BS 7671 Amendment 4:2026 and EICRs: Will Older London Properties Now Fail?
2 July 2026
For landlords and property managers in London, electrical safety is not only about obtaining a certificate. The real objective is to prove that the fixed electrical installation is safe, the supplied appliances are suitable for continued use, and the property is ready for occupation without unnecessary delays.
This is why many landlords now book EICR and PAT testing together. An EICR inspection checks the fixed wiring, consumer unit, circuits, sockets, lights, earthing and bonding. PAT testing checks portable and movable electrical appliances such as white goods, microwaves, kettles, lamps and extension leads supplied with the property.
For a rental flat, especially one managed through an estate agent, concierge, building manager or property management company, arranging both services during the same visit is usually the most efficient option. It reduces access issues, avoids multiple appointments, and gives the landlord a clearer electrical safety record for the property.
If you need a fixed wiring inspection, you can book our EICR services in London or use our online booking page to arrange an appointment.
An EICR, or Electrical Installation Condition Report, is an inspection of the fixed electrical installation inside the property. This includes the consumer unit, protective devices, wiring, circuits, sockets, light fittings, earthing, bonding and general condition of the electrical installation.
PAT testing, or Portable Appliance Testing, is different. It relates to electrical appliances that are plugged in, moved, supplied or used separately from the fixed installation. In a rental flat, this often includes appliances supplied by the landlord, such as a fridge freezer, washing machine, tumble dryer, microwave, kettle, toaster, table lamp or extension lead.
The easiest way to understand the difference is this:
An EICR checks the property’s electrical installation. PAT testing checks the appliances supplied inside the property.
Both are connected to electrical safety, but they are not the same inspection. A property can have a satisfactory EICR but still have a faulty appliance. It can also have appliances that pass PAT testing while the fixed wiring fails the EICR because of issues such as missing RCD protection, damaged accessories, poor earthing, high resistance readings or unsafe consumer unit conditions.
For landlords comparing compliance options, our guide to EICR certificate cost in London explains how EICR pricing is usually calculated.
London rental properties often have access restrictions. Tenants may work during the day. Concierge teams may hold keys only during certain hours. Letting agents may need advance notice. Some flats are in managed blocks where parking, loading, lifts and building access need to be planned before the engineer arrives.
Booking EICR and PAT testing during the same visit solves several practical problems.
The landlord only needs to arrange access once. The tenant or concierge is disturbed once. The engineer can check the fixed installation and appliances together. The property manager receives a clearer safety record. If an appliance is visibly damaged or electrically unsafe, it can be identified at the same appointment rather than being missed until later.
This is especially useful for furnished flats, serviced apartments, HMOs, short-let properties, corporate lets and managed rental portfolios where the landlord supplies multiple appliances.
For landlords specifically arranging electrical checks for rented property, our EICR certificates for landlords in London page explains the landlord-focused inspection process.
An EICR is a detailed inspection and test of the fixed electrical installation. The engineer is looking for damage, deterioration, poor workmanship, unsafe alterations, overloaded circuits, inadequate protection and anything that could create a risk of electric shock, fire or injury.
In a typical London rental flat, the EICR may include checks on:
Consumer unit condition and protective devices
RCD protection and circuit safety
Main earthing and bonding arrangements
Socket outlets and light fittings
Circuit continuity and polarity
Insulation resistance
Earth fault loop impedance readings
Bathroom electrical safety
Kitchen socket safety
Signs of overheating, burning or loose connections
Condition of accessories and visible wiring
Suitability of the installation for continued use
The report will usually classify observations using EICR codes. A C1 means danger is present and immediate action is required. A C2 means potentially dangerous and remedial work is required. An FI means further investigation is required without delay. A C3 is an improvement recommendation but does not normally make the report unsatisfactory by itself.
If the inspection identifies C1, C2 or FI observations, the EICR will normally be unsatisfactory until the required remedial work or investigation is completed.
If you already have an unsatisfactory report, our page on remedial work for failed EICR certificates explains how failed observations are corrected.
PAT testing checks the safety of portable or movable electrical appliances. It is not limited to small items. In rental flats, PAT testing often includes white goods and appliances supplied as part of the tenancy.
