PAT testing for rental properties: what it is, whether it's required, and what happens if you skip it

PAT testing — Portable Appliance Testing — is one of those compliance areas where "technically not mandatory" has led a lot of landlords to skip it entirely. That's a mistake. Here's the actual picture.

What is PAT testing?

PAT testing is the routine inspection and electrical testing of portable appliances — anything with a plug that can be moved. In a rental property, that typically includes:

• Kettles, toasters, microwaves, fridges
• Televisions and lamps
• Hairdryers, irons
• Vacuum cleaners
• Any appliance provided as part of the furnishings

The testing involves a visual inspection plus an electrical test using a PAT tester (a specialist piece of equipment). Items that pass receive a dated label. Items that fail must be repaired or replaced.

Is PAT testing a legal requirement?

England and Wales: No specific law mandates PAT testing by name. However, the Electricity at Work Regulations 1989 requires that all electrical equipment be "maintained in a safe condition." Without PAT testing records, you cannot easily demonstrate compliance with this duty.

Scotland: Effectively mandatory. The Housing (Scotland) Act 2006 requires landlords to ensure all electrical appliances they provide are in a reasonable state of repair and in proper working order. In practice, PAT testing is the accepted method of demonstrating this compliance.

For insurance purposes: Most landlord insurance policies require that supplied electrical appliances are regularly tested. An appliance that hasn't been PAT tested and causes a fire may result in a voided claim — regardless of which jurisdiction you're in.

How often should PAT testing be done?

There's no universally mandated interval. The Health and Safety Executive (HSE) guidance suggests:

• Annual for high-risk or high-use environments (think commercial kitchens)
• Every 2 years for most rental property appliances
• At change of tenancy — best practice to test all appliances before a new occupancy

For short-let specifically, where appliances are used intensively by multiple guests, annual testing is the appropriate standard.

How much does it cost?

Typically £1–£3 per item, with minimum call-out charges around £50–£80. For a fully furnished 2-bed flat with 20 appliances: £70–£130 all in.

Compared to the cost of a single insurance claim being denied, or a fire caused by a faulty kettle, this is trivially cheap.

Who can do PAT testing?

It doesn't need to be done by an electrician — "competent persons" can carry it out. In practice, PAT testing companies and many electricians offer the service. Check that whoever you use provides written records and dated labels on each item.

Sorted BNB tracks it

Your PAT testing record — date carried out, who did it, which properties — lives in your compliance dashboard. Set the annual review date per property and the system reminds you before it's due.