Portable Appliance Testing (PAT) guidance for landlords

Electrical safety ranks among the most critical responsibilities for UK landlords, yet confusion persists around Portable Appliance Testing. Is it legally required? Which appliances need checking? How often should testing occur? This comprehensive guide clarifies PAT testing obligations, cuts through common misconceptions, and explains how regular testing protects both tenants and your rental business.

What is PAT testing?

Portable Appliance Testing (PAT) examines electrical appliances to confirm they're safe for use. Despite the name, "portable" applies to any appliance with a plug that connects to mains electricity, whether it moves regularly or stays in one location. The process combines visual inspection with electrical testing, checking for damage, wear, and potential hazards that could cause electric shocks or fires.

A professional PAT test typically involves an electrician or trained technician examining the appliance casing, plug, cable, and internal components. They check for frayed wires, damaged casings, loose connections, and signs of overheating. Electrical tests measure earth continuity, insulation resistance, and polarity. Each tested appliance receives a pass or fail sticker showing the test date and when the next inspection falls due.

The term PAT testing is technically redundant since PAT already means Portable Appliance Testing, but it's become standard industry terminology. What matters most is understanding your obligations and keeping tenants safe from electrical hazards.

Is PAT testing a legal requirement for landlords?

The legal position varies significantly across the UK, creating genuine confusion for landlords managing properties in different regions.

England and Wales

PAT testing is not explicitly required by law in England and Wales. However, this doesn't mean landlords can ignore appliance safety. Several pieces of legislation create what lawyers call a "duty of care" around electrical equipment.

The Landlord and Tenant Act 1985 requires landlords to keep electrical installations and supplied appliances in good repair and proper working order throughout the tenancy. The Health and Safety at Work Act 1974 and Electricity at Work Regulations 1989 mandate that electrical equipment must be maintained to prevent danger. The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 further emphasise landlords' obligations around electrical safety.

Consumer Protection laws state that goods supplied as part of a tenancy must be safe. If an electrical incident occurs involving an appliance you provided, you must prove you took reasonable steps to ensure safety. A professional PAT test certificate serves as powerful documented evidence that you fulfilled your duty of care.

Scotland

PAT testing is a clear legal requirement for Scottish landlords under the Housing (Scotland) Act 2006 and subsequent 2014 amendments. Since 1st December 2015, all private landlords must ensure portable appliances they provide are tested as part of mandatory electrical safety inspections.

The Scottish regulations require an Electrical Installation Condition Report (EICR) every five years, which must include a Portable Appliance Test on all landlord-provided appliances. This requirement applies at the start of each new tenancy and at intervals of no more than five years during the tenancy. Failure to comply can result in enforcement action from the First-tier Tribunal for Scotland, including Repairing Standard Enforcement Orders and rent penalties.

Houses in Multiple Occupation

Regardless of location, Houses in Multiple Occupation (HMO) typically require PAT testing as a licensing condition. Local councils manage HMO licensing, and most authorities mandate routine PAT testing for shared appliances as a non-negotiable requirement. Check your HMO licence conditions carefully, as requirements can vary between local authorities.

Some English councils, including Newcastle Upon Tyne, require PAT testing even for standard rental properties as a licensing condition. Always verify your specific local authority requirements alongside national legislation.

Which appliances need PAT testing?

PAT testing applies to electrical appliances you provide as part of the tenancy. This includes any item with a plug that tenants can access and use. Common examples landlords should test include:

White goods - Washing machines, tumble dryers, dishwashers, fridges, freezers, fridge-freezers, and cookers (if not hard-wired)

Small kitchen appliances - Microwaves, kettles, toasters, coffee makers, food processors, and blenders

Heating and cooling - Portable electric heaters, electric radiators, electric blankets, fans, and air conditioning units

Entertainment and technology - Televisions, DVD players, games consoles, radios, and lamps

Cleaning equipment - Vacuum cleaners, carpet cleaners, and steam cleaners

Garden equipment - Electric lawn mowers, hedge trimmers, and pressure washers (if provided)

Appliances that tenants bring themselves remain their responsibility. You're only obligated to test items listed in your property inventory as landlord-supplied equipment. However, if you replace a tenant's broken appliance during the tenancy, that replacement becomes your responsibility and needs testing.

