PAT Testing When Selling a House

Portable appliance testing — commonly known as PAT testing — is one of the most misunderstood topics in residential property sales. Sellers sometimes worry that they need to have their appliances tested before listing, or that the buyer's solicitor will request PAT certificates as part of the TA6 Property Information Form process. In reality, PAT testing is almost entirely irrelevant to a standard house sale.

This guide explains what PAT testing is, how it differs from the electrical inspection that actually matters when selling (the EICR), and the limited circumstances in which it might be relevant.

What is PAT testing?

PAT stands for portable appliance testing. It is a process of inspecting and testing individual portable electrical appliances to confirm they are safe to use. A portable appliance is any electrical device that plugs into a mains socket — for example, a kettle, toaster, television, washing machine, desk lamp, extension lead, or power tool.

The testing process involves two stages. First, a visual inspection checks the plug, cable, casing, and any visible components for damage, wear, or incorrect wiring. Second, where appropriate, an electrical test is carried out using a dedicated PAT testing instrument. This measures parameters such as earth continuity and insulation resistance, which indicate whether the appliance is electrically safe.

Each appliance is classified as a pass or fail and labelled accordingly. The tester produces a register listing every item inspected, the date of testing, and the results. PAT testing is primarily used in workplaces, where employers have a duty under the Electricity at Work Regulations 1989 to maintain electrical equipment in a safe condition.

PAT testing versus an EICR: what is the difference?

The most important distinction for sellers to understand is the difference between PAT testing and an Electrical Installation Condition Report (EICR). These are two completely separate things, and confusing them is a common source of unnecessary worry.

When a buyer's solicitor asks about the electrics during conveyancing, they are asking about the fixed installation — the wiring behind the walls, the consumer unit, the earthing and bonding arrangements. This is the domain of the EICR. They are not asking about whether your toaster has been tested. For a full explanation of electrical certificates in the context of selling, see our guide on electrical certificates when selling a house.

Is PAT testing required when selling a house?

No. There is no legal requirement for homeowners in England and Wales to carry out PAT testing before selling a residential property. This applies regardless of the age of the property, the number of appliances, or the value of the sale.

The legal position is clear for several reasons:

• PAT testing is not mandated by statute for any setting. Even in workplaces, PAT testing is not a specific legal requirement. The Electricity at Work Regulations 1989 require employers to maintain electrical equipment safely, and PAT testing is the accepted method, but the regulations do not mention PAT testing by name. For residential sales, there is no equivalent duty.
• Portable appliances are personal property. Appliances that plug into sockets belong to the seller and are not part of the property being sold, unless they are specifically listed on the TA10 Fixtures, Fittings and Contents Form as items included in the sale.
• Conveyancing forms do not ask about PAT testing. The TA6 Property Information Form asks about the fixed electrical installation, not about portable appliances. Section 7 of the TA6 covers services and installations, and the questions relate to the wiring, any electrical work carried out, and whether certificates exist for that work.
• Mortgage lenders do not require it. No mainstream UK mortgage lender requires PAT testing as a condition of lending on a residential property.

When PAT testing might be relevant to a sale

Although PAT testing is not required for a standard residential sale, there are a few limited scenarios where it could come up:

Selling a house in multiple occupation (HMO)

If you are selling a property that is licensed as an HMO (house in multiple occupation), the local authority licensing conditions may include requirements for electrical appliance testing. Some councils require landlords of HMOs to maintain PAT test records for communal appliances such as kettles, toasters, and shared washing machines. A buyer purchasing an HMO as a going concern may want to see these records as part of their due diligence.

Selling a let property with provided appliances

Landlords who provide electrical appliances with a rental property have a general duty under the Housing Act 2004 to ensure the property is free from category 1 hazards, which includes electrical safety hazards. While there is no specific statutory requirement for landlords to PAT test provided appliances, it is considered good practice and some letting agents require it. If you are selling a tenanted property with appliances included, having PAT records may reassure the buyer that you have been meeting your landlord obligations.

Appliances included in the sale

If you are including electrical appliances in the sale — such as a fridge-freezer, washing machine, or integrated oven — these will be listed on the TA10 form. The buyer accepts these items in their current condition unless you give a specific warranty about them. PAT testing these items is not required, but it could provide reassurance if the buyer raises concerns. Most sellers simply leave appliances for the buyer without any formal testing, and this is the accepted norm. For more on what to include and exclude, see our guide on fixtures and fittings.

What sellers should focus on instead

Rather than worrying about PAT testing, sellers should focus their attention and budget on the electrical documentation that buyers and their solicitors actually care about. Here is what makes a real difference to your sale:

Get an EICR

An Electrical Installation Condition Report is the single most useful electrical document you can have when selling. It costs £150 to £350 for a standard house and takes two to four hours to carry out. The electrician inspects and tests the entire fixed installation and provides a report grading the overall condition as satisfactory or unsatisfactory. A satisfactory EICR gives the buyer, their solicitor, and their mortgage lender confidence that the electrics are safe.

