On this page
- The short answer for England
- The 2020 rules cover the wiring, not the kettle
- Appliances you supply still have to be safe
- When a licence makes testing compulsory
- HMOs, holiday lets and Scotland
- How often landlords should PAT test
- What a PAT testing certificate shows, and how long to keep it
- What a landlord PAT test involves and costs
The short version
- Private landlords in England have no blanket legal duty to PAT test the appliances they supply.
- Appliances you supply must still be safe, and a dated PAT record is the simplest proof.
- An HMO or selective licence can make appliance testing compulsory, so read your own conditions.
- No law sets a frequency; HSE suggests testing earthed appliances every one to two years to start.
- PAT testing costs from £1 per appliance, including VAT, and can share a visit with an EICR.
No. No law in England makes PAT testing a legal requirement for private landlords. You must still make sure the appliances you supply are safe, and PAT testing for landlords is the simplest proof that they are. An HMO or selective licence can also make a test compulsory, so in London, read your own licence conditions first.
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
Product safety law points the same way. The Electrical Equipment (Safety) Regulations 2016 put duties on anyone who supplies electrical equipment in the course of a business, and HSE guidance notes these rules can apply to landlords. None of it names PAT testing.
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.
How often landlords should PAT test
No law in England sets a PAT testing frequency for private landlords. Any interval you see quoted is a licence condition, a piece of guidance or a firm's own habit, and it matters which one it is.
| Source | What it says about frequency | Law or guidance? |
|---|---|---|
| Law for private lets in England | Sets no interval | No legal frequency exists |
| Your HMO or selective licence | Whatever its conditions say, such as a report every 30 months | Binding on that property |
| HSE workplace guidance | Earthed (Class I) items such as kettles: a test every 1–2 years to start with. Double-insulated (Class II) items: visual checks, no test | Suggested starting interval, not law |
| IET Code of Practice, 5th edition | No fixed table since 2020: frequency comes from a risk assessment | Industry guidance |
HSE wrote its intervals for low-risk workplaces such as offices, shops and parts of hotels, not rented homes. They are still a fair benchmark for a furnished let, as long as nobody presents them as the law.
A sensible routine for a rented home
- Before each new tenancy starts, with the tenant's inventory
- When you furnish a property or replace an appliance
- When a tenant reports a fault or damage to an appliance
- Every one to two years for earthed appliances in a long tenancy
Double-insulated appliances carry a square-within-a-square symbol. HSE says they do not need a PAT test, only a visual check. Anything without that symbol should be treated as earthed and tested.
What a PAT testing certificate shows, and how long to keep it
There is no official PAT testing certificate. What you get is a test record listing every appliance checked. HSE confirms there is no legal requirement to keep one, yet it is the document a council, letting agent or insurer asks to see.
What a landlord's PAT record should list
- Each appliance, the room it is in and an ID number matching its label
- Whether it is Class I (earthed) or Class II (double-insulated)
- The visual inspection and electrical test results, with a pass or fail for each item
- What happened to anything that failed: removed, repaired or replaced
- The date of the test and the name of the person who carried it out
Retest dates and labels
HSE guidance says the person carrying out the test should not decide when the next one is due. That is the duty holder's call, made on risk. A retest date printed on a label is a suggestion, unless your licence sets the interval.
A pass also only shows the appliance was safe on the day. Keep looking items over between tests, especially after a tenancy ends.
How long to keep PAT records
No law sets a retention period. Keep the latest record in the property file and give the tenant a copy at move-in. Keep older records for as long as you own the property: they show a history of reasonable care if an appliance is ever blamed for a fire or injury.
For a licensed HMO or selectively licensed let, keep them to hand for the life of the licence. The council can ask for a declaration that the appliances are safe at any point.
What a landlord PAT test involves and costs
The test 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. HSE says it does not have to be an electrician, but the tester must know how to use the equipment and read the results. 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.