PAT Testing for Landlords — What Is Required and How Often
PAT testing is a requirement for many London landlords under HMO licensing, but the rules are widely misunderstood. This guide explains exactly when PAT testing is legally required and how to comply.
Is PAT Testing Legally Required for Landlords?
Portable Appliance Testing (PAT testing) is not a universal legal requirement for private landlords in England — but it is required in many situations, and the rules are frequently misunderstood. Here is the clear picture.
When PAT Testing Is Legally Required
HMO Licensing Conditions
The most common reason London landlords need PAT testing is HMO licensing. Most London borough HMO licence conditions specifically require annual PAT testing of all landlord-supplied portable electrical appliances. "Landlord-supplied" means any electrical appliance the landlord provides as part of the let — not appliances the tenants own.
Common landlord-supplied appliances in HMOs that require PAT testing include: kettle, microwave, toaster, washing machine, tumble dryer, dishwasher, fridge, freezer, TV, electric shower (if portable/plug-in type), electric fan or heater.
Selective Licensing Conditions
Some London boroughs with selective licensing schemes (Hackney, Waltham Forest, Newham, Barking and Dagenham) include PAT testing as a licence condition for all licensed properties — not just HMOs.
Health and Safety at Work Act (Commercial Properties)
For landlords of commercial premises, PAT testing is required under the Health and Safety at Work Act 1974 and the Electricity at Work Regulations 1989. This applies to serviced offices, commercial units and any premises where employees work.
When PAT Testing Is NOT Legally Required (But Recommended)
For standard private residential tenancies (AST) that are not HMOs and not in a selective licensing area, there is no specific legal requirement to PAT test landlord-supplied appliances. However:
- The Landlord and Tenant Act 1985 (Section 11) requires landlords to keep supplied installations and appliances in "proper working order"
- PAT testing is the accepted way to demonstrate electrical appliance safety
- A landlord who provides appliances that cause injury may face civil liability — and unable to demonstrate testing will struggle to defend a claim
Best practice is annual PAT testing for all landlord-supplied appliances regardless of legal requirement.
PAT Testing Costs in London 2025
- Per item rate: £1.50–4 per appliance (minimum call-out charges apply)
- Portfolio pricing (10+ properties): £60-120 per property visit, including testing of all appliances
- Large HMO (10+ appliances per property): £80-150 per visit
Some electricians combine PAT testing with EICR inspections for reduced overall cost — worth arranging simultaneously when both are due.
Frequently asked questions
How often does PAT testing need to be done for landlords?
For HMO properties, most licence conditions require annual PAT testing. For non-HMO properties, there is no fixed legal frequency — but annual testing is best practice. Second-hand appliances should be tested before being placed in a property.
What happens if a landlord does not PAT test an HMO?
Failure to PAT test appliances as required by the HMO licence conditions is a breach of the licence. This can lead to licence revocation, prosecution for operating an unlicensed HMO, and civil penalties. More seriously, if an untested appliance causes injury, the landlord faces civil liability.
Do I need to PAT test appliances in a non-HMO rental property?
Not legally required for most standard tenancies, unless the property is in a selective licensing area with PAT testing conditions. However, testing is recommended as evidence of reasonable care if an appliance ever causes injury — and is required for new or second-hand appliances before placing them in a let property.
Can a landlord PAT test appliances themselves?
Legally, yes — there is no requirement for PAT testing to be done by a qualified electrician. However, for compliance with HMO licence conditions and for evidential purposes, testing should be done by a competent person using calibrated PAT testing equipment and producing a written test record.