Typical landlord-supplied appliances may include:
Fridge freezer
Washing machine
Tumble dryer
Dishwasher
Microwave
Kettle
Toaster
Table lamps
Floor lamps
Electric heaters
Television
Vacuum cleaner
Extension leads
Power adapters
Desk equipment in furnished lets
PAT testing includes visual inspection and, where appropriate, electrical testing using suitable equipment. Visual inspection is important because some defects are obvious before any instrument test is carried out. For example, an appliance may have a damaged plug, cracked casing, exposed cable, loose strain relief, burn marks or signs of overheating.
The Health and Safety Executive explains that PAT testing is the common term for examining electrical appliances and equipment to make sure they are safe to use, and that many defects can be found by visual examination while some require testing.
For landlords and agents, this matters because a rental property may contain appliances that tenants use every day. Even where PAT testing is not always specifically requested by a tenant or agent, it can support a safer and more organised management process.
This is where many landlords get confused. PAT testing is often treated as if it has one fixed legal interval for every property, but the position is more practical than that.
The HSE states that the law requires electrical equipment to be maintained to prevent danger, but does not specify exactly what must be done or how often in every low-risk environment. In practice, landlords and property managers often use PAT testing as a structured way to show that supplied appliances have been checked and maintained.
For furnished rental flats, PAT testing is particularly sensible because appliances are used by tenants, replaced over time, moved around, damaged, cleaned, stored and sometimes used incorrectly. A basic visual check may not be enough for a landlord who wants proper evidence that appliances were inspected.
This is why many London landlords choose to book PAT testing at the same time as the EICR. It creates a clearer audit trail and avoids confusion between the fixed wiring certificate and appliance safety checks.
For rented homes in England, landlords must ensure that electrical safety standards are met during the tenancy. Government guidance states that the relevant standards are set out in BS 7671, commonly known as the Wiring Regulations.
The Electrical Safety Standards in the Private Rented Sector Regulations require duties on private landlords in England in respect of electrical safety standards, with local authorities responsible for enforcement.
For most landlords, the practical point is simple: the fixed electrical installation in a rented property needs to be inspected and tested at the correct interval by a competent person, and the landlord must act where the report identifies unsafe conditions.
This is why an EICR is more than a formality. If the property fails, the report should be reviewed properly, the required remedial works should be arranged, and evidence of completion should be kept.
For landlords who need help understanding the report itself, our guide on how to read an EICR report explains the meaning of common observations and codes.
London rental flats often have electrical arrangements that are different from standard houses. Many are in converted buildings, older mansion blocks, purpose-built flats, high-rise developments or modern managed blocks with concierge access. Some have older consumer units. Others have had multiple alterations over time, especially in kitchens, bathrooms and living areas.
Common issues found in London rental flats include old consumer units, missing RCD protection, damaged socket fronts, loose accessories, overheating signs, poor bonding, non-IP-rated bathroom lights, high Zs readings, borrowed neutrals, poorly extended circuits, and older wiring that may not meet current safety expectations.
PAT testing can also reveal appliance-related problems. White goods may have damaged flexes, cracked plugs, loose terminals, signs of overheating, poor earth continuity or general wear caused by frequent tenant use.
The combination of EICR and PAT testing gives the landlord a wider picture. The EICR answers the question: “Is the fixed installation safe for continued use?” PAT testing answers the question: “Are the supplied appliances safe to use?”
That distinction is important when managing tenant safety, check-in documentation, renewal paperwork, insurance queries and agent compliance records.
A property manager arranges an electrical safety inspection for a two-bedroom flat in East London. The landlord does not live nearby, the tenant is not present, and access needs to be arranged through the building concierge.
The flat has landlord-supplied white goods, including a fridge freezer, washing machine, microwave and kettle. The property manager initially asks for an EICR certificate but then confirms that PAT testing of supplied appliances is also required.
The best solution is one appointment covering both EICR and PAT testing. The engineer attends within the agreed arrival window, collects or receives access through the concierge, carries out the fixed wiring inspection, tests the supplied appliances and records any issues.
This avoids two separate appointments and prevents the property manager from needing to coordinate access twice.
The practical booking details needed are:
Full property address
Certificate name
Concierge or access contact
Phone number for access
Number of bedrooms
Number and type of appliances
Parking or congestion information
Preferred appointment window
This is a typical example where same-visit EICR and PAT testing is the right operational decision.
A landlord has a furnished flat in Central London. A new tenancy is due to start, and the letting agent asks for updated electrical safety paperwork before move-in.
The flat contains a consumer unit, fitted kitchen appliances, landlord-supplied lamps and several portable appliances. The landlord books an EICR inspection only, assuming that all electrical checks are covered by the EICR.
