several warning signs need prompt attention. Report a consumer unit that repeatedly trips, flickering lights, sockets that are loose or discoloured, buzzing switches, electric shocks or tingling from appliances, and any signs of overheating.
Burning smells, scorch marks, sparks and water near electrical fittings need urgent action. So does a loss of lighting or power that affects heating controls, medical equipment, security systems or safe access around the property. Avoid using extension leads as a long-term substitute for faulty sockets or overloaded circuits.
In shared houses, tell the landlord about faults even if they appear to affect only one room. The visible issue may be on a circuit serving more than one part of the property. Early fault finding is often quicker and less disruptive than waiting until a complete failure occurs.
A practical approach for tenants and landlords
The best outcomes usually come from a simple approach: report early, communicate clearly and use a competent electrician when there is a genuine safety concern. Tenants should not feel pressured to live with dangerous electrics while waiting for a response. Equally, landlords should be given the opportunity to arrange routine work and manage their property properly.
For tenants in and around Chester who need urgent help with a dangerous electrical fault, Gerrard’s Electrical Solutions can provide responsive fault finding and repairs, with clear advice on what has happened and what needs doing next. A safe temporary solution is sometimes the right first step, but a properly diagnosed repair is what gives everyone confidence that the problem has genuinely been put right.