PAT Testing for Landlords: What You Need to Know

Do landlords have to PAT test?

There is no single piece of legislation that explicitly requires landlords to carry out PAT testing on a fixed schedule. However, landlords do have clear legal obligations to ensure that electrical appliances they provide as part of a tenancy are safe, and PAT testing is the most widely accepted way of demonstrating that those obligations have been met.

The relevant legislation includes:

• The Landlord and Tenant Act 1985 — requires landlords to keep installations for the supply of electricity in repair and proper working order
• The Housing Act 2004 — introduces the Housing Health and Safety Rating System (HHSRS), under which electrical hazards can be assessed and enforcement action taken
• The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 — requires landlords to have the fixed electrical installation inspected and tested at least every 5 years by a qualified electrician (an EICR). This applies to all private rented properties in England.
• The Consumer Protection Act 1987 — makes it a criminal offence to supply unsafe goods, which includes electrical appliances

What is the difference between an EICR and PAT testing?

These are two distinct processes that cover different parts of the electrical system:

An Electrical Installation Condition Report (EICR) covers the fixed wiring — the consumer unit (fuse board), cables, sockets, switches, and light fittings. It is carried out by a qualified electrician and is required every 5 years for private rented properties in England under the 2020 Regulations.

PAT testing covers portable appliances — equipment connected to the fixed installation via a plug and socket. This includes white goods such as washing machines, fridges, and dishwashers, as well as smaller appliances such as kettles, toasters, and lamps. PAT testing is not covered by the 2020 Regulations, but it remains the landlord's responsibility to ensure that any appliances they provide are safe.

Both are required for a fully compliant rental property. An EICR without PAT testing leaves the appliances unchecked; PAT testing without an EICR leaves the fixed installation unchecked.

Which appliances does a landlord need to test?

A landlord is only responsible for appliances that they provide as part of the tenancy. If a tenant brings their own appliances, those are the tenant's responsibility.

Appliances commonly provided by landlords include:

• Washing machines and tumble dryers
• Fridges and freezers
• Dishwashers
• Ovens, hobs, and microwaves
• Kettles and toasters
• Televisions
• Lamps and floor-standing lights
• Electric heaters
• Vacuum cleaners

If the property is let furnished, the volume of appliances to be tested will be significantly higher.

How often should landlords PAT test?

There is no legally mandated interval. The IET Code of Practice suggests the following for residential rental properties:

• Between tenancies: a visual inspection of all provided appliances is good practice before a new tenant moves in
• Class I appliances (earthed): every 1–2 years
• Class II appliances (double insulated): every 2–4 years

Many landlords choose to test annually for simplicity and to ensure a clear, consistent record. For HMOs (houses in multiple occupation), more frequent testing is advisable given the higher level of use.

HMOs and licensed properties

For HMOs, the licensing conditions set by the local authority often include specific requirements around electrical safety. Some councils require annual PAT testing as a condition of the HMO licence. Landlords should check the specific conditions attached to their licence.

The Management of Houses in Multiple Occupation (England) Regulations 2006 require the manager of an HMO to ensure that all electrical appliances and fittings provided are maintained in safe working order.

Commercial landlords

Commercial landlords have similar obligations under the Electricity at Work Regulations 1989 and the Health and Safety at Work Act 1974. Where a commercial landlord provides electrical appliances as part of a lease — for example, in a serviced office or managed workspace — those appliances should be tested regularly.

For commercial properties, the IET Code of Practice intervals for the relevant environment type apply. An office environment would typically warrant testing of Class I equipment every 1–2 years and IT equipment every 4 years.

What records should landlords keep?

Landlords should maintain a record of all PAT tests carried out, including:

• The address of the property
• A description of each appliance tested
• The date of the test
• The test result (pass or fail)
• The name and contact details of the person who carried out the test

These records should be retained and made available to tenants, local authorities, and insurers on request. In the event of an electrical fire or injury, test records are your primary evidence that you took reasonable steps to ensure the safety of the appliances.

What happens if a landlord fails to maintain safe appliances?

If an electrical appliance provided by a landlord causes injury or damage due to a fault that should have been identified through reasonable inspection and testing, the landlord may face:

• Civil liability for personal injury or property damage
• Prosecution under the Health and Safety at Work Act 1974 or the Consumer Protection Act 1987
• Enforcement action by the local authority under the HHSRS
• Invalidation of buildings and contents insurance

For HMO landlords, failure to maintain safe appliances can result in the revocation of the HMO licence.

How Maritime Electrical Services can help

We provide PAT testing for landlords across Kent, London, Essex, Surrey, West Sussex, East Sussex, and Hertfordshire. We test all appliance classes, provide a full test register on completion, and apply pass and fail labels to every item.

For landlords with multiple properties, we offer multi-site testing programmes that allow all properties to be covered under a single contract with consistent records. Contact us for a quote.