Load-Shedding, Generators and IPS: Power Backup for Tenants

Every summer, and sometimes in the middle of winter too, load-shedding returns to Bangladesh and the phone calls start. The lift has stopped between floors, the water pump cannot fill the roof tank, the tenant on the fifth floor wants to know why the generator took ten minutes to start, and the family on the second floor is asking whether they are allowed to install their own IPS. For landlords, managing power backup for tenants during load-shedding is no longer an optional comfort. It has become part of what tenants expect when they pay house rent in Dhaka, Chattogram or any growing town.

This guide explains, in practical terms, how to plan and run power backup in a rented building: when a generator makes sense, when an IPS (Instant Power Supply) is enough, how to share fuel and maintenance costs fairly, what to write in the rental agreement, how to keep the system safe, and how to communicate with tenants when the power goes out. It is written for house and flat owners, apartment building committees and small commercial landlords, and it is equally useful for tenants who want to understand what they can reasonably ask for.

Why Power Backup Matters in Rented Buildings

A power cut in a rented building is not just an inconvenience. It affects the most basic services that tenants are paying for. In a typical multi-storey residential building, electricity from DESCO, DPDC, the local Palli Bidyut Samity or another distribution company runs several shared services at once:

• Water pumping: most buildings rely on an electric pump to lift WASA or deep tube-well water from the underground reservoir to the roof tank. No power for a few hours can mean no water on upper floors.
• Lifts: in buildings above six or seven floors, a lift is a necessity for elderly residents, children and anyone carrying shopping. People trapped in a lift during a cut is the single most stressful power event for any landlord.
• Stair and common-area lighting: dark staircases lead to falls and security worries, especially at night.
• Security systems: CCTV, intercoms and gate lights stop working, which the guard and residents notice immediately.
• Tenants' own needs: fans, lights, Wi-Fi routers, refrigerators and, for many people now, the ability to work from home.

When these services fail repeatedly, tenants become unhappy, complaints increase, and good tenants start looking for buildings with better backup. In competitive areas, "generator backup for lift and pump" or "IPS supported" has become a common line in to-let advertisements. Handling power backup well is therefore both a service issue and a way to reduce vacancy.

Generator vs IPS vs Solar: The Main Backup Options

There is no single right answer for every building. The best choice depends on the size of the building, what you need to keep running, the budget and how many hours of load-shedding your area typically gets. Here is a plain comparison.

Many buildings end up with a mix: a generator for the lift and pump, a small central IPS for stair lights and CCTV, and individual IPS units in flats that tenants either bring themselves or that the landlord provides as part of the rent. If you are curious about solar, our guide on rooftop solar for landlords in Bangladesh covers the practical side in more detail.

Deciding What the Backup Must Cover

Before buying anything, write down exactly which loads must keep running during a power cut. This one step saves a lot of money, because the most common mistake is buying a generator that is either too small to start the lift or much larger than needed.

Essential loads (priority 1)

• Lift (if the building has one)
• Water pump
• Staircase, parking and gate lighting
• CCTV, intercom and the guard room

Comfort loads (priority 2)

• A few lights and fans in each flat
• Wi-Fi routers and phone charging

Loads you should normally exclude

• Air conditioners, geysers, irons, microwave ovens and other heavy appliances. Including these multiplies the generator size and fuel cost, and tenants who use them heavily end up being subsidised by everyone else.

Ask a qualified electrician or generator supplier to calculate the load. Motors such as lifts and pumps draw a much higher current when starting than when running, so the generator capacity must allow for that starting surge. Do not rely on guesswork or a neighbour's generator size.

Sharing Generator Costs Fairly Among Tenants

The question landlords are asked most often is "Who pays for the generator?" There are three common approaches in Bangladesh, and each can be fair if it is written down and explained before the tenant moves in.

1. Included in rent

The landlord bears the fuel and maintenance cost and sets the rent a little higher to cover it. This is simple for tenants and works well in smaller buildings where generator use is modest. The risk is that in a heavy load-shedding season, fuel costs rise and the landlord absorbs the loss.

2. Included in the monthly service charge

This is the most common method in apartment buildings. The generator fuel, operator salary and servicing are added to the common expenses and shared through the service charge. Our explainer on service charge in apartments explains how that charge is normally structured. The key is transparency: show tenants the fuel purchases and servicing bills when asked.

