HMO PAT Testing for Landlord-Supplied Appliances in London
Arrange in-service inspection and testing for portable electrical appliances supplied or controlled by an HMO landlord or manager. This guide explains what PAT testing covers, how to set a sensible scope and what information to prepare before booking.
Is PAT testing compulsory in an HMO?
There is no general UK rule saying that every portable appliance must be tested annually. The Health and Safety Executive states that the law does not prescribe a single testing method or frequency. Maintenance should be proportionate to the equipment and the risk.
For HMOs in England, the manager also has duties concerning fixtures, fittings and appliances that are under the manager's control. A local authority may ask a licence holder to provide safety evidence for electrical appliances. The sensible first step is therefore to read the actual licence conditions, identify who owns and controls each appliance, and keep a clear record of the chosen maintenance approach.
A PAT record can support that evidence, but it should not be presented as a government-issued certificate or as proof that every electrical risk in the building has been covered.
What happens during HMO PAT testing?
PAT is the familiar name for the in-service inspection and testing of electrical equipment. It is not just a machine test. A competent person first considers the appliance, how it is built and where it is used, then selects the checks that are appropriate.
Identify the appliance
Match the item to the appliance list and record its room or shared-area location. A unique item number helps the next inspection find the same appliance even if it has moved.
Carry out a visual check
Look for damaged plugs, loose pins, taped or split cables, exposed conductors, cracked cases, signs of overheating, unsuitable extensions and damage caused by cleaning or movement.
Test where appropriate
Electrical tests are selected according to the equipment class and design. They may include earth continuity or insulation checks, but the same test is not suitable for every item.
Record the outcome
The appliance register should show what was checked, where it was found, the result and the date. Labels can help day-to-day management, although the record is the more useful evidence.
Scope matters: PAT does not assess the fixed wiring, consumer unit or every hard-wired appliance. Those items may require an EICR, installation testing or another agreed inspection.
Which items should an HMO landlord include?
Build the list around ownership and control, not simply around everything with a plug. Common landlord-supplied items include kettles, toasters, microwaves, fridges, freezers, washing machines, tumble dryers, vacuum cleaners, table lamps, televisions, extension leads, adaptors and detachable mains leads.
Record the room as well as the item. Appliances in a communal kitchen, cleaner's cupboard, laundry room or shared lounge may be used and moved differently from an appliance supplied inside one bedroom.
How often should HMO appliances be checked?
Annual testing is common in some management plans, but it is not a universal legal interval. The review period should be reasoned from the appliance and its circumstances. A lightweight item that is carried between rooms, an extension lead in a busy communal area and a cleaner's vacuum are exposed to different risks from a fridge that remains in one position.
Equipment type
Construction, earthing, flexes, detachable leads and the manufacturer's instructions affect the appropriate checks.
Use and movement
Frequent handling, moving, unplugging and use by many occupants can increase the chance of damage.
Environment
Kitchens, utility areas, cleaning cupboards and places exposed to moisture, heat or knocks need particular attention.
Evidence and history
Previous failures, user reports, repairs, licence wording and insurer requirements should inform the next review date.
User checks and prompt reporting remain important between formal inspections. A label showing a future date must never be treated as permission to keep using an appliance that is visibly damaged or behaving abnormally.
PAT testing is not an HMO EICR
PAT testing
Focuses on portable and movable appliances, plugs, flexible cables and detachable leads within the agreed appliance schedule.
Read the main London PAT testing guideEICR
Assesses the condition of the fixed electrical installation, including circuits, wiring, consumer units and accessories. It has its own report and remedial process.
See HMO electrical safety and EICR guidanceHMO licence evidence
Depends on the local authority and the wording attached to the licence. The council may request several records, so submit the document that answers the specific request.
Review the HMO certificate guidePrepare an accurate scope and workable access
- Send the address and postcode. Include the number of storeys, letting rooms and shared areas.
- Share the appliance list. Mark each item's location and whether it belongs to the landlord, manager or tenant.
- Confirm access. Give lawful notice, arrange keys and make sure bedrooms, kitchens, cupboards and communal areas in scope can be entered.
- Provide previous records. Include earlier PAT registers, failed-item actions, repairs and the relevant licence or insurer wording.
- Explain the deadline. State whether the evidence is needed for a licence, handover, renewal, audit or internal maintenance review.
What should the completed record tell you?
A useful PAT register identifies the property, appliance, location, item reference, date and outcome. It should allow a landlord, manager or council officer to connect the result to a real appliance rather than a vague room total.
Keep the register with the HMO's electrical and maintenance records. Update the inventory when appliances are replaced, removed or moved permanently. A new appliance normally starts with a visual check rather than automatic formal testing, but it should still be added to the management record.
HMO PAT Testing FAQs
Is PAT testing legally required for every HMO?
There is no blanket rule requiring every appliance in every HMO to receive an annual PAT test. The equipment must be kept safe, and the right maintenance approach depends on ownership, use, condition and risk. An HMO licence or council request may also require evidence for electrical appliances, so check the exact local wording before deciding the scope.
How often should appliances in an HMO be PAT tested?
The law does not set one universal PAT interval. Review frequency should reflect the appliance type, its construction, how often it is used, the environment, previous results and any licence or insurer requirement. A frequently moved vacuum or communal-kitchen appliance may need closer attention than equipment that remains undisturbed.
Which HMO appliances should be included?
Start with appliances supplied or controlled by the landlord or manager, including items in communal kitchens, utility rooms and shared areas. Typical examples are kettles, toasters, microwaves, fridges, washing machines, vacuum cleaners, lamps, extension leads and detachable mains leads. Send an appliance list so the agreed scope is clear.
Are tenant-owned appliances included in HMO PAT testing?
Tenant-owned items are not normally included in a landlord appliance schedule unless the tenancy, licence conditions or an agreed management policy says otherwise. Do not assume personal belongings can be inspected without notice and permission. Identify landlord-owned, communal and tenant-owned items separately when requesting the visit.
Does PAT testing replace the HMO EICR?
No. PAT testing concerns appliances and their flexible leads or plugs. An Electrical Installation Condition Report assesses the fixed electrical installation, including circuits, consumer units, wiring and accessories. An HMO may need both forms of evidence, but one does not replace the other.
What does the PAT record show, and what happens if an item fails?
The record should identify the premises, appliance, location, inspection or test outcome and date. A failed item should not remain in normal use until it has been made safe. Depending on the agreed service, it may need to be unplugged, labelled, removed, repaired or replaced, followed by a retest before it returns to service.
Send the HMO postcode and appliance list
Include access arrangements, landlord-supplied item locations, previous records and the date the evidence is needed.