Block managing agents carry electrical compliance only for the common parts — landings, stairwells, riser cupboards, plant rooms, lift power feeds, communal heating control, intercom and emergency lighting — never inside the demise. That common-parts scope still requires a five-yearly EICR distinct from the individual flat EICRs each leaseholder commissions, plus monthly and annual emergency lighting tests under BS 5266 and AOV smoke-shaft testing where the fire risk assessment calls for it.
Electrician London (NICEIC Reg 619783000) services block management portfolios across every London borough. For high-risk buildings under the Building Safety Act 2022 (over 18m or 7 storeys) we produce documentation that feeds directly into the Building Safety Case Report — fire-stopping at electrical penetrations, riser inspection records, and Golden Thread compatible PDF outputs. MEES Phase 2 applies to non-domestic common parts where commercial demises exist; we flag it on every relevant report.
Why Electrician London
NICEIC common-parts EICR
Reg 619783000. Five-yearly common-parts EICR formatted for managing agents — clean C1/C2/C3/FI coding and a separate cost-coded remedials schedule.
BS 5266 emergency lighting
Monthly flick test, annual full-duration discharge and three-yearly load test all logged to BS 5266-1. Battery replacement tracked across the portfolio.
AOV + smoke-shaft testing
Where the Fire Risk Assessment specifies an AOV (Automatic Opening Vent), we test cause-and-effect annually and certify to the manufacturer schedule.
Building Safety Act ready
For HRBs we produce Golden Thread compatible electrical documentation — penetration records, riser inspections, and feeds straight into the Safety Case Report.
Block management electrical pricing
Portfolio agents — ask for a per-block schedule of rates. PPM contracts attract a 15% discount on reactive call-out rates.
Common-parts EICR — small block (≤8 flats)
Single common-parts board, stairwell lighting, riser
£180
Common-parts EICR — mid block (9-30 flats)
Multi-level stairwells, lift power, communal heating
£350
Common-parts EICR — large block (30+)
Multi-board, multi-riser, sub-mains — surveyed first
Custom quote
Emergency lighting + AOV annual testing
Per block — small site baseline
From £150
Full PPM contract — block management
Scheduled testing, reactive call-out, portfolio reporting
Custom quote
What's covered in common-parts electrical
- Stairwell and landing lighting
- Riser cupboards and busbar sub-mains
- Plant rooms (boiler room, tank room)
- Communal heating controls and pumps
- Lift power feed (lift itself excluded — separate LOLER)
- CCTV power and communal data
- Intercom and door-entry power
- Emergency lighting (BS 5266)
- AOV smoke-shaft cause-and-effect
- Fire panel and interface devices
Frequently asked questions
Where do common parts end and the demise begin?
The lease defines this — typically the front door of each flat. Anything beyond the door (landing lights, stairwell, intercom, riser) is common parts and is the freeholder / managing agent's responsibility. Anything inside is the leaseholder's. We code strictly to common-parts scope and refer demise issues back to the lease holder.
What documentation does the Building Safety Act require for HRBs?
For buildings over 18m or 7 storeys (HRBs), the Building Safety Act 2022 requires a Safety Case Report and a maintained Golden Thread of information. Electrical documentation feeds in via fire-stopping records at every penetration, riser inspection reports, EICR history and emergency lighting test logs. We produce all outputs in a format that drops straight into the Safety Case.
How does this interact with EWS1?
EWS1 covers external wall systems, not electrical — but a surveyor compiling the form will frequently request the most recent common-parts EICR and emergency lighting certificate as supporting evidence. We turn these around in 24-48 hours for EWS1 deadlines.
What about fire stopping where cables pass through compartmentation?
Every electrical penetration through a fire-rated wall, floor or ceiling must be fire-stopped to maintain the rating. We test, record and (where required) install intumescent collars, batt-and-mastic seals or transit blocks. Findings are logged on the common-parts EICR and the FRA evidence pack.
Do you need access to the risers?
Yes — risers are part of the common-parts inspection. We work with caretakers, on-site teams or your managing agent to arrange access. Riser cupboards locked since the last EICR are noted as FI (further investigation) if access cannot be granted.
Who pays — leaseholder or freeholder?
Common-parts electrical work is normally recharged via the service charge — so leaseholders ultimately fund it, but the freeholder / managing agent commissions and pays the contractor. We invoice the agent direct, with leaseholder-friendly itemisation suitable for service-charge accounting.
Do you handle stair-lift power supplies?
Yes — BS 8632 sets out power-supply requirements for vertical platform lifts and stair-lifts in common parts. We install and certify the dedicated spur, isolator and EICR-recordable circuit. The lift itself remains under LOLER / its own service contract.
Scheduled PPM contract or reactive call-out?
PPM (planned preventative maintenance) costs less in the long run — emergency lighting tested monthly catches battery failures before they fail the annual, and reactive call-outs reduce because issues are caught early. Agents on PPM contracts get 15% off reactive call-out rates and a portfolio-level dashboard.
Related services
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