3. Separate generator charge based on usage

Some buildings add a separate line for generator cost each month, either split equally, by flat size, or by metered usage if the generator supply to each flat passes through a sub-meter. This is the fairest method when flat-level generator supply is provided, but it requires more record keeping.

Worked Example: Calculating a Monthly Generator Charge

For example (illustrative): a six-storey building has 10 flats. The generator runs the lift, pump and stair lights only. In one month of frequent load-shedding, the following costs are recorded.

Method A – equal split: Tk 25,000 ÷ 10 flats = Tk 2,500 per flat.

Method B – split by flat size: suppose 6 flats are 1,200 sq ft and 4 flats are 900 sq ft. Total area = (6 × 1,200) + (4 × 900) = 7,200 + 3,600 = 10,800 sq ft. Cost per sq ft = Tk 25,000 ÷ 10,800 ≈ Tk 2.31. A 1,200 sq ft flat pays about 1,200 × 2.31 ≈ Tk 2,778, and a 900 sq ft flat pays about 900 × 2.31 ≈ Tk 2,083. Check: (6 × 2,778) + (4 × 2,083) = 16,668 + 8,332 = Tk 25,000.

Method C – ground-floor adjustment: some buildings charge ground- and first-floor tenants less for lift costs because they rarely use it. If you do this, agree on the rule in writing at the start, not after a dispute.

These figures are only illustrative. Actual fuel use depends on generator size, how long the cuts last and how well the engine is maintained.

IPS in Rented Flats: Who Provides It and Who Pays?

Individual IPS units are extremely common in Bangladeshi homes. In rented flats, there are usually two scenarios.

Landlord-provided IPS

The landlord installs an IPS with dedicated wiring to a few lights and fans in each room. This makes the flat more attractive and can justify a slightly higher rent. The landlord then owns the equipment and should be responsible for major repairs and battery replacement at reasonable intervals, while the tenant is responsible for damage caused by misuse, such as connecting heavy appliances to the IPS line.

Tenant-owned IPS

The tenant brings their own IPS. In this case the agreement should say:

• The tenant must use a qualified electrician for installation and must not tamper with the main distribution board without permission.
• The battery must be placed in a ventilated, dry location, away from gas lines and not blocking exits.
• When moving out, the tenant removes the equipment and restores any wiring changes, or leaves the wiring in place if both parties agree.

Tip: Write down in the move-in inventory whether an IPS is included, its capacity, battery count and approximate age. This prevents arguments at the end of the tenancy about whether the battery was "already weak" when the tenant arrived.

What to Write in the Rental Agreement About Power Backup

Most disputes about generators and IPS happen because nothing was written down. A few clear lines in the rental agreement solve most problems. If you are drafting a new agreement, our rental agreement guide for Bangladesh covers the general structure; here are the power-specific points to include:

1. What the backup covers: for example, "Generator backup is provided for the lift, water pump and common lighting only. It does not cover appliances inside the flat."
2. How cost is shared: included in rent, included in service charge, or separate charge, and the method of calculation.
3. Operating hours or limits: some buildings do not run the generator late at night, or limit it during very long cuts to save fuel. State this honestly.
4. IPS ownership: landlord-provided or tenant-owned, and who repairs what.
5. No heavy loads on backup lines: a clause that tenants must not connect air conditioners, geysers or similar appliances to generator or IPS circuits.
6. Review of charges: a statement that generator charges may be revised if fuel prices change significantly, with advance notice to tenants.

Safety Rules for Generators and Battery Banks

Power backup equipment can be dangerous if it is installed carelessly. Fires in Bangladeshi buildings have been linked to faulty wiring and poorly maintained electrical equipment, so safety deserves serious attention. The points below are general good practice; for installation, always use qualified professionals and follow the requirements of the relevant authorities.

• Location: place the generator in a ventilated area, never inside a closed room where exhaust fumes can build up. Exhaust must be piped away from windows, stairs and the guard room.
• Fuel storage: store only the quantity of diesel you need, in proper containers, away from heat and electrical panels. Never store fuel on staircases or escape routes.
• Changeover switch: use a proper changeover or automatic transfer switch so the generator and grid supply cannot connect at the same time. Back-feeding into the grid is dangerous for line workers and your equipment.
• Earthing: the generator and distribution board must be properly earthed.
• Batteries: keep IPS batteries in a ventilated space, off wet floors, with terminals covered. Replace swollen or leaking batteries promptly.
• Fire extinguisher: keep a suitable extinguisher near the generator room and ensure the guard knows how to use it.
• Noise and neighbours: an old, noisy generator can cause conflict with neighbouring buildings. Acoustic enclosures and regular servicing help.

