Electrical safety for landlords: PAT vs EICR testing

Did you know that the UK sees over 27,000 house fires each year, with many linked to faulty electrical appliances? Landlords can protect against such disasters by ensuring proper PAT testing (Portable Appliance Testing) and conducting regular electrical safety inspections. Many property owners struggle to understand the distinction between PAT testing and EICR (Electrical Installation Condition Report). EICR stands for Electrical Installation Condition Report, which is a crucial document for assessing the safety of fixed electrical systems in a property.

Your property type determines how often electrical inspections should happen - typically every three to five years. The law requires landlords to give their tenants a copy of the electrical inspection certificate, also known as the EICR certificate. These electrical safety inspections help you comply with the Electricity at Work Act (1989) and British Standard 7671 requirements. Your insurance company might reject claims for fire or damage from untested appliances. Both testing procedures are a great way to get protection and ensure your premises stay safe with full insurance coverage if problems arise.

This piece will help you learn about the differences between PAT and EICR testing. You'll get detailed information about landlords' legal requirements and practical tips to keep your rental properties' electrical systems safe.

What is EICR and why  landlords need it?

The Electrical Installation Condition Report (EICR) is a formal document that checks the safety of fixed electrical systems in a property. This electrical safety report has become the life-blood of landlord responsibilities across the UK since its introduction as part of detailed electrical safety measures.

EICR testing

Qualified electricians perform EICR testing (formerly known as Fixed Wire Testing) to review whether a property's electrical installations meet current safety standards. They check existing electrical systems against the British Standard 7671 standards in England and Wales. The EICR report tells you whether the electrical installation is safe for continued use or if remedial work is required to ensure safety.

What does an EICR cover?

The EICR gives a full picture of the 'fixed' electrical components in a property, including:

• Wiring systems throughout the property

• Consumer units (fuse boxes)

• Protective bonding

• Sockets and switches

• Light fittings and fixtures

• All fixed electrical installations connected to the property's electrical supply

Electricians classify any problems using specific codes after the inspection:

• C1 (Danger present): Risk of injury that needs immediate action

• C2 (Potentially dangerous): Urgent remedial action required

• FI (Further investigation required): More investigation needed right away

• C3 (Improvement recommended): Not dangerous but safety could be better

Properties need remedial work if their report shows C1, C2 or FI codes.

Legal requirements for EICR in rental properties

Private rental properties in England must have a valid electrical compliance certificate since April 2021. The Electrical Safety Standards in the Private Rented Sector Regulations require landlords to:

• Get an EICR from a qualified person

• Give existing tenants a copy within 28 days of inspection

• Give new tenants a copy before they move in

• Share the report with potential tenants within 28 days if asked

• Send the report to the local housing authority within 7 days when requested

Landlords must complete repairs within 28 days (or sooner if the report says so) and confirm completion in writing to tenants and local housing authorities.

How often do landlords need EICR?

Electrical installations need inspection every five years at most. This five-year rule applies to all private rental properties, including Houses in Multiple Occupation (HMOs).

New properties or those with complete rewiring can use an Electrical Installation Certificate (EIC) instead. This certificate means no more inspections are needed for five years, as long as landlords meet all other rules under the electrical testing regulations.

Regular electrical safety inspections help landlords follow the law and keeps tenants safe. It also protects landlords from potential risks associated with defective electrical work.

Understanding PAT testing for landlords

Safety becomes a critical priority at the time landlords provide electrical appliances in their rental properties. Fixed installations fall under EICR coverage, but portable appliances need their own safety verification to protect tenants.

What is PAT testing?

PAT testing (Portable Appliance Testing) checks electrical appliances to ensure safe usage. The process gives a full picture through visual checks for physical damage and electrical tests that assess insulation resistance, earth continuity, and wiring integrity. The name might suggest only small items, but PAT testing covers any electrical equipment supplied that connects to a wall socket with a plug.

