Tenants' Right to Charge: EV Charging Obligations for Manchester Landlords
The number of electric vehicles on Manchester's roads has grown sharply over the past three years. As more tenants switch to electric cars, landlords across Greater Manchester are receiving requests to install EV chargers at rented properties — and many are unsure where they stand legally.
The right to request EV charging infrastructure is now embedded in legislation, and landlords who refuse without reasonable grounds risk falling foul of regulations that were designed to remove barriers to EV adoption. At the same time, there are legitimate reasons why some installations are not straightforward, and landlords are not expected to approve every request without question.
This guide explains the current legal framework, what counts as a reasonable refusal, how costs are typically handled, and the practical steps for landlords managing EV charging requests across residential and commercial properties in Manchester.
The Legal Framework: What the Law Actually Says
The legal basis for tenants requesting EV charging sits within the Automated and Electric Vehicles Act 2018 and subsequent regulations. The legislation gives tenants the right to request the installation of EV charging equipment at properties where they have a parking space, and places obligations on landlords not to unreasonably refuse.
Residential Tenancies
For residential properties, the framework applies where a tenant has exclusive use of a parking space as part of their tenancy — whether that is a driveway, a dedicated space in a car park, or a garage. The tenant can request permission to install a charger, and the landlord must respond within a reasonable timeframe.
The landlord cannot simply ignore the request. A refusal must be based on reasonable grounds, and the legislation sets out what those grounds can include.
Commercial Leases
For commercial tenants, the position depends on the lease terms. Many modern commercial leases include provisions for alterations and improvements, and an EV charger installation falls under these provisions. The Landlord and Tenant Act 1927 prevents commercial landlords from unreasonably withholding consent to improvements, and EV charging infrastructure increasingly falls within this definition.
For older leases without specific EV provisions, the position is less clear-cut, but the direction of travel in case law and regulation is firmly toward facilitating EV charging rather than blocking it.
What Counts as a Reasonable Refusal
Landlords are not required to approve every EV charging request. There are legitimate circumstances where refusal is reasonable, but the bar is higher than many landlords assume.
Reasonable Grounds for Refusal
Structural or safety concerns. If the electrical supply to the property cannot safely support a charger without significant upgrade work, or if the installation would require modifications that compromise the building's structural integrity, these are reasonable grounds. However, the landlord should provide evidence — not simply assert that it cannot be done.
Listed building or conservation area restrictions. Properties in conservation areas or with listed building status may have planning restrictions that prevent external equipment installation. In Manchester, this affects properties in areas such as Castlefield, parts of Didsbury and Chorlton, and certain town centre locations. The landlord should be able to point to specific planning constraints.
Inadequate parking arrangements. If the tenant does not have a dedicated parking space — for example, they rely on on-street parking — the landlord is not obligated to create charging infrastructure on land they do not control.
Lease or freeholder restrictions. In leasehold properties, the freeholder or management company may have restrictions that the landlord cannot override. However, the landlord should demonstrate that they have made reasonable efforts to obtain consent rather than simply citing the restriction without trying.
What Is Not a Reasonable Refusal
Cost alone. The cost of installation is generally borne by the tenant, not the landlord, so cost to the landlord is rarely a valid reason. If the tenant is willing to fund the installation using an approved installer and the work meets all regulatory requirements, the landlord's financial exposure is minimal.
Aesthetic concerns. A general objection that a charger would look unsightly is unlikely to constitute reasonable grounds, particularly for standard wallbox units that are designed to be unobtrusive.
General inconvenience. The fact that an installation requires some coordination, access arrangements or paperwork is not a reasonable ground for refusal.
Vague safety concerns. Stating that EV chargers are a fire risk or an electrical hazard without any supporting evidence is not reasonable. Properly installed and certified EV chargers are no more hazardous than any other fixed electrical appliance.
The Installation Process: What Landlords Should Expect
When a tenant requests EV charging, the process should follow a structured sequence that protects both parties.
Step 1: Formal Request
The tenant submits a written request to the landlord, specifying the type of charger, the proposed location, the installer they intend to use, and confirmation that the installer is registered with a competent person scheme such as NICEIC or NAPIT.
Step 2: Landlord Assessment
The landlord reviews the request and, if necessary, arranges their own assessment of the property's electrical suitability. This may involve checking the consumer unit capacity, the available electrical supply, and whether the proposed cable route is acceptable.
For residential properties in Manchester, most houses with a modern consumer unit and a standard single-phase supply can accommodate a 7 kW charger without any upgrade. Older properties — particularly Victorian and Edwardian terraces common across Stockport, Tameside and Salford — may need consumer unit upgrades or earthing improvements before a charger can be safely installed.
Step 3: Conditions and Agreement
The landlord may attach reasonable conditions to their consent. Common conditions include requiring the tenant to use a specified approved installer, requiring the charger to be a specific type or model that the landlord has approved, requiring the tenant to carry the full cost of installation and removal, requiring the tenant to maintain appropriate insurance, requiring removal and making good at the end of the tenancy, and requiring that the installation complies with all applicable regulations.
Step 4: Installation and Certification
The installation is carried out by a qualified, registered electrician. On completion, the tenant should provide the landlord with a copy of the Electrical Installation Certificate and any other certification documentation. The landlord should retain these records as part of the property's compliance file.