For a wider view of fire, electrical and structural safety duties, read our guide on building safety compliance for landlords in Bangladesh.

Lift safety during load-shedding

Lifts deserve their own section because people can be trapped when power fails. Good practice includes:

• Ask the lift supplier whether an Automatic Rescue Device (ARD) can be fitted, which brings the lift to the nearest floor and opens the doors when power fails.
• Make sure the generator starts quickly, and ideally automatically, when the grid supply drops.
• Train the guard or caretaker on the safe manual rescue procedure recommended by the lift company, and keep the lift company's emergency number posted near the lift and in the guard room.
• Put a notice inside the lift with the guard's phone number and a short message such as "In case of power failure, stay calm and press the alarm button."

Maintenance Schedule for Backup Systems

A generator that is not run for weeks may fail exactly when you need it. A simple maintenance calendar prevents this.

Keep a simple logbook: date, hours run, fuel added, issues found. This log is also your evidence when a tenant questions the generator charge.

Communicating With Tenants During Power Cuts

Much of the frustration during load-shedding comes from uncertainty. Tenants do not know whether the generator will start, how long it will run, or why water has stopped. A little communication goes a long way.

• Create a building WhatsApp or SMS group for announcements, and keep it for notices only.
• When the distribution company announces a load-shedding schedule for your area, share it.
• If the generator is under repair, tell tenants in advance and give an expected date.
• Remind tenants to fill buckets and charge devices before scheduled cuts in peak summer.

Sample notice: "Dear residents, the generator will be serviced on Friday from 10 am to 1 pm. During this time, the lift and water pump will not run if there is a power cut. Please keep some water stored. Thank you for your patience. – Building Management"

Common Mistakes Landlords Make With Power Backup

• Undersized generator: buying a small generator to save money and then finding it cannot start the lift and pump together.
• No written cost rule: deciding the generator charge after the bills arrive, which feels unfair to tenants.
• Letting tenants run heavy appliances on backup: this drains fuel and batteries and creates resentment between tenants.
• Skipping maintenance: the generator fails during the first long cut of summer.
• Unsafe fuel storage: jerry cans kept on the stairs or next to the electrical panel.
• No records: without fuel receipts and a logbook, you cannot justify the charges, and trust breaks down.
• Promising "24-hour backup" in the to-let ad: if you cannot deliver it, the promise becomes a complaint.

Tips for Tenants: What You Can Reasonably Expect

If you are a tenant, ask these questions before signing:

• Does the building have a generator, and what exactly does it cover?
• How is the generator cost charged, and roughly how much was it in recent months?
• Is an IPS included in the flat? If not, may I install my own, and where can the battery go?
• Does the lift have an emergency rescue arrangement?

It is reasonable to expect that the backup described in the agreement actually works and that charges are explained. It is not reasonable to expect a small residential generator to run air conditioners across the building. Clear expectations on both sides make load-shedding seasons much calmer. Ask these questions politely and in writing where possible, and keep the answers with your agreement.

Keeping Records of Backup Costs

Whichever method you choose, keep receipts for fuel, servicing and batteries, and record the monthly charge billed to each tenant. When the figures are organised, you can show tenants exactly how the charge was calculated, compare costs between summers, and decide whether investing in solar or a more efficient generator would pay off. A simple spreadsheet works for a small building; larger buildings benefit from dedicated accounting.

Final Thoughts

Load-shedding is outside any landlord's control, but how your building copes with it is very much within your control. Decide which loads truly need backup, choose equipment of the right size, write the cost-sharing rule into the agreement, maintain the system on a schedule and keep tenants informed. Do these things and power cuts become a manageable routine rather than a monthly crisis.

If you want to handle the paperwork side more easily, Bariwala ERP (বাড়িওয়ালা ERP) lets you record generator fuel and servicing as building expenses, add backup or service charges to monthly invoices for every unit in bulk, and send SMS notices to tenants. It will not stop the load-shedding, but it can make the numbers behind your backup system clear to you and to your tenants.