When preparing to sell a property in Western Australia, there are several electrical compliance requirements that need to be met before settlement. Many sellers are unaware of these obligations until late in the sales process, which can lead to unnecessary stress and last-minute costs.
Understanding what is required, and arranging the work early, can make the entire process smoother.
The Legal Requirements
In Western Australia, sellers and landlords are legally required to ensure two key things before transferring or letting a residential property:
- At least two working RCDs (safety switches) are installed at the switchboard, covering all power and lighting circuits
- Hard-wired smoke alarms are installed in line with the Building Code, including mains power with battery backup, and interconnection where more than one alarm is required
These requirements apply at the point of transfer or change of tenancy. Failure to comply can delay settlement, give the buyer grounds to renegotiate or withdraw, and may result in penalties.
Why Early Inspection Is Worth It
A common situation is for compliance issues to be raised by the buyer’s conveyancer in the final week or two before settlement. At that point, the seller is under time pressure, has little negotiating power, and may face urgent costs that could have been avoided with earlier planning.
Having a compliance inspection carried out before going to market puts the seller in control. Any issues can be identified, quoted, and addressed in a sensible timeframe. The compliance certificate is then ready to provide at settlement, with no surprises.
What an Inspection Covers
A residential compliance inspection generally includes the following:
RCDs (safety switches):
- Confirmation that at least two are installed at the switchboard
- Confirmation that all circuits, including lighting, are RCD protected
- A trip test on each RCD to confirm correct operation
- Confirmation that ratings and types are correct for the circuits they cover
Smoke alarms:
- Confirmation that they are installed in the correct locations
- Confirmation that they are hard-wired with battery backup
- Interconnection check where more than one alarm is required
- Confirmation that the alarms have not exceeded their 10-year service life
- A functional test on each alarm
The inspection also typically includes a basic visual check of the switchboard condition, main earthing, and any obvious safety concerns.
Common Issues Found in Older Mandurah and Peel Homes
In properties built before around 2010, the most frequent compliance issues include:
- Only one RCD installed, with lighting circuits left unprotected
- No RCDs at all, particularly in homes still using ceramic fuses
- Smoke alarms that are battery-only rather than hard-wired
- Smoke alarms that have exceeded their 10-year service life
- Smoke alarms missing from required locations such as hallways near bedrooms
Most of these are straightforward to resolve, particularly when identified early. The more involved repair is usually a full switchboard upgrade, which can be planned for properly rather than rushed.
Investment and Rental Properties
The same compliance rules apply to rental properties, with the responsibility falling on the landlord. Compliance should be confirmed at every new tenancy, and inspected periodically thereafter. Property managers can arrange this on behalf of the owner, with the certificate kept on file as part of the lease documentation.
Plan Ahead, Not in a Panic
Electrical compliance is a seller’s legal responsibility, but it does not have to be a stressful one. Arranging an inspection early in the sale process, ideally before going to market, ensures any issues are identified at a time when they can be handled calmly and cost-effectively.
For sellers, landlords or property managers in the Mandurah and Peel region, a licensed electrician can carry out a compliance inspection and provide a clear written report along with the necessary certification.