PAT testing for UK landlords: what it is, who needs it, how much it costs

PAT testing is a combined visual inspection and electrical safety test of any movable appliance with a plug. The competent engineer checks the casing, cable, plug, fuse and earth bonding, then runs an insulation resistance, earth continuity and polarity test on the appliance with calibrated test equipment.

Each appliance that passes is labelled with a sticker showing the test date and the next due date. Failed items are removed from service. The engineer issues a register of every tested item, which becomes the landlord's compliance record.

PAT is governed by the Electrical Equipment (Safety) Regulations 2016 and the IET Code of Practice for In-Service Inspection and Testing of Electrical Equipment, which most insurers and councils reference when assessing compliance.

Mandatory HMO licence conditions across England and Wales require landlords to ensure all electrical appliances supplied as part of the tenancy are in safe working order, with PAT records held and produced on request. The same applies to most additional and selective licensing schemes.

For ordinary single-household assured shorthold tenancies, there is no statutory requirement for PAT. The duty under the Consumer Protection Act 1987, the Electrical Equipment (Safety) Regulations 2016 and the Defective Premises Act 1972 still means the landlord must supply appliances that are safe at the start of the tenancy and reasonably maintained throughout.

Most insurers and many letting agents now require annual PAT records as a condition of cover or representation, which makes it a de facto requirement even where the strict statutory duty does not bite.

The IET recommends annual PAT for portable appliances in let property, particularly in shared accommodation and HMOs. Class I appliances (with an earth pin) need the full test; Class II double-insulated items can usually have a shorter visual-plus-insulation check.

Higher-risk items used by tenants such as hairdryers, microwaves, lamps and tabletop heaters tend to be replaced more often, so annual is a sensible default. Lower-risk items such as fridges, freezers and washing machines that move rarely can be tested every two years if you keep a careful record of inspections in between.

Most engineers charge a call-out fee plus a per-item rate. A one-bedroom flat with five to ten appliances will typically come in at £50 to £100. A four-bedroom HMO with shared kitchens, lounges and twenty-plus tested items will sit between £120 and £250.

Combining PAT with the annual gas safety inspection often saves money — many trades partners offer a bundle. Always confirm whether the price includes VAT and minor remedial work such as replacing a fuse or plug.

Any competent person can carry out PAT, provided they have the training and the right test equipment. Look for City and Guilds 2377 qualification, PASS-accredited engineers, or engineers registered with NAPIT, NICEIC or ECA who offer PAT as a service.

Ask for proof of public liability insurance of at least £2 million and a sample register from a comparable property before booking. Reputable engineers will share both without hesitation.