How much does PAT testing cost for a rental property?

PAT testing usually costs £1–£3 per appliance, with most testers charging a minimum of about £40–£80 per visit. For a typical furnished rental that adds up to roughly £50–£120. It is required in Scotland as part of the electrical safety inspection, and good practice rather than a general legal duty in England and Wales.

Typical PAT testing prices

These are typical ranges from UK price guides and quote platforms, not quotes. London and the South East are usually at the top of the range.

What affects the price

• Number of items. Kettles, toasters, microwaves, lamps, fridges, washing machines and extension leads all count. The per-item rate often falls as the number goes up.
• Minimum charge. A tester has to travel and set up, so a small job is priced at the minimum whatever the item count.
• Booking with an EICR. If the same electrician does both on one visit, the PAT part is usually cheaper than a separate call-out. In Scotland this is the normal way to do it.
• Faulty items. Replacing a plug or fuse may be done on the spot for a small fee. An item that fails badly should be taken out of use and replaced.
• Location. Labour rates are higher in London and the South East.

Is PAT testing a legal requirement for landlords?

In Scotland, the Repairing Standard statutory guidance on electrical safety says the PAT records (an equipment register and test results) should be attached to the EICR. It also says it is good practice to do an annual visual check of appliances and fittings if a tenancy lasts more than a year.

In England and Wales, if you supply electrical appliances you are still responsible for them being safe. A PAT record is a simple way to show you checked them. The government’s electrical safety guide for landlords in England covers the fixed installation, and HSE’s portable appliance testing FAQs say the law doesn’t require annual PAT testing; the right frequency depends on the type of equipment and how it is used.

Since the electrical safety rules in England were extended to social housing, social landlords who provide electrical equipment must have it tested too. Private landlords in England are not covered by that part.

Which appliances need testing

Test the portable appliances you supply, such as:

• white goods like fridges, freezers, washing machines and tumble dryers
• kettles, toasters, microwaves and vacuum cleaners
• lamps, TVs and other plug-in items
• extension leads supplied with the property

Tenants’ own appliances are their responsibility. Fixed items wired into the installation, such as an electric shower or a built-in oven on its own circuit, are checked as part of the EICR, not the PAT test.

Who can do PAT testing

Most landlords use an electrician or a specialist PAT tester, often the same firm that does the EICR. In Scotland, the guidance allows a “skilled person (electrically)” or a person, including the landlord, who has completed suitable training in in-service inspection and testing of electrical equipment.

Each item usually gets a pass or fail label, and you get a report listing every item tested. Keep the report with your other certificates.

Ways to keep the cost down

• Book it with the EICR so you only pay one call-out.
• Supply fewer small appliances. Each kettle, toaster and lamp adds to the bill and needs replacing when it fails.
• Do quick visual checks yourself between tests, looking for damaged cables, scorch marks and loose plugs.
• Count the items before you book. With a £40–£80 minimum charge, a let with five appliances often costs the same as one with fifteen, so ask whether the quote is per item or a flat minimum, and whether replacing a failed plug or fuse on the spot is included.
• Set a reminder for the next test. Use our free certificate reminders or check what applies to your property with the landlord certificate checker.