A qualified electrician usually performs these tests, which are officially known as "in-service inspection and electrical equipment testing". Landlords can do simple visual inspections themselves in certain cases.

Which appliances need PAT testing?

Any electrical appliance with a plug needs PAT testing, whatever its size. The list has:

• Small kitchen appliances (kettles, toasters, microwaves, coffee machines)

• White goods (fridges, freezers, washing machines, dishwashers)

• Entertainment devices (televisions, stereos)

• Household items (vacuum cleaners, lamps)

• Extension leads and adaptors

Larger appliances that we call "fixed" in everyday language—like refrigerators and washing machines—need PAT testing too because they use plugs to connect.

Is PAT testing a legal requirement for landlords?

In stark comparison to this common belief, PAT testing isn't strictly required by law for landlords in England and Wales. Notwithstanding that, landlords must ensure all electrical equipment supplied stays safe throughout the tenancy.

These laws highlight the responsibility:

• The Landlord and Tenant Act 1985

• The Health and Safety at Work Act 1974

• The Electrical Equipment (Safety) Regulations 1994

Scottish landlords must note that PAT testing became a legal requirement under The Housing (Scotland) Act 2014.

PAT testing requirements for landlords UK

PAT testing offers the most practical evidence of electrical safety compliance, even though it's not always mandatory. Some situations might make PAT testing essential:

• Local council requirements in specific regions

• Property licence conditions (selective, mandatory, or additional)

• Houses in Multiple Occupation (HMOs) typically need PAT testing

The government recommends regular PAT testing as good practise. This approach proves safety compliance and helps protect against liability if electrical accidents happen.

Practical tips for landlords to stay safe and covered

Landlords need well-laid-out systems and proper planning to meet electrical safety obligations. Property managers with multiple properties will save time and avoid problems by taking a systematic approach to testing schedules and documentation.

Keeping up with testing schedules

Smart scheduling of inspections before deadlines helps avoid last-minute rush and compliance penalties. Property owners should:

• Create calendar reminders at least 2 months before electrical inspection certificates expire (typically every 5 years)

• Think about scheduling PAT testing annually, especially when you have high-use appliances

• Schedule inspections between tenancies to minimise disruption

• Set up digital calendar systems that notify you automatically of upcoming testing dates

Regular maintenance routines help spot potential issues before they get pricey or dangerous.

How to label and log test results?

Good documentation protects you legally and helps manage properties better. Electrical Safety First suggests keeping complete records of all test results and labelling tested appliances. Effective record-keeping needs:

Test dates, findings, and fixes should be recorded properly. You can use traditional paper logbooks or modern electronic systems. Digital documentation through dedicated apps or spreadsheets makes storage and sharing easier.

Labels must show inspection dates and next due dates clearly. This helps you spot items needing attention quickly. Larger portfolios benefit from barcode scanning systems that let you pull up appliance histories fast.

Insurance implications of non-compliance

Insurance companies now inspect electrical safety compliance more closely. Without valid electrical compliance certificates or PAT testing evidence, insurers might:

• Reject claims related to electrical incidents

• Raise premiums due to higher perceived risk

• Add special terms or higher excesses

• Refuse renewal until you provide documentation

These potential risks make compliance a vital part of managing financial risk, not just safety.

Best practises for HMOs and furnished lets

Houses in Multiple Occupation must follow stricter rules and face more oversight. HMO landlords should follow these practises:

Keep detailed testing logs and document weekly smoke alarm checks to prove compliance. Put carbon monoxide detectors in rooms with gas appliances. Teaching tenants about electrical safety is significant—particularly about socket overloading and proper appliance use.

Furnished properties need regular checks of all electrical items between formal tests. Kitchen areas deserve extra attention since electrical risks are higher there.

EICR vs PAT testing explained

Landlords often find it hard to distinguish between EICR and PAT testing. These electrical safety procedures work together to protect tenants and properties, and understanding their unique purposes helps maintain compliant rental properties.

