What is PAT testing?
Portable Appliance Testing (PAT) is a routine inspection and electrical test of plug-in appliances carried out by a competent person. Tests check earth continuity, insulation resistance, and safe operation. A pass/fail label is applied to each appliance and a written test register is issued.
Why PAT testing matters for landlords
Landlords who supply electrical appliances in a rental property have a legal duty to ensure those appliances are safe and remain safe throughout the tenancy. This duty arises under the Landlords and Tenants Act 1985, the Electrical Equipment (Safety) Regulations 2016, and � for HMOs � the HMO Management Regulations 2006. PAT testing is the industry-standard method of demonstrating compliance. Without it, a landlord faces civil liability and potentially criminal prosecution if an unsafe appliance causes fire or injury.
What appliances must be tested?
- White goods: washing machines, tumble dryers, dishwashers, fridge-freezers, electric cookers
- Small kitchen appliances: kettles, toasters, microwaves, coffee machines
- Heating: electric fan heaters, portable electric radiators, oil-filled radiators
- Lighting: standard lamps, table lamps, desk lamps
- Extension leads, multi-way adaptors, and surge-protected strips
- Any other electrical appliance supplied by the landlord as part of the let
How often should testing take place?
- Standard furnished lets: every 1�2 years (HSE guidance)
- HMOs and student lets: annually � local authority licensing conditions typically require a 12-month PAT certificate
- High-risk appliances (heaters, extension leads): every 12 months
- On a change of tenancy: best practice is to conduct a fresh inspection at the start of each new tenancy
Who can carry out PAT testing?
The tester must be 'competent' � with the knowledge, skills, and equipment to test safely and correctly. Options include a registered electrician (NICEIC/NAPIT), a specialist PAT testing contractor, or an in-house member of staff with a City and Guilds 2377 certificate. Always obtain a written test register and keep it in your property compliance file.
What if an appliance fails?
A failed appliance must be immediately removed from the property. Do not leave it in situ even with a fail label � tenants may continue to use it. Have it repaired and re-tested by a competent person before returning it to service. Retain both the fail and the subsequent pass certificate.
Virtually all local authority HMO licence conditions require a current PAT certificate for every electrical appliance supplied in the property. Failure to produce a current certificate at licence application or renewal can result in licence refusal or revocation.
This guide is accurate as at 27 May 2026. It is provided for information purposes only and does not constitute legal advice.