When it comes to property safety, few features are as essential yet often misunderstood as emergency lighting. Landlords and property managers in London must ensure that their buildings are equipped with reliable systems, not only to comply with the law but also to protect tenants during unexpected crises.
One of the most common questions landlords ask us at RCD Electrical is:
“What is the difference between maintained and non-maintained emergency lighting?”
Though the terms may sound technical, the differences are straightforward once explained. More importantly, understanding which type is right for your property could be the difference between safety and non-compliance.
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The Basics of Emergency Lighting
What Is Emergency Lighting?
Emergency lighting is designed to activate when the main power supply fails, ensuring that occupants can evacuate safely. It is not a luxury—it is a legal and safety requirement in many London rental properties.
Why It Matters for Landlords
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Prevents accidents in dark stairwells or corridors.
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Ensures tenants can find exits quickly.
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Complies with British Standards (BS 5266 and BS 7671).
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Protects landlords from fines, penalties, and liability.
Maintained Emergency Lighting
What Does Maintained Mean?
Maintained emergency lighting is always on, functioning as normal lighting during everyday use but automatically switching to battery power if the mains supply fails.
Typical Uses
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Cinemas and theatres (lights must be visible even when the room is dark).
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Shopping centres and public buildings.
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Some residential communal areas.
Advantages of Maintained Lighting
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Always visible, even without a power failure.
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Provides reassurance for occupants.
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Ensures exits are illuminated at all times.
Potential Drawbacks
Non-Maintained Emergency Lighting
What Does Non-Maintained Mean?
Non-maintained emergency lighting only activates when the mains power fails. In normal conditions, these lights are off.
Typical Uses
Advantages of Non-Maintained Lighting
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Energy-efficient since they only operate in emergencies.
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Less wear and tear on bulbs.
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Cost-effective for landlords.
Potential Drawbacks
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Not always visible, which may reduce reassurance.
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Occupants unfamiliar with the system may be unsure where the lights are.
Key Differences Between Maintained and Non-Maintained
Functionality
Energy Consumption
Common Applications
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Maintained: Public venues, high-risk areas, communal staircases.
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Non-Maintained: Offices, HMOs with existing adequate lighting.
RCD Electrical’s Guidance for London Landlords
Assessing Your Property Needs
Our team evaluates each property to determine whether maintained or non-maintained lighting is most appropriate.
Installation to British Standards
We install both types of systems in strict compliance with BS 5266 and BS 7671.
Ongoing Testing and Maintenance
Emergency lighting—whether maintained or non-maintained—requires regular checks. RCD Electrical provides:
Case Studies
HMO in Camden
A landlord’s property had inadequate communal lighting. RCD Electrical installed maintained emergency lighting to ensure constant illumination of staircases.
Office Conversion in Shoreditch
Here, non-maintained lighting was the best solution as the office already had strong daily lighting. The system activated automatically during power cuts.
Apartment Block in Stratford
We combined both systems: maintained lighting for communal entrances and non-maintained units for corridors, ensuring efficiency and compliance.
Common Misconceptions
“Maintained Lighting Is Always Required”
False. Non-maintained systems are acceptable in many London properties where daily lighting is sufficient.
“Non-Maintained Lights Don’t Need Testing”
Incorrect. All emergency lights require monthly and annual tests.
“Maintained Lights Are a Waste of Energy”
Not always—sometimes, constant illumination is a legal or practical requirement.
Choosing the Right System
Factors to Consider
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Size of property.
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Occupant type (families, students, commercial staff).
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Local council requirements.
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Energy efficiency preferences.
Why RCD Electrical Is the Right Choice
Our qualified electricians provide tailored advice and expert installation, ensuring every property remains compliant and safe.
02034882928
info@rcdelectrician.co.uk
rcdelectrician.co.uk
Technical Standards
BS 5266 (Code of Practice)
Outlines design requirements for both maintained and non-maintained systems.
BS 7671 (Wiring Regulations)
Ensures all installations meet strict safety standards.
Fire Safety Order 2005
Requires landlords and property managers to maintain safe evacuation conditions—choosing the correct type of lighting is part of this duty.
The Cost of Non-Compliance
Landlords who fail to install suitable emergency lighting risk:
RCD Electrical’s Process
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Survey & assessment – Property inspected.
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System design – Maintained, non-maintained, or hybrid.
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Installation – Carried out by certified electricians.
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Testing & certification – Regular checks documented.
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Ongoing maintenance – Long-term reliability assured.
Conclusion
The difference between maintained and non-maintained emergency lighting comes down to visibility, energy use, and application. While maintained lights provide constant illumination, non-maintained systems conserve energy and activate only when needed.
For landlords in London, the right choice depends on property type, tenant needs, and legal requirements. At RCD Electrical, we help you make the right decision, install systems to British Standards, and keep everything fully compliant with routine testing and certification.
02034882928
info@rcdelectrician.co.uk
rcdelectrician.co.uk