Built-in appliances connected directly to fixed wiring, like immersion heaters or hard-wired electric showers, fall under your EICR inspection rather than PAT testing. The distinction matters for compliance documentation and record keeping.

How often should PAT testing be carried out?

Testing frequency depends on appliance type, usage level, and environment. The Health and Safety Executive provides no single prescribed interval because each situation differs. However, industry best practice offers clear guidance landlords can follow.

For furnished rental properties, conduct PAT testing before each new tenancy begins. This establishes a clean safety baseline and ensures you can demonstrate compliance from day one. For ongoing tenancies, testing intervals typically range from annually for high-risk items to every four years for larger, more robust appliances.

Annual testing - High-use or high-risk appliances like kettles, toasters, portable heaters, hair dryers, and irons see heavy wear and warrant yearly inspection

Every two years - Standard items including lamps, radios, televisions, and small kitchen appliances

Every four years - Larger white goods like washing machines, tumble dryers, dishwashers, and refrigerators that experience less wear and operate continuously

Six-monthly visual checks - Between formal tests, conduct basic visual inspections during routine property visits or at tenant changeover to spot obvious damage early

HMO properties typically require more frequent testing due to higher usage levels and turnover. Some councils mandate annual testing for all shared appliances. Student accommodation sees particularly heavy wear, often warranting annual testing across all appliances.

If an appliance shows visible damage, strange noises, burning smells, or other warning signs, test it immediately regardless of when the last formal test occurred. Safety always takes priority over schedules.

Who can carry out PAT testing?

Anyone deemed competent can perform PAT testing. In Scotland, landlords can test their own appliances provided they've completed appropriate training, such as courses offered by Landlord Accreditation Scotland. In England and Wales, landlords with sufficient knowledge can self-test, though professional testing offers stronger evidence of due diligence.

For most landlords, hiring a qualified electrician or certified PAT testing company makes practical sense. Professional testers bring proper equipment, current knowledge of regulations, and insurance coverage. They issue formal certificates that provide robust protection if questions arise later about safety compliance.

When selecting a professional tester, look for membership in recognised bodies like NICEIC, NAPIT, or SELECT in Scotland. These registrations indicate competence and adherence to industry standards. Request copies of their public liability insurance and qualifications before booking.

Professional PAT testing typically costs between £1 and £3 per appliance, or around £40 to £60 per hour. Some companies offer discounted rates for properties with many appliances. Combining PAT testing with your EICR inspection often saves money and ensures renewal dates align, simplifying future compliance tracking.

Recording and documentation

Proper documentation proves compliance and protects against liability claims. Professional testers provide certificates listing every appliance tested, its pass/fail status, the test date, and the recommended next test date. Keep these certificates for at least six years in Scotland (a legal requirement) and preferably the same period in England and Wales as good practice.

In August App, upload PAT certificates to your property's document storage. The app scans the certificate and automatically creates reminders for upcoming test renewals, ensuring you never miss critical deadlines. Store certificates alongside your gas safety records, EICR reports, and other compliance documentation for easy access during inspections or tenant queries.

Maintain an appliance register for each property listing what's provided, serial numbers where available, and testing history. This proves particularly valuable during disputes about what equipment you supplied versus what tenants added themselves.

Failed appliances must be removed from service immediately and either repaired or replaced before tenants can access them again. Never allow tenants to continue using appliances that failed testing. Update your inventory to reflect any replacements and schedule testing for new appliances.

Why PAT testing matters beyond compliance

Even where PAT testing isn't strictly mandatory, compelling practical and legal reasons make it essential for responsible landlords.

Fire statistics tell a stark story. Over 53% of accidental home fires in England stem from electrical causes, with faulty appliances directly responsible for approximately 26% of incidents. Regular testing identifies hazards before they escalate into fires that endanger lives and destroy property.

