PAT testing is the inspection and testing of plug-in electrical equipment, such as kettles, heaters, lamps and computers, to confirm it is safe to use. No law sets a fixed frequency: it is risk-based under the Electricity at Work Regulations 1989 and, for landlords, the Electrical Equipment (Safety) Regulations 2016. BritCertify tests across London from £59 inc. VAT for up to 10 residential items.
Is PAT testing a legal requirement in London?
No law says appliances must be PAT tested at a fixed interval. There are, however, clear duties to keep equipment safe, and a dated record of inspection and testing is the most straightforward way to show you have met them.
- Landlords who supply electrical appliances with a let must ensure they are safe, under the Electrical Equipment (Safety) Regulations 2016.
- Employers and businesses must maintain electrical equipment to prevent danger under the Electricity at Work Regulations 1989.
- HMO landlords should check their borough’s licence conditions, which may ask for evidence that supplied appliances are safe.
The HSE’s guidance on portable appliance testing makes the same point: frequency should reflect the risk, not a blanket annual rule. Only the items you provide are your responsibility. Appliances a tenant brings with them belong to the tenant.
What does a PAT test involve?
A PAT test is a formal visual inspection followed, where appropriate, by electrical tests that depend on how the item is built. Many faults are found at the visual stage, before any instrument is connected.
Our engineer examines the plug, fuse rating, cable grip, flex and casing for damage, overheating and unsafe repairs, then tests the item according to its class:
| Item type | Typical examples | Tests carried out |
|---|---|---|
| Class I (earthed) | Kettles, toasters, microwaves, irons, metal-cased heaters | Visual inspection, earth continuity and insulation resistance |
| Class II (double insulated) | Hairdryers, table lamps, vacuum cleaners, most laptop chargers | Visual inspection and an insulation resistance or leakage test |
| Leads and extension leads | Extension reels, multi-way adaptors, IEC computer leads | Visual inspection, earth continuity, insulation resistance and polarity |
Each item gets a dated pass or fail label, and the results go onto a register showing the item, its location, its class and the outcome. Testing follows the IET Code of Practice for In-service Inspection and Testing of Electrical Equipment, 5th edition.
PAT testing does not cover hard-wired equipment such as built-in ovens on a cooker switch, electric showers or immersion heaters. Those belong to the fixed installation and are assessed on an EICR.
How often should appliances be tested?
As often as the risk requires. The IET Code of Practice bases intervals on the type of equipment, the environment and how much handling it gets, so a hairdryer in a busy salon needs attention far more often than a desk lamp in a quiet office.
| Setting | What raises the risk | Our usual advice |
|---|---|---|
| Furnished single let | Items used and moved by successive tenants | Test at the start of each tenancy and whenever you add appliances |
| HMO | Shared kitchens, heavy use, appliances moved between rooms | Test regularly and keep records ready for licence inspections |
| Office | Mostly low-risk IT equipment, cables trodden on under desks | Periodic testing backed by visual checks from staff |
| Shop, salon or restaurant | Heat, moisture, grease and constant handling | Shorter intervals and frequent visual checks by staff |
Between tests, ask tenants and staff to report damaged plugs and cables straight away. A quick look before use catches a surprising number of problems.
What do our engineers find on London PAT visits?
The failures we see usually come from how equipment is used rather than how old it is.
- HMOs and house shares: extension leads plugged into other extension leads, multi-way adaptors running heaters, and chargers with damaged cables in bedrooms.
- Furnished flats: kettles and toasters with flexes worn where they enter the appliance, and table lamps fitted with a 13 amp fuse where a lower rating is appropriate.
- Restaurants and takeaways: flexes hardened or cut behind fryers and fridges, and plugs coated in grease.
- Salons and barbers: hairdryers and straighteners with damaged cable at the point where it enters the handle.
- Offices: foreign plugs used with travel adaptors, and IEC leads crushed under desk legs and chair castors.
What happens if an item fails?
A failed item is labelled, recorded on the register and should be taken out of use until it is repaired or replaced. At the end of the visit we tell you which items failed and why.
Where the fault is minor, such as an incorrect fuse or a loose plug top, our engineer can often correct it with your agreement and retest on the spot. Damaged flexes on moulded plugs or sealed appliances usually mean replacement. For landlords, replacing a failed kettle or toaster before a tenant moves in costs far less than dealing with a complaint or an incident later.
What records should you keep after PAT testing?
Keep the full register, not just the labels. Labels show a tenant or member of staff that an item has been checked, but the register is the evidence: it lists every item, where it is, its class, the tests applied, the result and when it should next be looked at.
