EICR vs PAT Testing: What's the Difference and Do You Need Both?

When it comes to electrical safety in rental properties, two terms come up regularly: EICR and PAT testing. Many landlords are unsure whether they need one or both, and what the difference actually is. The short answer is: they cover different things entirely, and most furnished let landlords should have both.

What EICR Covers — Fixed Wiring

An Electrical Installation Condition Report (EICR) is an inspection and test of the fixed electrical installation in a property. "Fixed" means everything that is permanently wired into the building — the circuits, cables, consumer unit (fuse box), sockets, switches, and light fittings.

The EICR checks whether the fixed installation is in satisfactory condition and meets the requirements of BS 7671 (the IET Wiring Regulations, 18th Edition). During the inspection, a qualified electrician:

• Visually inspects all accessible wiring, consumer units, and electrical accessories
• Tests each circuit individually for continuity, insulation resistance, polarity, and earth fault loop impedance
• Tests RCD operation and tripping times
• Checks whether the protective devices (fuses and circuit breakers) are correctly rated for the circuits they protect

The EICR does not cover anything that plugs into a socket. A laptop charger, a fridge, a standard lamp — these are outside the scope of the EICR, regardless of how old they are.

Legal requirement for landlords: Yes. The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 require an EICR every five years for every privately rented property in England. It must be provided to tenants before they move in.

What PAT Testing Covers — Portable Appliances

Portable Appliance Testing (PAT) covers individual portable electrical appliances — items that have a plug and connect to the fixed installation via a socket. Examples include:

• White goods: washing machines, dishwashers, fridges, freezers, tumble dryers
• Kitchen appliances: kettles, toasters, microwaves, coffee machines
• Heating: electric heaters, fans
• Entertainment: televisions, audio equipment
• Lighting: floor lamps, desk lamps, table lamps
• Computing: desktop computers, monitors, printers

During PAT testing, the engineer uses a portable appliance tester to carry out a series of electrical tests on each appliance — typically including an earth continuity test, an insulation resistance test, and a load test. Items that pass are labelled with a "PAT tested" sticker showing the date and next recommended test date.

PAT testing does not inspect the fixed wiring. It would not detect a problem with a socket, a circuit, or the consumer unit — those are covered by the EICR.

Side-by-Side Comparison

| | EICR | PAT Testing | |---|---|---| | What is tested | Fixed wiring, consumer unit, sockets, switches, light fittings | Portable electrical appliances that plug into sockets | | Legal requirement for landlords | Yes — every 5 years | No — but duty to provide safe equipment | | Typical duration (3-bed property) | 2–4 hours | 1–2 hours (depending on number of appliances) | | Result document | EICR certificate with condition codes | PAT test certificate with list of appliances | | Who carries it out | NICEIC/NAPIT registered electrician | Electrical engineer or PAT tester | | Validity period | Up to 5 years | No set period — typically annual for HMOs | | Applies to unfurnished lets | Yes | Not normally (no appliances to test) | | Applies to furnished lets | Yes | Yes — strongly recommended |

Do Landlords Legally Need Both?

EICR: Always — for every privately rented property in England, regardless of whether it is furnished or unfurnished.

PAT testing: Depends on the property type and what you provide:

• Unfurnished let with no appliances provided: PAT testing is not required (there are no landlord-provided appliances to test)
• Furnished let with white goods and kitchen appliances: PAT testing is strongly recommended and is the practical way to discharge your duty to provide safe electrical equipment
• HMO: PAT testing is typically required by the HMO licensing authority and is expected as part of responsible HMO management

The absence of a specific legal requirement for PAT testing in unfurnished lets does not mean you can ignore appliance safety. If you provide a washing machine and it causes a fire due to a fault, you will face liability. PAT testing is the documented evidence that you checked the appliance was safe.

Which Properties Need PAT Testing Most

Furnished lets: Any property where you provide appliances — white goods, cooking appliances, lamps, televisions, and any other electrical items that tenants will use. The older the appliances, the more important PAT testing becomes.

HMOs: Houses in multiple occupation typically have communal kitchen areas with multiple shared appliances used by unrelated occupants. The wear and damage rate is higher than in single-family occupancy, and HMO licensing typically requires PAT testing of communal appliances. All appliances in individual rooms provided by the landlord should also be PAT tested.

Student lets and short-term lets: Higher turnover and less careful handling of appliances makes PAT testing more important on a regular basis.

Properties with older appliances: Any appliance more than 5–10 years old presents a higher risk and should be PAT tested and considered for replacement if it fails or is borderline.

Can the Same Engineer Do Both?

Yes — and this is the most practical approach. At My Landlord Certificate, both EICR and PAT testing can be booked together for a single visit. The engineer carries out the EICR inspection first, then tests the portable appliances with a PAT tester. Both certificates are produced and emailed within 24 hours.

Combining both into one visit minimises disruption to tenants and is logistically simpler than two separate bookings. For properties where both are due at the same time — for example, a new tenancy or a 5-year renewal cycle — combining is the obvious choice.

How Much Do Both Cost Together?

| Service | Price (1–3 bedroom property) | |---|---| | EICR | £94.99 | | PAT Testing (up to 10 appliances) | £59.99 | | Combined | £154.98 |

For a studio property:

| Service | Price | |---|---| | EICR (studio) | £67.99 | | PAT Testing (up to 10 appliances) | £59.99 | | Combined | £127.98 |

Additional charges: Congestion Zone supplement (£20) for central London properties, parking (£10) if no free parking.

All prices include VAT. The EICR and PAT testing certificate are both emailed within 24 hours of the inspection.

What Happens If a Portable Appliance Fails PAT

When an appliance fails PAT testing, the engineer:

1. Labels it as FAILED — DO NOT USE
2. Records the specific failure (earth fault, insulation failure, visible damage, etc.) in the test certificate
3. Advises whether the item should be repaired or replaced

As the landlord, you must:

• Remove the failed appliance from use immediately
• Either repair it (carried out by a competent person, then re-tested) or replace it
• Not return it to use until it has passed re-testing

A failed appliance that remains in use after PAT testing is documented evidence that you knew about the fault and failed to act. This significantly worsens your position in any subsequent liability claim.

For white goods — washing machines, dishwashers, fridges — the cost of repair versus replacement is worth evaluating. For older appliances that fail electrical tests, replacement is often the more cost-effective and safer choice.

Booking EICR and PAT Testing in London

Both EICR and PAT testing can be booked online with next-day appointments across all 33 London boroughs. Our NICEIC approved engineers cover both services in a single visit, and both certificates are emailed within 24 hours. Book via our online booking system in under 3 minutes.