The Difference Between EICR and PAT Testing: What Landlords and Business Owners Need to Know

An Electrical Installation Condition Report (EICR) is a formal inspection and test of the fixed electrical installation within a building. The fixed electrical installation is everything that is permanently wired into the structure of the building, the consumer unit (fuse board), the wiring in the walls, ceilings, and floors, the sockets, light switches, light fittings, and any permanently connected equipment such as electric showers, extractor fans, and oven connections.

An EICR is carried out by a qualified electrician — typically a registered member of a competent person scheme such as NICEIC, NAPIT, or ELECSA- and involves a comprehensive programme of visual inspections and electrical tests designed to identify deterioration, damage, defects, and non-compliance with current wiring standards.

The report assigns each observation a classification code:

• C1 — Danger present. Requires immediate action.
• C2 — Potentially dangerous. Requires urgent action.
• C3 — Improvement recommended. Non-urgent advisory.
• FI — Further investigation required before a result can be given.

The overall outcome is either Satisfactory (the installation meets required standards) or Unsatisfactory (one or more C1 or C2 faults are present that must be rectified).

An EICR does not cover any appliances, equipment, or devices that are plugged into the sockets — only the sockets themselves and the wiring behind them.

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PAT testing, formally known as Portable Appliance Testing, is the inspection and electrical testing of movable electrical appliances and equipment. The word "portable" is used broadly here and covers a wide range of equipment that is connected to the electrical supply via a plug and socket rather than being permanently wired in.

PAT testing involves two elements:

Visual inspection: The appliance, its lead, and its plug are visually inspected for signs of damage — frayed cables, cracked casings, bent plug pins, discolouration from overheating, damaged cable entry points, and any other visible defects that could create a safety risk.

Electrical testing: A PAT tester, a portable electronic device, is connected to the appliance's plug and carries out a series of automated electrical tests. These typically include:

• Earth continuity test — confirms that the earth connection between the plug and the metal casing of the appliance is intact
• Insulation resistance test — confirms that the electrical insulation of the appliance's internal wiring has not broken down
• Leakage current test — measures any current leaking through insulation that could cause electric shock

A pass label is attached to the appliance if it passes both the visual and electrical tests, recording the test date and the next recommended test date. A failed appliance is removed from service until it has been repaired or replaced.

EICR

An EICR must be carried out by a qualified electrician with the knowledge, skills, and test equipment to inspect and test fixed electrical installations. In practice, this means an electrician registered with a competent person scheme — NICEIC, NAPIT, ELECSA, or a similar body, whose qualifications cover the 18th Edition of the IET Wiring Regulations (BS 7671).

The test equipment used for an EICR, multifunction installation testers, insulation resistance testers, and earth loop impedance testers, is specialist electrical test equipment that requires training to use and interpret correctly.

PAT Testing

PAT testing can be carried out by a qualified electrician, but it does not legally require one. The Health and Safety Executive (HSE) states that PAT testing can be carried out by any person who is competent to do so, meaning they understand the risks, know how to use the test equipment correctly, and can interpret the results accurately.

In practice, PAT testing in commercial environments is most commonly carried out by specialist PAT testing contractors or by in-house maintenance staff who have completed a recognised PAT testing training course. For landlords with smaller portfolios, some choose to have their PAT testing carried out by the same electrician who carries out the EICR, a convenient and cost-effective approach.

The lower barrier to carrying out PAT testing does not mean the results are less important. A PAT test carried out by someone without proper training or with poorly calibrated equipment provides little genuine safety assurance, regardless of the pass stickers attached.

EICR Legal Requirements

Private landlords in England: Under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, all private landlords must have a valid EICR in place for every rental property. The EICR must be carried out every 5 years, or at each change of tenancy if sooner. A copy must be provided to tenants and to the local council on request. Non-compliance carries a maximum penalty of £30,000.

HMO landlords: HMO landlords are subject to the same EICR requirements as standard private landlords, but their local authority licensing conditions may impose additional or more frequent electrical inspection requirements.

Commercial premises: While there is no single piece of legislation that specifically requires a commercial EICR, as with residential premises, employers have a duty under the Electricity at Work Regulations 1989 to ensure that all electrical systems in the workplace are maintained in a safe condition. A periodic EICR is the standard method of demonstrating that this duty is being met. Most commercial leases also include provisions requiring the tenant or landlord to maintain the electrical installation to a documented standard.

Homeowners: There is no legal requirement for owner-occupiers to have an EICR carried out on their own home. However, an EICR is strongly recommended for any property over 25 years old, any property where the wiring has not been inspected within the last 10 years, and any property being purchased, where an EICR provides a complete picture of the electrical installation's condition before the purchase is completed.

PAT Testing Legal Requirements

This is where many landlords and business owners are surprised: there is no specific UK law requiring PAT testing. The term "PAT testing" does not appear in any primary legislation.

What does exist are general duties under several pieces of legislation that create an obligation to ensure electrical appliances are safe:

The Electricity at Work Regulations 1989 require that all electrical equipment in a workplace is maintained in a safe condition. For employers, this means having a system in place to identify and address electrical faults in appliances, and PAT testing is the most widely recognised method of meeting this obligation.