Landlords should store the register with the tenancy inventory, so it is clear which appliances were supplied and in what condition. HMO landlords should keep it alongside the gas, electrical and alarm certificates the council may ask to see. Businesses should keep it where an insurer or landlord can be shown it quickly, and add new equipment as it arrives rather than waiting for the next visit.
Who is responsible for equipment in shared business premises?
Whoever supplies and controls the equipment. In a serviced office, the provider usually looks after shared kitchen and meeting room items, while each tenant business is responsible for its own computers and chargers. In chair-rental salons and barbers, self-employed stylists often bring their own dryers and straighteners, so agree in writing who tests what. Contractors bringing tools onto your premises should be able to show their equipment is maintained too.
How should you prepare for PAT testing?
- Count the items roughly before booking so we can confirm the right tier. Every plug-in appliance and every lead counts.
- Gather portable items into one or two rooms where possible, which speeds up the visit.
- In HMOs, arrange access to every room containing landlord-supplied items, giving tenants proper notice.
- In offices, ask staff to save work and shut down computers, because each item must be unplugged to be tested.
Residential PAT testing starts at £59 inc. VAT for up to 10 items and commercial testing at £79 inc. VAT. Landlords can book it alongside an EICR, and businesses alongside a commercial EICR, so one visit covers both. You can request a quote with your item count.
PAT testing prices in London (inc. VAT)
| Option | Price (inc. VAT) | Notes |
|---|---|---|
| Residential, up to 10 items | £59 | Furnished lets and HMOs |
| Residential, up to 20 items | £79 | Furnished lets and HMOs |
| Residential, up to 40 items | £99 | Furnished lets and HMOs |
| Commercial, up to 10 items | £79 | Offices, shops, salons, restaurants |
| Commercial, up to 20 items | £99 | Offices, shops, salons, restaurants |
| Commercial, up to 30 items | £119 | Offices, shops, salons, restaurants |
| Extra items beyond each tier | £2 each | Residential and commercial |
All prices include VAT. Items beyond each tier are £2 each. Central London parking or Congestion Charge may be added; we always confirm before booking.
Book this serviceWhat's included
- Formal visual inspection of every item, plug and lead
- Earth continuity, insulation and polarity tests as appropriate
- Dated pass or fail label on each item
- Digital appliance register with results and locations
- Minor faults such as wrong fuses corrected with your agreement
- Clear list of failed items and recommended action
How it works
Count your items
Tell us roughly how many plug-in items there are and whether the property is residential or commercial, so we can confirm the tier.
Visual inspection
Each item, plug, fuse and flex is examined for damage, overheating, wrong fuse ratings and unsafe repairs before testing.
Testing and labelling
Items are tested according to their class, then labelled pass or fail with the test date.
Register issued
You receive a digital register listing every item, its location, result and any failures, ready for tenants, insurers or the council.
PAT Testing: frequently asked questions
Do landlords have to PAT test appliances?
No law requires PAT testing at a fixed interval, but landlords must make sure any appliances they supply are safe under the Electrical Equipment (Safety) Regulations 2016. Testing at the start of each tenancy, with a dated record, is the clearest way to show you have done that. HMO landlords should also check their borough's licence conditions.
How much does PAT testing cost in London?
Residential PAT testing costs £59 inc. VAT for up to 10 items, £79 for up to 20 and £99 for up to 40. Commercial testing costs £79 for up to 10 items, £99 for up to 20 and £119 for up to 30. Extra items are £2 each. Central London parking or Congestion Charge may be added; we always confirm before booking.
What counts as one item?
Anything with its own plug, plus every lead. A kettle is one item, a desktop computer and its monitor are two, and the IEC power leads that connect them are counted too. Extension leads and multi-way adaptors are tested and counted in their own right. If you are unsure, send us a rough list and we will confirm the tier.
Do new appliances need PAT testing?
Not straight away. A new appliance from a reputable supplier should be safe when supplied, so a visual check before use and adding it to your register is normally enough. It then joins the next round of routine testing. Chargers and adaptors bought cheaply online, or items with non-UK plugs, deserve a closer look before use.
Does PAT testing include built-in appliances?
No. Hard-wired equipment such as built-in ovens on a cooker switch, electric showers, extractor fans and immersion heaters is part of the fixed installation, and its condition is assessed during an EICR. Integrated appliances that plug into a socket, such as some dishwashers and fridges, can be PAT tested if the plug is accessible.
Are tenants' own appliances included?
No. Landlords are responsible for the appliances they provide, not the items tenants bring with them. Tenants can still ask us to test their own equipment if they want reassurance. In HMOs, it is worth reminding tenants in writing not to plug extension leads into each other or run heaters from adaptors, because both can overheat.
Sources and official guidance
Written and checked by the BritCertify technical team. Last reviewed 6 October 2026.