During the process, the agent asks whether the supplied appliances have also been checked. The landlord then needs to arrange PAT testing separately, creating an avoidable delay before the tenancy starts.
The better approach would have been to book EICR and PAT testing together from the start. This would have allowed the landlord to provide the EICR report for the fixed installation and a PAT testing record for the supplied appliances at the same time.
For high-value rentals, corporate lets and managed flats, this level of documentation can reduce back-and-forth with agents and tenants.
A landlord books an EICR and PAT testing visit for a one-bedroom rental flat. The PAT testing identifies no major appliance issues. The supplied fridge, microwave and kettle pass the appliance checks.
However, the EICR identifies potentially dangerous defects in the fixed installation. The bathroom light is not suitable for the location, there is missing RCD protection to certain circuits, and several socket readings require attention.
In this situation, the PAT testing can pass while the EICR remains unsatisfactory. The landlord should not assume that safe appliances mean the property has passed the electrical installation inspection.
The next step is to review the EICR observations and arrange remedial work. Once the required items have been corrected, the landlord can obtain confirmation that the installation is satisfactory.
This is why EICR and PAT testing should be understood as two separate safety records. They work together, but one does not replace the other.
A smooth appointment depends on clear information before the engineer attends. This is especially important in London because access, keys, parking and building management rules can delay the inspection if they are not arranged properly.
Before booking EICR and PAT testing, landlords and property managers should prepare:
Property address and postcode
Flat number and building name
Certificate name required on the report
Tenant, concierge or agent access contact
Access phone number
Preferred appointment window
Property type and number of bedrooms
Whether the property is occupied or vacant
List of appliances requiring PAT testing
Parking instructions
Congestion charge information where applicable
Any known electrical issues
Any previous EICR report if available
This information helps the office and engineer plan the visit correctly. If the property is occupied, the tenant should be told that power may need to be switched off temporarily during parts of the EICR. If appliances are being PAT tested, they may need to be accessible and plugged in or available for inspection.
The time required depends on the size of the flat, the number of circuits, the condition of the installation, access to the consumer unit, and the number of appliances being PAT tested.
A small one-bedroom or two-bedroom flat with clear access and a limited number of appliances may be completed relatively efficiently. A larger furnished flat, a property with many appliances, or a flat with access problems may take longer.
The main causes of delay are usually not the test itself. They are often practical issues such as no access to the consumer unit, locked cupboards, no one available to provide keys, appliances hidden behind units, tenant belongings blocking sockets, missing parking instructions or unclear concierge arrangements.
This is why property managers should provide full access information at the booking stage.
The cost of EICR and PAT testing depends on the property size, number of circuits and number of appliances. A standard EICR is usually priced based on property type and bedroom count. PAT testing is usually priced based on the number of appliances or the agreed scope of testing.
For example, a two-bedroom rental flat may have a fixed EICR inspection price, with PAT testing added for the white goods and supplied appliances. If parking or congestion charges apply, these are usually added separately.
Landlords should be careful when comparing quotes. A very low price may not include all appliances, parking, congestion, certificates, proper reporting or time for a thorough inspection. The cheapest option is not always the best option if the result is poor communication, unclear reports or delays when something fails.
A better approach is to confirm exactly what is included:
EICR inspection
PAT testing scope
Number of appliances included
Certificate/report format
Parking and congestion terms
Access requirements
Remedial quotation process if the EICR fails
Expected report turnaround
For more detail on pricing, read our EICR certificate cost guide.
In rental flats, appliance problems are often simple but important. A small defect can become a safety risk if ignored.
Common PAT testing observations include damaged plugs, loose cable grips, damaged appliance flexes, cracked casings, exposed inner insulation, signs of overheating, failed earth continuity, poor insulation resistance or appliances that are unsuitable for continued use.
White goods can also be difficult to inspect if they are built in or positioned tightly under kitchen worktops. Where access is restricted, the engineer may only be able to inspect and test what can be safely accessed without dismantling units or causing damage.
Landlords should make sure appliances are accessible where possible. If a washing machine or dishwasher is fully integrated and cannot be moved safely, this should be discussed before the appointment.
EICR failures in London flats often relate to older installations, previous alterations, inadequate protection, poor maintenance or unsuitable fittings in bathrooms and kitchens.
