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The short version
- Private landlords in England have no blanket legal duty to PAT test supplied appliances.
- Appliances you supply must still be safe, and a PAT test is the simplest record that they are.
- An HMO or selective licence can make appliance testing a condition, so read your own.
- The 2020 Regulations cover the fixed wiring through an EICR, not plug-in appliances.
- PAT testing costs from £1 per appliance, including VAT.
No. There is no blanket law requiring private landlords in England to PAT test the appliances they supply. You must still make sure those appliances are safe, and an HMO or selective licence can make testing a condition. In London, read your own licence: a borough's conditions can require an appliance test report.
Much of what you read online blurs England with Scotland, and appliances with the fixed wiring. This guide keeps them apart, one kind of let at a time.
The short answer for England
| Kind of let | Is PAT testing required? | Where the duty comes from |
|---|---|---|
| Private let, no licence | No. Appliances you supply must be safe | Government guidance for landlords |
| HMO or selective licence | Appliances must be kept safe; your licence conditions may require a test report | Housing Act 2004 and your licence |
| Holiday or short let | Not covered by the 2020 Regulations; appliances should be checked regularly | Fire safety guidance for paying guests |
| Scotland, for comparison | Yes, regular testing of supplied equipment | The Repairing Standard |
The 2020 rules cover the wiring, not the kettle
The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 require the fixed electrical installation to be inspected and tested. That means the wiring, sockets, light fittings and consumer unit. Plug-in appliances are not part of it.
That inspection is the EICR. Our guides cover how often a rented home needs one and what an EICR costs, so this post sticks to appliances.
Appliances you supply still have to be safe
Government guidance says landlords must make sure any electrical appliance they provide is safe. It does not say how, and it does not mention PAT testing. In a furnished or part-furnished let, that usually covers:
- The cooker, hob and extractor hood
- The fridge, freezer and washing machine
- The microwave, kettle and toaster
- Vacuum cleaners, lamps and portable heaters
- Extension leads and adaptors left in the property
Items a tenant brings in are theirs to look after. Register the appliances you supply with their manufacturers, so a safety recall reaches you rather than a previous owner.
Look them over yourself between tenancies as well. A scorched plug, a cracked casing or a frayed cable is a reason to take an appliance out of use straight away, whatever the date of its last test.
When a licence makes testing compulsory
Every HMO licence and selective licence must require the holder to keep supplied electrical appliances safe, and to give the council a declaration of their safety when asked. The national wording does not name PAT testing.
Councils can add their own conditions. A London borough's selective or HMO licence conditions can require an appliance test report at a set interval, such as every 30 months. Read the conditions attached to your own licence, because they are what the council enforces.
HMOs, holiday lets and Scotland
HMOs
For most HMOs, licensing is what adds appliance duties, not the 2020 Regulations. Many London HMOs need a licence under a mandatory or additional licensing scheme, and any testing requirement sits in its conditions.
Holiday and short lets
The 2020 Regulations apply to a tenancy that is the tenant's only or main home, so a holiday let falls outside them. Taking paying guests brings fire safety law into play instead, and the government's guidance for small paying-guest accommodation says appliances should be checked regularly.
Scotland, for comparison
Scottish landlords must arrange regular inspection and testing of the electrical equipment they supply. That rule does not apply in England, and it is where much of the confusion online comes from.
Why a test is still worth having
Where testing is optional, a PAT test is still the simplest way to show you took reasonable care. It gives you a dated record of every appliance you supplied and the condition it was in.
- At a change of tenancy, before the new tenant moves in
- When you furnish a property or replace appliances
- When a tenant reports a fault or damage to an appliance
The test itself starts with a visual check of each appliance's plug, cable and casing, followed by electrical tests with a PAT tester. Each item is recorded as a pass or a fail, and anything that fails is taken out of use until it is repaired or replaced.
PAT testing costs from £1 per appliance, typically £1–£2 per appliance, including VAT, and it can be booked alongside an EICR. Our electrical safety testing service covers both, and we carry out landlord EICRs across East London. Call 07727 619854.
Frequently asked questions
No. A landlord's responsibility covers the appliances they supply. Items a tenant brings into the property are the tenant's own to look after.
Not normally. The Health and Safety Executive's guidance says new equipment should not need a formal test. That guidance is written for employers, but the same logic applies to a new appliance in a rented home. Keep the receipt and register it with the manufacturer.
A competent person with the right training and test equipment. For landlords, an electrician who also carries out EICRs can test the appliances on the same visit.
Yes. A 2025 change to the rules gave registered providers of social housing a duty to have the electrical equipment they supply checked. Private landlords were not given the same duty.