Gather existing electrical certificates

If any electrical work has been carried out on the property — a rewire, a new consumer unit, additional circuits, or work in a kitchen or bathroom — you should have certificates for that work. Collect any Electrical Installation Certificates, Minor Electrical Installation Works Certificates, and Building Regulations Compliance Certificates. These form part of your property certificate pack and will be requested by the buyer's solicitor during conveyancing.

Address known electrical issues

If you know there are problems with the electrics — an outdated consumer unit without RCD protection, missing bonding, or previous work that was not certified under Part P of the Building Regulations — it is worth dealing with these before listing. Resolving electrical issues in advance avoids delays during conveyancing and reduces the risk of renegotiation or a collapsed sale.

The legal framework: Electricity at Work Regulations 1989

The Electricity at Work Regulations 1989 are the primary legislation governing electrical safety in the workplace. Regulation 4(2) states that all systems shall be maintained so as to prevent danger, so far as is reasonably practicable. This is the regulation that creates the practical need for PAT testing in commercial and workplace settings.

However, these regulations apply to employers and self-employed persons in respect of their work activities. They do not apply to domestic homeowners selling a property. The regulations are enforced by the Health and Safety Executive (HSE), and the HSE has published guidance (INDG236) confirming that there is no legal requirement to PAT test and that the law simply requires electrical equipment to be maintained in a safe condition.

For residential property sales, the relevant electrical legislation and standards are:

• Part P of the Building Regulations — governs electrical work in dwellings, requiring certain types of work to be certified by a registered competent person or signed off by Building Control
• BS 7671 (IET Wiring Regulations, 18th Edition) — the technical standard for electrical installations in the UK, which forms the basis for EICR inspections
• Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 — requires landlords to have a valid EICR for rented properties (not applicable to owner-occupier sales, but relevant if selling a tenanted property)

Common misconceptions about PAT testing and house sales

Several myths persist about PAT testing in the context of selling a home. Here are the most common and why they are wrong:

• “You need a PAT test to sell your house.” This is incorrect. No law, conveyancing protocol, or lending requirement mandates PAT testing for residential sales.
• “PAT testing covers the house electrics.” It does not. PAT testing only covers portable plug-in appliances. The fixed electrical installation requires an EICR for assessment.
• “The estate agent said I need a PAT test.” Some estate agents confuse PAT testing with an EICR, or use the term loosely. If your agent mentions PAT testing, clarify whether they actually mean an EICR for the fixed wiring. It is almost certainly the EICR they are thinking of.
• “My solicitor will need PAT certificates.” Solicitors do not request PAT certificates during residential conveyancing. They request information about the fixed electrical installation through the TA6 form and may ask for an EICR or certificates for specific electrical work.
• “PAT testing is a legal requirement.” PAT testing is not a legal requirement in any setting. Even in workplaces, the law requires electrical equipment to be maintained safely — PAT testing is simply the accepted method of demonstrating this, but the regulations do not prescribe it by name.

Checklist: electrical preparation for selling

Instead of PAT testing, use this checklist to make sure your electrical documentation is in order before listing:

1. Locate all electrical certificates. Search for any Electrical Installation Certificates, Minor Works Certificates, and Building Regulations Compliance Certificates for work carried out on the property.
2. Consider an EICR. If your property is more than 25 years old, has not been rewired recently, or if you know of electrical work done without proper certification, an EICR is a worthwhile investment.
3. Complete the TA6 accurately. Answer section 7 of the TA6 honestly, declaring any electrical work and attaching certificates where available.
4. List appliances on the TA10. If you are leaving appliances for the buyer, list them clearly on the TA10 Fixtures, Fittings and Contents Form. No PAT testing is needed.
5. Address any known issues. If you are aware of electrical problems, deal with them before listing rather than waiting for the buyer's surveyor or solicitor to raise them.

Sources

• Electricity at Work Regulations 1989 — legislation.gov.uk
• HSE guidance INDG236: Maintaining portable electric equipment in low-risk environments — hse.gov.uk
• IET Code of Practice for In-service Inspection and Testing of Electrical Equipment (5th Edition) — theiet.org
• Part P of the Building Regulations (Electrical safety — dwellings) — legislation.gov.uk
• BS 7671: Requirements for Electrical Installations (IET Wiring Regulations, 18th Edition) — theiet.org
• Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 — legislation.gov.uk
• Law Society — TA6 Property Information Form, 4th edition
• Law Society — TA10 Fixtures, Fittings and Contents Form
• Housing Act 2004 — legislation.gov.uk

Frequently asked questions