What each test covers?

EICR and PAT testing look at different parts of a property's electrical systems.

EICR gets into the property's fixed electrical installations. It reviews the condition of wiring, consumer units, sockets, switches and light fittings. This detailed electrical safety report checks if all electrical infrastructure meets current safety standards. PAT testing, on the other hand, only deals with portable electrical appliances that you can move and plug in, such as kettles, computers, refrigerators, and extension leads.

Think of it this way: EICR takes care of everything up to the socket, while PAT testing handles everything after it. This clear difference shows how they work together to provide complete electrical safety coverage.

Fixed installations vs portable appliances

The biggest difference comes down to what each test checks. Fixed electrical installations stay permanently connected to the property's electrical supply. These include consumer units, wiring systems, and outlets built into the building's structure.

Portable appliances are any electrical equipment with a plug that goes into a wall socket. You'll find obvious items like laptops and kettles in this category. The list also has larger appliances that might seem "fixed" - refrigerators, washing machines, and dishwashers all need PAT testing.

Testing frequency creates another key difference. Rental properties need electrical inspections every five years, but PAT testing might happen yearly, especially in high-risk settings.

Do landlords need both PAT and EICR testing?

The law only requires EICR under the Electrical Safety Standards in the Private Rented Sector Regulations. These regulations clearly state that EICR covers "only the fixed electrical installations".

The government strongly suggests landlords should do regular PAT testing as best practise. Even though PAT testing isn't strictly required, landlords must keep any electrical equipment supplied in safe condition under various regulations.

Getting both tests done creates the best safety setup. EICR makes sure the property's electrical infrastructure stays safe, while PAT testing confirms that individual appliances won't put tenants at risk.

How to stay compliant with electrical safety laws

Legal compliance is the foundation of a landlord's responsibilities for electrical safety. The digital world of regulations can be complex, but following them will protect tenants and help avoid large penalties.

Electrical testing laws for landlords UK

UK landlords must get their electrical installations inspected every five years. These rules became mandatory in England for new tenancies from June 2020 and all existing tenancies from April 2021. Wales (since December 2022), Scotland, and Northern Ireland (from December 2024) have rules like this too. A landlord's failure to comply can result in fines up to £30,000 from the local housing authority.

Landlords electrical certificate and documentation

Qualified electricians must provide landlords with an Electrical Installation Condition Report (EICR). The landlord must give this electrical inspection certificate to:

• Existing tenants within 28 days of inspection

• New tenants before occupation

• Prospective tenants within 28 days of request

• Local housing authorities within 7 days if requested

Properties that are newly built or completely rewired can use an Electrical Installation Certificate (EIC) for five years instead.

Who can carry out EICR and PAT testing?

A "qualified and competent person" must perform EICR testing. The law doesn't mandate specific qualifications, but industry standards suggest using registered electricians with proper certification from competent person schemes. The core team can handle visual inspections for PAT testing in low-risk settings. More expertise is needed for combined inspection and testing.

Keeping records and test labels

Complete records are a great way to get protection, even though the law doesn't require them. Good records should show test dates, findings, actions taken, and future inspection dates. Digital systems help manage multiple properties easily. These records become your main defence with insurers, authorities, and legal teams if something goes wrong.

Costs, frequency and best practises

Property owners face significant challenges to maintain electrical safety standards while managing costs. Here's a detailed breakdown of expected costs and effective planning strategies.

Landlord electrical safety check cost UK

The cost of electrical safety inspections depends on your property's size. A 1-bedroom flat typically costs £125, while a 2-bedroom flat runs around £150. House inspections start at £175 for a 2-bedroom property and increase to £200 for three bedrooms. Larger properties usually range between £250-£300. These prices cover comprehensive testing of electrical points, sockets, fixings and consumer units.

How often should PAT testing be done?

