EICR vs PAT Testing: What's the Difference and Which Do You Need?
London landlords often confuse EICR and PAT testing. They cover completely different things and both may be required. This guide explains the difference clearly.
What an EICR Covers
An Electrical Installation Condition Report (EICR) inspects and tests the fixed electrical installation of a property — everything that is wired into the fabric of the building:
- Consumer unit (fuse board) — condition, type, RCD protection
- Wiring, cables and containment throughout the property
- Sockets, switches, light fittings and their connections
- Earthing and bonding arrangements
- Smoke alarm and emergency lighting circuits (if present)
An EICR does not cover anything that plugs into a socket.
What PAT Testing Covers
Portable Appliance Testing (PAT) covers portable electrical equipment — items that plug into sockets and can be moved:
- Kettles, toasters, microwaves
- Washing machines, dishwashers, fridges (despite not being "portable" in practice)
- Televisions, lamps, extension leads
- Any other plug-in appliance
PAT testing involves a visual inspection and a simple electrical test of the appliance and its plug and flex.
Which Is Legally Required for Landlords
EICR is a legal requirement for private landlords in England under the Electrical Safety Standards Regulations 2020. PAT testing is not currently a legal requirement for residential landlords — but it is a sensible step if the landlord provides electrical appliances as part of the tenancy, and it may be required by some HMO licence conditions.
Who Can Carry Out Each
An EICR must be carried out by a qualified electrician registered with a competent-person scheme (NICEIC, NAPIT etc.). PAT testing can be carried out by anyone who has received suitable training — it does not require full electrical qualifications. Many electricians offer both services together.
Costs
- EICR: £120–£250 for a standard London flat, £180–£350 for a house depending on size and number of circuits
- PAT testing: £60–£120 for a typical furnished flat including all appliances
Frequently asked questions
If I have an EICR do I still need PAT testing?
The EICR covers the fixed installation and will not test plug-in appliances. If you provide appliances (washing machine, fridge, etc.) as part of the tenancy, PAT testing those appliances is good practice even if not legally mandatory for most residential landlords.
How often does PAT testing need to be done?
There is no fixed statutory interval. The HSE guidance suggests that low-risk equipment in low-risk environments (like a domestic kettle) may only need visual inspection annually. For HMOs where licence conditions specify PAT testing, follow the licence frequency.
Can I do PAT testing myself?
A visual inspection can be done by anyone. The electrical test requires a PAT tester device. Provided you receive appropriate training, a landlord can carry out PAT testing but in practice most use a specialist for documentation purposes.
Does PAT testing include the consumer unit?
No — the consumer unit is part of the fixed installation and is covered by the EICR. PAT testing is limited to portable appliances that plug into sockets.