Electrical Work in Leasehold Flats: Who Is Responsible for What

Most London flats are leasehold, and that raises a common question when something electrical goes wrong or needs upgrading: is it the leaseholder's job, or the freeholder's? The answer is in your lease, but there are some general patterns. This guide explains them in plain terms. It is general information, not legal advice, so always check your own lease.

Inside your flat

In most leases, the leaseholder is responsible for the electrical installation inside their own flat. That usually covers the consumer unit, the wiring, sockets, lights, fixed appliances and anything else that serves only your flat. If you let the flat, you as the landlord are responsible for the EICR and any repairs it needs.

Communal areas

The freeholder or managing agent is usually responsible for the electrics in shared areas: hallway and stair lighting, entry phones, emergency lighting, communal fire alarms and the landlord's supply that feeds them. These should be tested regularly, and emergency lighting and fire alarms in common parts need routine checks. Our guide to emergency lighting testing explains what is involved.

The grey areas

• Rising mains and meter cupboards: the cables feeding each flat in larger blocks are often owned by the network operator, not the freeholder or leaseholder.
• Cables running through other flats: in converted houses, one flat's circuits sometimes pass through another's ceiling or floor. Your lease and any rights of access matter here.
• Main bonding: where gas and water pipes enter the building in a shared area, bonding can sit on either side of the line.

Alterations and consent

Many leases require the freeholder's consent before you rewire, move a consumer unit, add an EV charger in a shared car park, or make structural changes. Ask before work starts, not after. For chargers in shared parking, our EV blog covers grants and building regulations for flats.

Selling a leasehold flat

Buyers' solicitors often ask for electrical certificates for the flat and sometimes for the communal areas too. Our guide on selling a flat in London covers what to have ready.

Book a check

Energy North Ltd tests flats and communal areas across North, East and West London with City & Guilds certified electricians, and works with managing agents and porters on access. See our EICR service.