Step 5: Ongoing Compliance
The EV charger becomes part of the property's fixed electrical installation and will be covered by future EICR inspections. The landlord should ensure that the next EICR includes the charger circuit. If the charger was not installed to the required standard, any issues will be identified during the EICR and will need remedial attention.
Cost Responsibilities
The default position is that the tenant bears the cost of installation. However, there are nuances.
Tenant-Funded Installation
Most residential EV charger installations cost between £800 and £1,400 for a standard 7 kW wallbox including all cabling, protection devices and certification. The tenant funds this directly and arranges the installation with an approved contractor.
The tenant may be eligible for grants. The EV chargepoint grant for renters provides funding toward installation costs, reducing the financial burden. Eligibility criteria apply, and the landlord needs to provide consent documentation as part of the application.
Landlord Investment
Some landlords, particularly those managing larger portfolios across Manchester, are proactively installing EV charging at their properties as a value-add. Properties with EV charging attract a premium in the rental market, with tenants increasingly listing charging access as a requirement when searching for properties.
For landlords with multiple properties, a planned rollout is more cost-effective than responding to individual tenant requests. Bulk installation across a portfolio reduces per-unit costs and ensures consistent quality and specification.
Multi-Unit Properties
Blocks of flats and apartment buildings present additional complexity. A single tenant's request may require infrastructure work that benefits or affects other units — main cable upgrades, distribution board installations, and load management systems. The costs and responsibilities in these situations depend on the building's ownership structure, the management company's policies, and whether the work qualifies as an improvement to the building.
For purpose-built rental blocks in Manchester, operators are increasingly installing communal charging infrastructure as part of their standard specification, avoiding the need for individual tenant requests entirely.
Lease Considerations
Residential Tenancies
For assured shorthold tenancies, the consent process is relatively straightforward. The landlord grants permission, the tenant installs at their cost, and the lease may be varied or a side letter issued to document the arrangement.
Key lease provisions to address include who owns the charger during and after the tenancy, whether the tenant must remove the charger at the end of the tenancy, how electricity costs are handled if the charger is connected to a communal supply, and maintenance and repair responsibilities.
Commercial Leases
Commercial leases require more careful consideration. The charger may be classified as a tenant's fixture or an improvement, with different implications for dilapidations at lease end. The lease may need formal variation, and the landlord's solicitor should review the arrangement before consent is granted.
For commercial properties with multiple tenants sharing a car park, the landlord may need to consider fairness — if one tenant installs chargers in shared spaces, this affects other tenants' access. A building-wide charging strategy managed by the landlord or management company is often preferable to piecemeal individual installations.
Insurance Implications
Landlords should notify their buildings insurance provider when EV charging equipment is installed at a property. Most insurers do not increase premiums for standard domestic or commercial charger installations, but failure to disclose the installation could invalidate a claim if an incident occurred.
The tenant should maintain their own contents insurance and may need to check that their policy covers the charger as a personal fixture. For commercial installations, public liability insurance should cover the charging equipment.
The installer's work should be covered by their own professional indemnity and public liability insurance during installation. Verify this before work begins — any NICEIC-registered contractor will carry appropriate cover.
Manchester-Specific Considerations
Manchester's housing stock creates specific considerations for EV charging requests. The city region has a high proportion of terraced housing with limited or no off-street parking, particularly in areas such as Longsight, Levenshulme, Fallowfield and parts of Salford. Where tenants rely on on-street parking, the right to charge does not apply because the landlord does not control the parking space.
Properties with rear entries, shared access drives or communal parking areas need careful assessment of cable routing and electrical supply access. Victorian properties with outdated wiring may need broader electrical upgrades before a charger can be safely added.
For landlords managing properties across multiple Greater Manchester boroughs, each local authority may have slightly different planning requirements for external electrical equipment. Check with the relevant planning department — Stockport, Tameside, Oldham, Salford, Rochdale or Manchester City Council — if there is any doubt about permitted development rights.
Practical Advice for Landlords
Develop a clear policy for handling EV charging requests before the first one arrives. Decide on your preferred installer, your standard conditions for consent, and your process for reviewing requests. A template consent letter and a checklist of requirements saves time and ensures consistency.
Keep records of all EV charging installations across your portfolio. These records should include the consent documentation, the Electrical Installation Certificate, the charger make and model, the installer's details, and any warranty information. These records form part of your compliance documentation and will be relevant at future EICR inspections.
Consider whether proactive installation makes more sense than waiting for requests. For properties in areas with high EV adoption — which in Manchester increasingly means most areas — having a charger already installed removes a friction point in letting and future-proofs the property.
Getting Professional Advice
If you have received a tenant request for EV charging and need an independent assessment of your property's suitability, we can help. We carry out electrical assessments for landlords across Greater Manchester, providing clear advice on whether your property can support a charger, what work would be needed, and what it would cost.
Call us on 0161 312 2240, email hello@manchestercompliance.co.uk, or fill in the enquiry form on our website. We cover all areas of Greater Manchester including Manchester city centre, Salford, Stockport, Oldham, Tameside and Rochdale.