Additional Electricity Powerpoints

Hi everyone. Just wondering if a tenant asks to add few additional powerpoints around the property (house) - we are talking about 9 to 10 more powerpoints throughout the property. Who needs to cover the installation and the cost? Is it landlord or tenant?

Note: Property has sufficient powerpoints - but tenant wants more to plug her various electronic gadgets, lighting on the other side of her bed etc

 

No need to do this at all - they knew how many power points when they rented the place.

On the other hand, power points are very good to have. Very annoying to have to run extension cords everywhere.

 

This would be a landlord cost if done, but is optional - you don't have to do it.

When you say the property has sufficient though, that'll be different for everyone.

 

This is the landlords responsibility. You really don't want anyone you haven't chosen working on the electrics.

Having said that, there is no need for you to agree.

However, just how many power points are there? With the myriad electronic devices these days the old idea of one or two outlets per room are often inadequate. We had all our single outlets replaced with doubles, and later many replaced again with quads.

You really don't want a tenant having to use multiple power boards.

Keeping your property attractive to tenants (and up to date) should always be a consideration.
Marg

 

And safe. You dont want them causing a fire.

 

That amount of PPs may mean a new circuit has to be run or some re-configuration. May get a bit expensive, but it is your choice to proceed or not.

 

What is 'sufficient'? Needs & usage have changed over the last 50 years so a single circuit may have sufficed when the property was built however most users have greatly increased the number of appliances connected within the home AND leave them connected/plugged in at all times eg. Toaster, microwave, Nespresso, juicer, dishwasher, fridge, kettle, multiple phone chargers, cordless phone/answering machine, Radio, TVs, PVR/Blue Ray/DVD, Mr Buzzy, computer, modem, NBN, heater/fan/portable AC, bedside lamps, shaver, hair dryer, washer/dryer, iron.......

Your call knowing that usage will only increase and you'll be asked every time a tenant moves in.

 

With these sort of requests I usually offer the tenant to go halves with me. They get a benefit, particularly if you're going to say no if they don't, and you get a possible value-add. Maybe not so much in this case but definitely with things like air conditioning.

It can also show their commitment to being a long term tenant. Generally they won't put money into properties that they're not willing to live in long term so it's a nice little metric too.

It's always good to have power points around the place but as discussed, additional load demand can also create a need for additional circuitry.

 

Agree with Andrew.

Step 1. If you identify that the property is short on power points for a modern household, adding these extra points will improve the property for tenants into the future, so you might want to consider it. If there's already plentiful points and this tenant is just particularly fussy over where the points are, it's a bit of a waste of money.

Step 2. Quotes, especially if you think the circuit board might need an update- that gets expensive.

Step 3. Find a way to get the tenant committed and sharing the cost. Whether that be a small rent increase or them paying for half of the cost, that's up to the individual negotiations. Andrew went into detail about why this is a great idea.

 

It's likely the load demand won't change because the tenant is using the same amount now as they will then - just using double adapters or extension cords instead (which is possibly a danger in itself).

 

Yes, true. I guess the point is that there is probably additional/excess load demand on current circuitry now that isn't designed to take it i.e. you can't just keep connecting double adapters and power boards indefinitely. If additional power points are installed then additional circuitry would be required to ensure it's safe. Adding adapters/boards is the same as connection in series as opposed to additional parallel circuitry.

 

As mentioned above, a tenant can just keep piggybacking extension boards etc etc, it is much better/safer to have good power points installed at convenient locations to reduce this tendency. The newer RCD safety devices like good connections in both outgoing and return path electrics and that is best achieved by direct connection to properly wired power points rather than dodgy/cheap power boards.