PAT Testing for Landlords: Is It Required?
PAT testing is not strictly compulsory for most ASTs, but it is the easiest way to prove you met your electrical safety duty. Here is how to do it properly.
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# PAT Testing for Landlords: Is It Required?
Portable Appliance Testing (PAT) is one of the most misunderstood compliance items in UK lettings. Some landlords test religiously every year, others have never touched a tester. The truth sits in the middle — there is no single law that says "thou shalt PAT test", but there are several laws that, taken together, mean you should.
What PAT testing actually is
PAT is a combination of a visual inspection and an electrical test using a PAT tester. The engineer checks:
- Plug wiring and fuse rating.
- Cable condition (no nicks, kinks, exposed copper).
- Earth continuity for Class I appliances.
- Insulation resistance.
- Functional operation under load.
Each appliance gets a pass or fail label with the test date and the engineer's reference. You receive a register listing every item tested.
The legal position in England and Wales
There is no Act of Parliament that says "landlords must PAT test". The duty comes from a stack of overlapping rules:
| Regulation | What it requires |
|---|---|
| Electrical Equipment (Safety) Regulations 2016 | Appliances supplied must be safe when first provided. |
| Consumer Protection Act 1987 | You can be liable if a supplied appliance injures someone. |
| Landlord and Tenant Act 1985 s.11 | Repair duty for electrical installations and appliances. |
| Housing Act 2004 (HHSRS) | Council can serve improvement notices for unsafe electrics. |
| Electrical Safety Standards in the Private Rented Sector 2020 | Mandates EICR every 5 years for the fixed installation — separate from PAT. |
Taken together, the courts and councils treat PAT as the reasonable way to discharge those duties for landlord-supplied appliances.
When PAT testing IS effectively required
- Licensed HMOs — almost every council in England writes annual PAT into HMO licence conditions.
- Selective licensing areas — Norwich, parts of London, Liverpool and dozens of others. Check your licence schedule.
- Furnished and part-furnished lets where you supply white goods — fridge, freezer, washing machine, microwave, kettle, toaster, lamps, vacuum.
- Holiday lets and short-term lets — the Electrical Equipment (Safety) Regulations 2016 and HSE guidance treat short lets like workplaces.
- Bills-included tenancies — you remain the supplier of any appliance the bill covers.
When you can skip it
- Unfurnished single-family let with zero landlord appliances — there is nothing to test. Document this in your inventory ("Property let unfurnished. No landlord appliances supplied.").
- Brand new appliances within the manufacturer's warranty — still get a visual check, but a full PAT in year one is overkill.
How often to test
| Property type | Suggested frequency |
|---|---|
| Single-family AST, furnished | Every 2 years + visual check at every inspection |
| Single-family AST, unfurnished with white goods | Every 2 years |
| Licensed HMO | Annually (check licence) |
| Student let | Annually |
| Holiday let / short let | Annually |
What it costs
Expect £1–£3 per appliance with a £40–£80 minimum call-out. A typical furnished two-bed flat with 8–12 appliances comes in at £60–£90. HMOs with shared kitchens, lounges and 5+ bedrooms can hit £150–£250.
Bundle PAT with your five-year EICR or annual gas safety visit to share the call-out cost.
What appliances to include
- Kitchen: fridge, freezer, washing machine, dishwasher, microwave, kettle, toaster, extractor hood.
- Living: TV, lamps, electric heaters, vacuum.
- Bathroom: extractor fans (if portable), shaver sockets.
- Garden: lawn mower, hedge trimmer if supplied.
- Communal areas (HMO): kettles, toasters, microwaves, fridges, communal vacuum, washing machine.
Do not test tenant-owned items unless they ask and pay.
What a good PAT register looks like
A defensible register has, per appliance:
- Asset number (matches the sticker on the appliance).
- Description and serial number.
- Class (I or II).
- Pass / fail.
- Test date.
- Next test due.
- Engineer name and registration.
Keep the register with your tenancy file for at least 6 years (limitation period for negligence claims).
What happens if you don't test
You are not committing a specific PAT offence, but if a faulty appliance causes a fire, injury or death:
- The HSE or council can prosecute under the Consumer Protection Act and Health and Safety at Work etc. Act 1974.
- Your insurer may decline the claim.
- You can be sued personally for negligence.
- HHSRS Category 1 hazards can trigger Improvement Notices and rent repayment orders.
Conviction can mean unlimited fines and, in fatal cases, custodial sentences for landlords.
How to book it
- Use a registered PAT engineer — NAPIT, NICEIC, or City & Guilds 2377 qualified.
- Get a quote per appliance with a fixed call-out, not "from £X".
- Schedule it alongside the inspection visit between tenancies.
- Store the register in your landlord file and email a copy to the tenant.
If you use Smart Sleep Property's compliance marketplace, PAT is bundled with EICR by default in our recommended providers.
Frequently asked questions
Is PAT testing a legal requirement for landlords in the UK?+
Not specifically. There is no law called the PAT Regulations. However, the Electrical Equipment (Safety) Regulations 2016, Consumer Protection Act 1987 and your repair duty under section 11 of the Landlord and Tenant Act 1985 together mean any appliance you supply must be safe — and PAT is the standard way to prove it.
How often should I PAT test a rental property?+
Every 2 years for a standard furnished AST is the common benchmark. HMOs, student lets and holiday lets should be tested annually, and most council licences require it.
Do I need to PAT test tenant-owned appliances?+
No. Your duty only covers items you supply. Note in the inventory that tenant-owned electricals are their responsibility.
What is the difference between PAT and EICR?+
EICR tests the fixed electrical installation (sockets, wiring, consumer unit) and is mandatory every 5 years under the 2020 Regulations. PAT tests portable appliances plugged into those sockets.
How much does PAT testing cost?+
Typically £1–£3 per appliance with a minimum call-out of £40–£80. A furnished two-bed flat usually comes in at £60–£90.
Can a landlord do their own PAT testing?+
Legally yes if you are competent and have a calibrated tester. In practice, councils and insurers want a register signed by a qualified engineer (NAPIT, NICEIC or City & Guilds 2377).
What happens if an appliance fails PAT?+
Remove it from service immediately. Either repair, replace or dispose. Update your inventory and email the tenant if it affects them.
Do unfurnished lets need PAT testing?+
Only if you supplied any appliances — for example a hob, oven, extractor or heater. If you supply nothing, document that fact in the inventory.
What evidence do councils want at a HMO inspection?+
A current PAT register, a current EICR, a current gas safety certificate, and smoke/CO alarm test logs. Missing PAT is a common cause of HMO licence revocation.
Can a failed PAT be used in a deposit dispute?+
Yes. If you claim a tenant damaged an appliance, a recent PAT pass showing it worked at check-in and a check-out report showing damage is strong evidence.
Does PAT cover hardwired appliances like extractor fans?+
Hardwired equipment is covered by the EICR, not PAT. Only items with a plug fall under PAT.
Where should I store the PAT register?+
Keep digital and paper copies for at least 6 years. Give the tenant a copy at check-in alongside the gas, EPC and EICR documents.
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