If you let a property — whether residential or commercial — and supply electrical appliances as part of the tenancy, you have a legal obligation to ensure those appliances are safe. This applies whether you're a private landlord with a single buy-to-let, a professional landlord with a large portfolio, or a property management company acting on behalf of landlords.
What Does the Law Say?
Several pieces of legislation impose obligations on landlords regarding the safety of electrical appliances. The Landlord and Tenant Act 1985 requires landlords to keep electrical installations and appliances in repair and proper working order. The Housing Act 2004 introduced the Housing Health and Safety Rating System (HHSRS), under which unsafe electrical equipment constitutes a hazard. The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 require landlords to have fixed electrical installations inspected every 5 years.
Which Appliances Need PAT Testing?
PAT testing applies to any portable electrical appliance that you supply as part of the tenancy agreement. This typically includes washing machines, dishwashers, refrigerators, freezers, tumble dryers, cookers, microwave ovens, electric heaters, fans, lamps, televisions, and any other appliances you provide. It does not apply to appliances brought in by the tenant.
How Often Should Landlords PAT Test?
Annual PAT testing is widely recommended for residential rental properties. For HMOs (Houses in Multiple Occupation) and high-turnover properties such as student accommodation or holiday lets, testing every 6 months is advisable due to the higher wear and tear on appliances. Appliances should also be tested at the start of each new tenancy if they haven't been recently tested.
HMO Licensing and PAT Testing
HMO licensing conditions typically include requirements for the maintenance and safety of electrical appliances. Local councils may specifically require PAT testing certificates as part of HMO licence applications and renewals. Failure to comply can result in licence refusal or revocation — and potentially significant fines. Always check the specific licensing conditions imposed by your local authority.
What Happens If an Appliance Fails?
Failed appliances must be removed from service immediately. As a landlord, you should arrange repair or replacement before the tenant uses the appliance again. Keep records of all test results, including failures — these demonstrate that you've taken your responsibilities seriously even when equipment fails. Never continue to supply an appliance that has failed a PAT test.
Documentation and Certificates
PAT testing certificates provide documented evidence that you've fulfilled your duty of care. You should keep copies of all certificates, provide them to tenants on request, and make them available to local authorities or other inspecting bodies. MES PAT Testing Ltd provides detailed digital certificates and stores test records in our secure portal for easy retrieval.