The law doesn't specify exact timeframes, but experts recommend yearly PAT testing, especially when you have Houses in Multiple Occupation (HMOs). Small appliances like kettles need testing every two years, which should be enough. Larger appliances such as washing machines can go four years between tests.

Tips to reduce testing costs

Smart planning helps avoid premium rates that come with last-minute bookings. Getting quotes from several certified electricians helps you find competitive prices. Landlords with multiple properties can save money through bulk testing discounts. A contingency fund of about 15% of the EICR cost helps cover unexpected repair work or electrical installation upgrades.

When to test before new tenancy

New tenancies must have valid electrical compliance certificates before occupation starting November 2025. Testing between tenancies proves most efficient and minimises disruption. This schedule allows completion of repairs before new residents move in.

Conclusion

Landlords in the UK have a significant responsibility to ensure electrical safety. This piece breaks down the key differences between EICR testing of fixed electrical installations and PAT testing of portable appliances. Learning about these differences helps landlords provide detailed safety coverage in their rental properties.

The law requires landlords to get electrical safety inspections every five years. PAT testing isn't required by law in England and Wales, but it gives you vital protection against risks from appliances you provide to tenants. Scottish law is different - landlords must get PAT testing done as part of their legal obligations.

Good record-keeping matters for both types of tests. You need to keep detailed inspection records, stick to regular testing schedules, and fix any problems quickly to protect your tenants and property. Your insurance coverage depends on thorough testing too. Many providers won't accept claims that involve untested electrical systems or appliances.

Not following these rules can hit your wallet hard. Local housing authorities can fine you up to £30,000 if you don't meet electrical safety standards. Smart landlords see these safety measures as investments rather than costs.

Safety takes priority in rental property management. The right electrical safety checks help you meet legal requirements and shows your steadfast dedication to tenant safety. A safe rental property works better for everyone - tenants face fewer risks while landlords protect themselves from liability and money problems.

Key Takeaways

Understanding the distinction between EICR and PAT testing is essential for landlords to maintain electrical safety compliance and protect both tenants and investments.

• EICR testing is legally mandatory every 5 years for all rental properties, examining fixed electrical installations like wiring and sockets

• PAT testing focuses on portable appliances with plugs and isn't legally required in England/Wales but strongly recommended for safety

• Non-compliance can result in fines up to £30,000 from local housing authorities and potential insurance claim rejections

• Proper documentation and regular testing schedules protect against liability whilst demonstrating commitment to tenant safety

• EICR costs range from £125-£300 depending on property size, making early planning essential for budget management

Both testing types work together to provide comprehensive electrical safety coverage - EICR ensures your property's electrical infrastructure is sound, whilst PAT testing confirms individual appliances won't pose risks to tenants.

FAQs

Q1. Is PAT testing legally required for landlords in the UK? While not universally mandatory, PAT testing is strongly recommended as good practise. It's a legal requirement in Scotland, and many local councils or property licences may require it. Landlords are responsible for ensuring all electrical equipment supplied is safe throughout the tenancy.

Q2. What's the main difference between EICR and PAT testing? EICR examines fixed electrical installations like wiring and sockets, while PAT testing focuses on portable appliances with plugs. EICR covers everything up to the socket, while PAT testing covers everything after the socket.

Q3. How often should landlords conduct EICR testing? Landlords must have EICR testing conducted at least every five years for their rental properties. For newly built or completely rewired properties, an Electrical Installation Certificate (EIC) is sufficient for the first five years.

Q4. What are the potential consequences of non-compliance with electrical safety regulations? Non-compliance can result in fines of up to £30,000 from local housing authorities. Additionally, insurance providers may deny claims related to electrical incidents, increase premiums, or decline renewal if proper documentation isn't provided.

Q5. How much does an EICR test typically cost for landlords? EICR testing costs vary based on property size. On average, prices range from about £125 for a 1-bedroom flat to £250-£300 for larger properties. It's advisable to obtain multiple quotes and plan ahead to secure competitive pricing.