Hi all...
To cut a very long story short.... I have an issue in the unit that I am renting.
About 7 months ago the landlord (not a plumber or electrician) installed an electric instant hot water system in our unit. Since then, we have an intermittent fault. What happens, is that sometimes when you flick a hot tap on, the power to the HWS and all the wall sockets will go out!! I have spoken to him about it and he blames us saying that we are overloading the circuit.
I am at my wits end and am sick of having to turn of the TV, fridge or air con so that I can have a shower or do the dishes!! It happened 3 times the other night and I noticed that the ceramic fuse was as hot as hell when I took it out to replace the fuse wire.
I suspect that he has wired the HWS and the power sockets on the same circuit.
What I need to know (so that I can argue with him with facts) is: Is there a standard or code or regulation that states that all HWS have to be on a dedicated circuit???
If so, where can I read it and download it so that I can present him with the details.
I am concerned about the fire risk also!!
Cheers

Welcome aboard Rohan,
I asked you to join, as your problem needs expert advice, if you are to prove that the Landlord has done a No No.
Hook in blokes!

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Regards,
Noel

Administrator Only when I have to

One of the sparky's can jump in with the AS3000 reference, but the bigger issue is the unlicensed installation of any electrical gear. Awkward when you are a tenant, but if I were you I'd be contacting the utility or whatever is the compliance authority that checks and approves electrical installations.

Start here: Electrical installing work - EnergySafety - Department of Commerce

and here:

Consumers - EnergySafety - Department of Commerce

which says that in WA after 1 July 2008 you MUST get an Electrical Safety Certificate from a licensed electrician for ALL work done (even a couple of power points).

BTW - Probably worth checking your rights a tenant too - the landlord might not react well! http://www.docep.wa.gov.au/ConsumerP...ForTenants.pdf

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Advice from me on this forum is general and for guidance based on information given by the member posing the question. Not to be used in place of professional advice from people appropriately qualified in the relevant field. All structural work must be approved and constructed to the BCA or other relevant standards by suitably licensed persons. The person doing the work and reading my advice accepts responsibility for ensuring the work done accords with the applicable law.

Thanks mate. I have those sites bookmarked!!
Hopefully a sparky can give me the actual standard so I can show the landlord.
What is frustrating is that I like living here and it suits us...except the power issue!!

just to add a bit more detail....
The unit is an old house that has been converted to 3 units. There is a meter box that has 3 fuses of mine in it...1 seems to be for lights, but the other 2 are connected to the HWS and also the wall sockets. Downstairs (in an area the landlord locks and only lets me in if he is there with the key!) is a sub panel with circuit breakers for my unit and some meter to measure my power use. These breakers never trip, just the fuse at the meter box.
I know that the HWS is a Wilson super X (I looked at it!!) and according to the makers website should be wired to 3 phase power. I know we have 3 phase power because there are 3 black fuses in the meter box from western power.
Does this all sound very dodgy???

Edited Post
I just replaced the fuse wire (again) because it blew when I turned the hot water on....TV died, fridge died!!
This does not all seem right does it??

From AS3000:2007 A1, feel free to quote the following clauses. Section 1.6 details exactly what you need. Section 4 is supplementary to Section 1:

1.6 DESIGN OF AN ELECTRICAL INSTALLATION.
1.6.1(b), 1.6.1(c) and 1.6.1(d).

SECTION 4. SELECTION AND INSTALLATION OF APPLIANCES AND ACCESSORIES.
4.1.2 Selection and installation.

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Don't be a dag. Stop using toilet paper & reach for the "Bum Gun".

The simplest thing you can do, without involving any authorities, or costing you a cent, is to see if the unit has a power rating label on it, and note down the wattage, so you can calculate the current demand that it requires.

If the current demand is high enough, it may need to be on it's own seperate circuit - something a licenced sparky would have checked and worked out before lifting a tool.

Post back on here with the wattage / current, and the sparkys on here will soon tell you.

You may also be able to google the make & model of the unit & find some installation instructions on the internet, which may well state that it must be on it's own circuit, or needs a 15A powerpoint etc.

I would think that the HWS would need to be on its own circuit. That particular model requires 18 amps per phase. What is the breaker rated at?

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I'm no expert, but know enough to be dangerous...
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The breaker down stairs is 20 amp, and that never trips. However, the 15 amp fuse in the fuse box does. Its one of those old ceramic fuses that I have to keep replacing fuse wire in!!

Might be worth contacting the council to see if the house was approved for 3 units.
I would have thought it would need passing before occupying and one would think
the electrics would also need passing so possibly if the electrics are dodgy the
place may not have council approval.

Of course if you take this to the council they might take further action and the owner
may need vacant occupancy.

I think its time to move on, your life is worth more than having to deal with dodgy electrics
and the chance of a fire, Hope you have a smoke detector.

You don't need any more info than what you already have.

1) The LL installed an electrical device without approval or permit. If something should go awry with it, his insurance is null and void.

2) The installation is causing the tenant grief with reliability of the power, yet when the tenant advises the LL, he blames the tenant.

3) I'm no sparky, but I would think the highest rating fuse would be at the first point, not the last. The whole thing is dodgy.

4) I'd be really worried about fire. If you don't have smoke detectors, get some yourself, and install them TODAY.

5) Next time the power drops out, see if there are any remaining powerpoints that are still live. It might be possible to move some of your appliances off the circuit. (I kinda doubt this is the case, but you never know)

You can try and battle it out with the LL, but someone like this is most likely going to continue to blame you for the trouble you cause. You need to weigh up the difficulty and cost of finding another place and moving against the hassle of getting the LL to do the right thing. In any case, you should report the situation if you decide to leave.

Good luck!

woodbe.

I too think it is time to move.

You could try and argue "non-compliance" and report it to the authorities but the reality is you will probably just end up "inconveniencing" the landlord rather than causing any substantial penalty.

Is this unit leased through an agent, or are you dealing direct with the owner?

If dealing through an agent, report it to them and they should send out a sparkie to check it out.

An electrical fault would be considered an emergency repair and you are entitled to authorise a sparkie to check it out, particularily if the landlord has refused to act.

Keep notes of all conversations, times etc with the landlord.

Yes if your through an agent notify them now as this will also put some liability onto them.
They have to take you seriously or they could lose their agency licence and reputation.
If your dealing with just the LL good luck.