The Provision and Use of Work Equipment Regulations 1998 (PUWER) require that work equipment is maintained in a safe and efficient state. Electrical appliances in a workplace are work equipment, and PAT testing is the accepted method of demonstrating maintenance compliance.

The Landlord and Tenant Act 1985 and common law duty of care require landlords to ensure that any appliances they provide as part of a tenancy are safe for use. While PAT testing is not specifically mandated, it is the most effective and defensible way to demonstrate that this duty has been met for electrical appliances.

For landlords specifically: If you provide electrical appliances with a furnished or part-furnished tenancy, white goods, televisions, kettles, toasters, or any other plug-in equipment, those appliances create a liability. PAT testing records are your primary evidence that you have taken reasonable steps to ensure their safety. Without them, demonstrating due diligence in the event of a claim or investigation is significantly harder.

During an EICR

An EICR inspection for a typical 3-bedroom property takes between 2 and 4 hours on site. The electrician will:

• Visually inspect the consumer unit, wiring, sockets, switches, and all accessible fixed fittings
• Carry out a series of electrical tests on the circuits — including insulation resistance tests, earth continuity tests, loop impedance tests, and RCD operation tests
• Record observations against each circuit and each visual element, assigning condition codes where applicable
• Issue the formal EICR document with findings, classification codes, and an overall satisfactory or unsatisfactory outcome

The inspection may require brief interruptions to the power supply as circuits are tested. Tenants should be informed in advance.

During a PAT Test

A PAT test for a furnished residential rental property typically takes between 30 minutes and 2 hours depending on the number of appliances. The tester will:

• Identify and log all portable appliances in the property
• Visually inspect each appliance, its lead, and its plug
• Connect each appliance to the PAT tester and carry out the automated electrical tests
• Attach a pass or fail label to each appliance
• Produce a written register of all appliances tested, results, and any items removed from service

Scenario 1: Landlord with an unfurnished rental property: An unfurnished tenancy provides no appliances; tenants bring their own. In this case, the landlord's primary electrical obligation is the EICR covering the fixed installation. PAT testing is less relevant where no appliances are provided, though some landlords choose to PAT test any white goods that remain (e.g., a built-in oven).

Scenario 2: Landlord with a furnished rental property: A furnished tenancy includes appliances, a washing machine, a fridge, a microwave, a television, a kettle, and similar items. Both an EICR and PAT testing apply. The EICR covers the wiring and sockets. The PAT test covers every appliance provided. Both are needed for complete electrical safety compliance.

Scenario 3: HMO landlord: HMO landlords need both an EICR and annual PAT testing. The higher-risk environment, greater number of occupants, and typically more appliances in shared spaces make both assessments essential, and more frequent PAT testing than a standard single let is advisable.

Scenario 4: Small business with an office: The Electricity at Work Regulations require that the electrical system and all electrical equipment be maintained safely. Both an EICR for the fixed installation and PAT testing for all office equipment, computers, printers, monitors, desk fans, kettles, etc.

Scenario 5: Homeowner with no tenants: Neither EICR nor PAT testing is legally required for an owner-occupier. However, an EICR is strongly recommended if the property has not been inspected in the last 10 years, if the wiring is over 25 years old, or if you are planning significant electrical work. PAT testing your own appliances is a personal safety choice rather than a legal obligation.

If an appliance passes PAT testing, does that mean it is safe to use in any socket? A PAT test confirms the appliance itself is safe, but if the socket it is plugged into has a defect, the appliance still poses a risk. This is exactly why both assessments are needed for complete electrical safety: the EICR covers the socket and wiring, the PAT test covers the appliance.

Does a new appliance need PAT testing before use? New appliances from reputable manufacturers are generally considered safe out of the box; they are designed and tested to current safety standards. However, in a commercial or rental context, logging new appliances in your PAT test register and including them in your next testing cycle is good practice.

Do I need to PAT test appliances that tenants own? No. You are responsible for the appliances you provide. Tenant-owned appliances are the tenant's responsibility. However, if a tenant's appliance is visibly dangerous, such as a frayed cable or a cracked plug, you have a general duty of care as a landlord to raise the issue and, if necessary, require it to be removed.

Can a tenant refuse entry for PAT testing? You must give at least 24 hours' written notice before entering a property. If a tenant repeatedly refuses access for safety compliance visits, document all attempts carefully and seek legal advice. As with EICR inspections, failure to carry out the assessment remains your liability as the landlord regardless of a tenant's refusal.

What should I do with a failed appliance? A failed appliance must be immediately removed from use, taken out of the property, or clearly labelled as not to be used until it has been repaired and re-tested, or replaced. Leaving a failed appliance available for use exposes you to liability if it subsequently causes injury or damage.

Does my business need PAT testing if all our equipment is under warranty? Warranty status and electrical safety testing are separate considerations. A warranty covers manufacturer defects under certain conditions; it does not provide ongoing assurance that an appliance remains safe during normal workplace use. Your obligations under the Electricity at Work Regulations apply regardless of warranty status.