Short answer: an EICR inspects the fixed electrical installation — consumer unit, cables in the walls, sockets, switches, light fittings, cooker and shower circuits. PAT testing checks portable and plug-in appliances — the fridge, washing machine, kettle, lamps, extension leads. For a landlord in England the EICR is a legal requirement every 5 years under the 2020 Electrical Safety Standards Regulations; PAT is not named in any regulation, but you have a duty to make sure any appliance you supply is safe, and PAT is how you evidence it. Most landlords need both, and the cheapest way to do both is on the same visit. F & A Electrical (NICEIC registered, 9.32/10 from 242 reviews) charges from £140 for an EICR and £5 per appliance for PAT across North and East London, labour-only. Call 07407 627542 or WhatsApp.
EICR vs PAT — side by side
| EICR | PAT testing | |
|---|---|---|
| What is tested | The fixed wiring: consumer unit, circuits, sockets, switches, lighting, earthing and bonding | Anything with a plug: white goods, kettles, lamps, TVs, extension leads, chargers |
| Legal position for landlords (England) | Mandatory — every 5 years, copy to tenants, £40,000 max civil penalty since 1 May 2026 | Not mandatory by name — but appliances you supply must be safe (Electrical Equipment (Safety) Regulations 1994; Landlord and Tenant Act 1985 s.11); HMO licence conditions often require it |
| Who can do it | A “qualified and competent person” — in practice a registered electrician with inspection & testing qualifications | A competent person with a PAT tester; usually an electrician |
| How often | Every 5 years (or sooner if the report says) | Risk-based: annually for HMOs and furnished lets is the norm; new appliances can be visual-only for the first year |
| What you get | A multi-page report with schedule of circuits, test results, observations coded C1/C2/C3/FI, satisfactory or unsatisfactory | A register listing each appliance, pass/fail, plus a dated label on each item |
| Time on site | 1.5–4 hours depending on size | 2–4 minutes per appliance |
| London price (labour-only) | From £140 (flat) / £140 (3-bed+, HMO) | £5 per appliance (added to a visit) — minimum charge £108 if booked alone |
| What it does not cover | Appliances and anything plugged in | The wiring behind the socket |
Why the two get confused
Both involve an electrician with a test meter, both produce a certificate, and letting agents’ checklists often lump them under “electrical safety”. But they answer different questions. The EICR asks: is the installation in this building safe to keep using? PAT asks: is this particular kettle safe to plug into it? A perfect EICR says nothing about the tenant’s second-hand tumble dryer; a full PAT pass says nothing about the 1970s rubber-insulated lighting circuit above it. Our EIC vs EICR page untangles the third certificate people mix in.
What the law actually requires of a landlord
Fixed wiring — the EICR
Under the 2020 Regulations every private rented property in England must have a satisfactory EICR no more than 5 years old, tenants must be given a copy, C1/C2/FI items must be fixed within 28 days, and councils can issue civil penalties. Full detail on our landlord EICR page and the Renters’ Rights Act EICR guide.
Appliances — PAT
No regulation says “landlords must PAT test”. What the law does say is that electrical equipment you supply must be safe when supplied and kept in repair, and that you must be able to show you took reasonable steps. Three places it bites in London:
- HMO licensing. Most London borough licence conditions (Haringey, Hackney, Islington, Tower Hamlets, Newham, Waltham Forest and Enfield among them) require the licence holder to keep supplied appliances safe and to produce evidence on request — an annual PAT register is the accepted evidence. See the HMO EICR guide.
- Furnished lets and short lets. If you supply the appliances, the safety duty is yours. Airbnb and serviced-apartment operators are outside the 2020 Regulations but squarely inside general safety law — our short-let guide explains.
- After a fire or injury. An insurer or coroner will ask what checks you did on the appliance. “It was new-ish” is not an answer; a PAT register dated within the year is.
Unfurnished lets where the tenant brings every appliance need no PAT at all — you cannot test what you did not supply.
What each visit involves
EICR
Power off for parts of the visit. We inspect the consumer unit and a sample of accessories, test earth-loop impedance, insulation resistance, polarity, RCD trip times and continuity on every circuit, then write up observations with codes. Anything C1 or C2 — see our C2 fault catalogue — makes the report unsatisfactory until fixed. Prices on the EICR cost guide.
PAT
Each appliance is checked visually (plug, fuse rating, flex, casing), then tested for earth continuity and insulation resistance (Class I) or insulation only (Class II), with a leakage or load test where appropriate. Each item gets a pass/fail label with the date, and you get a register. Extension leads and adaptors are the most common fails; kettles and irons are next. Details on our PAT testing London page.
Prices when you book both together (labour-only)
| Package | Price |
|---|---|
| EICR, 1–2 bed flat + PAT on up to 8 supplied appliances | from £140 |
| EICR, 3-bed house + PAT on up to 12 appliances | from £240 |
| HMO EICR (up to 6 lets) + PAT on shared-kitchen and per-room appliances | from £140 EICR + £5 per appliance |
| PAT only, minimum visit | £5 per appliance, subject to our £108 minimum visit charge (so up to 21 appliances = £108) |
| Block booking — 4+ flats, one building, EICR + PAT | £120 per flat + £5 per appliance |
Materials (replacement plugs, fuses, leads) charged at cost. Everything on one visit, one invoice, two certificates.
See also what an EICR actually checks and PAT testing at £5 per appliance (£108 minimum).
Frequently asked questions
Is PAT testing a legal requirement for landlords in 2026?
Not by name. The EICR is the legal requirement; PAT is the accepted way to meet the separate duty to supply safe appliances, and is a condition of most London HMO licences.
Can the same electrician do both on the same day?
Yes, and it is the sensible way to do it. The PAT adds 20–40 minutes to a typical flat EICR.
Does an EICR cover the cooker and the shower?
The circuits and the connection points, yes. A freestanding cooker on a plug is an appliance (PAT); a hard-wired oven or electric shower is part of the fixed installation and is looked at under the EICR.
Do I need PAT on brand-new appliances?
Not straight away — a new item carries the manufacturer’s conformity. Record it on the register with a visual check and test it at the next annual round.
Does PAT testing make an unsatisfactory EICR satisfactory?
No. They are independent. An unsatisfactory EICR needs the C1/C2 items fixed and written confirmation within 28 days; PAT results have no bearing on it.
Which one do I need before a new tenant moves in?
A valid EICR must be given to the tenant before they occupy — see EICR at a change of tenant. PAT should be done at the same void if you supply appliances.
EICRs from £140 and PAT from £5 per appliance across Haringey, Hackney, Islington, Camden, Enfield, Waltham Forest, Newham and Tower Hamlets — see EICR London, the landlord compliance checklist and our service areas. Call 07407 627542 or 07500 721453.
Price is driven by circuit count, not bedrooms — see how many circuits an EICR covers and the cost per circuit.
Commercial premises? Shops, offices, restaurants and industrial units are priced per circuit — see commercial EICR cost in London 2026 (from £220, three-phase from £400, inspection intervals by premises type).