Tenant safety represents your paramount responsibility. A faulty kettle, worn cable, or damaged plug can cause severe electric shocks or electrocution. PAT testing catches these dangers early, protecting tenants from potentially fatal incidents that would devastate lives and expose you to serious legal consequences.

Insurance implications add another layer of importance. Many landlord insurance policies require proof of electrical safety measures. If a fire or accident occurs involving an untested appliance, insurers may deny your claim, leaving you personally liable for potentially enormous costs. Check your policy carefully and maintain testing records insurers will accept.

Legal liability looms large when safety failings cause harm. If a tenant suffers injury from an appliance you provided, you must demonstrate reasonable care. Without testing records, proving you fulfilled your duty becomes nearly impossible. Courts and the Health and Safety Executive expect documented evidence, not assumptions about safety.

Tenant satisfaction benefits from visible safety commitment. Tenants appreciate landlords who take safety seriously and maintain properties professionally. Well-maintained appliances reduce repair callouts, tenant complaints, and the friction that often precedes vacancy. Good safety practices contribute to longer tenancies and positive landlord-tenant relationships.

Common PAT testing mistakes to avoid

Several pitfalls trip up even experienced landlords. Avoid these common errors to maintain proper safety standards.

Don't confuse PAT testing with EICR inspections. An EICR examines fixed electrical installations like wiring, sockets, and consumer units. PAT testing covers portable appliances. You need both for comprehensive electrical safety, but they're distinct requirements with different frequencies and qualified professionals.

Don't assume new appliances don't need testing. While new items should be safe initially, testing establishes a baseline and begins the inspection cycle. Some landlords buy second-hand appliances, which absolutely require immediate testing before tenant use.

Don't delay removing failed appliances. It's tempting to leave a failed item in place until you arrange repair or replacement, but this creates serious liability. Remove failed appliances immediately and inform tenants they're awaiting repair.

Don't overlook garden equipment and extension leads. Outdoor appliances face harsh conditions that accelerate wear. Extension leads and multi-socket adaptors also need testing if you supply them, as they're frequently involved in electrical incidents.

Don't forget to test replacement appliances. When you install a new washing machine or fridge during a tenancy, that appliance needs testing before tenants use it. Update your records accordingly.

Practical implementation for landlords

Build PAT testing into your annual landlord calendar alongside gas safety checks, EICR renewals, and insurance reviews. Setting regular patterns prevents forgotten deadlines and last-minute scrambles.

For properties approaching voids, schedule PAT testing alongside final cleaning and maintenance. Fresh test certificates strengthen marketing and demonstrate professionalism to prospective tenants and letting agents.

Coordinate PAT testing with EICR inspections where possible. Many electricians offer combined services, and aligning these checks simplifies scheduling, reduces property visits, and ensures electrical safety compliance happens comprehensively. This approach works particularly well for properties approaching five-year EICR renewal.

Track expiry dates in August App's reminder system. When you upload PAT certificates, the app automatically extracts renewal dates and sends timely notifications, keeping compliance simple even across multiple properties.

Budget appropriately for electrical safety. PAT testing typically costs £50 to £150 per property depending on appliance count, while EICR inspections run £100 to £300. Plan these expenses into your annual maintenance budget rather than treating them as unexpected costs.

The bottom line

PAT testing obligations differ across the UK, but the underlying principle remains constant: landlords must ensure electrical appliances they provide are safe. In Scotland, testing is mandatory. In England and Wales, it's technically optional but practically essential for demonstrating duty of care, protecting against liability, and meeting insurance requirements.

The modest cost of regular testing pales against potential consequences of electrical incidents. Fire damage, tenant injury, insurance claim denials, and legal action all carry costs that dwarf professional testing fees. PAT testing represents sensible risk management that protects tenants, preserves property value, and shields your rental business from avoidable disasters.

Stay informed about local requirements, maintain thorough records, and treat electrical safety as the priority it deserves. Your tenants depend on safe appliances, and your business depends on demonstrable compliance.

Disclaimer: This article is a guide and not intended to be relied upon as legal or professional advice, or as a substitute for it. August does not accept any liability for any errors, omissions or misstatements contained in this article. Always speak to a suitably qualified professional if you require specific advice or information.