Common issues include:
No RCD protection to socket circuits
No RCD protection to bathroom circuits
Damaged sockets or switches
Loose socket outlets
Non-IP-rated bathroom lights
Missing or inadequate bonding
High earth fault loop impedance readings
Old plastic consumer units with other safety concerns
Open cable entries
Exposed live parts
Poor circuit identification
Overloaded accessories
Signs of overheating at the consumer unit
Unsafe DIY electrical alterations
Not every observation means the whole installation is dangerous, but C1, C2 and FI observations require proper attention. A professional report should clearly identify the issue, location and classification.
If you receive an unsatisfactory EICR, the next step is not to panic. The correct approach is to review the observations, understand which items are required for a satisfactory outcome, and arrange suitable remedial works.
Our failed EICR remedial work service can help landlords move from an unsatisfactory report to a compliant outcome.
For furnished and part-furnished rental flats, white goods are often the most important appliances to consider. A washing machine, fridge freezer, dishwasher or microwave may be used daily by the tenant. These appliances can suffer from wear, cable damage, poor plug condition or internal faults.
PAT testing white goods can provide useful evidence that the landlord took reasonable steps to check appliance safety. It can also identify problems before a tenant reports a fault or before an appliance causes damage.
This is especially relevant where a landlord supplies appliances as part of the tenancy agreement. If an appliance belongs to the tenant, it is normally treated differently from a landlord-supplied appliance. The booking should therefore be clear about which appliances are owned or supplied by the landlord.
After the EICR and PAT testing visit, the landlord or property manager should receive the relevant report or certificate information.
If the EICR is satisfactory, the landlord can keep the report with the property compliance records. If PAT testing is completed, the appliance results can also be kept with the tenancy or management file.
If the EICR is unsatisfactory, the report should be reviewed and remedial work arranged. If an appliance fails PAT testing, it should normally be repaired, replaced or removed from use depending on the issue.
A failed appliance does not automatically mean the fixed electrical installation has failed. Likewise, a failed EICR does not automatically mean every appliance is unsafe. Each result should be handled separately.
For property managers, the main benefit of same-visit testing is control. One booking. One access arrangement. One engineer visit. One set of records to manage.
This is particularly useful for managing multiple flats across London. Instead of arranging EICR inspections separately from appliance checks, a property manager can build a more efficient workflow:
Confirm property details
Confirm appliance list
Arrange tenant or concierge access
Book one appointment window
Receive reports
Action any failed items
Update compliance records
For larger portfolios, this approach saves admin time and reduces missed appointments. It also helps prevent situations where a tenancy is ready to proceed but appliance testing or electrical paperwork is still outstanding.
If you manage several properties, our areas we cover page shows the London coverage available for EICR inspections and related electrical safety services.
Many landlords search for the lowest price EICR certificate London option and book the quickest appointment available. That can work if the property is simple and no other checks are needed. But for furnished rental flats, it can create gaps.
The landlord may later discover that the agent wants PAT testing. The tenant may ask whether supplied appliances have been checked. The property manager may need a record of white goods testing. The inspection may reveal remedial work that was not planned for. Access may need to be arranged again.
The better approach is to think about the full compliance picture before booking. If the property is rented, furnished or managed by an agent, ask whether EICR and PAT testing should be completed together.
This is not about adding unnecessary services. It is about avoiding duplicated access, missing paperwork and last-minute delays.
Before you book, use this checklist:
Do you need only an EICR, or EICR and PAT testing together?
Is the flat furnished or unfurnished?
Are white goods supplied by the landlord?
How many appliances need testing?
Who will provide access?
Will the tenant be present?
Is there concierge or key collection?
Is parking available?
Does congestion charge apply?
Is the consumer unit accessible?
Are previous reports available?
Is there a tenancy deadline?
Do you need the report sent to the landlord, agent or both?
Getting these details right at the start makes the appointment faster and reduces the chance of failed access.
If you need EICR and PAT testing for a London rental flat, the most efficient option is usually to arrange both during the same visit. This gives the landlord or property manager a clearer electrical safety record for the fixed installation and supplied appliances.
London EICR Certificates provides electrical safety inspections for landlords, homeowners, letting agents, property managers and businesses across London. We can carry out EICR inspections, PAT testing, remedial works and electrical safety reporting for rental flats, managed properties and commercial premises.
To arrange an appointment, book through our online booking page. If you need more information about fixed wiring inspections, visit our EICR services page. For landlord-specific guidance, see our page for EICR certificates for landlords in London.
Clear answers for landlords, letting agents and property managers arranging fixed wiring inspections, white goods PAT testing, concierge access, rental compliance records and same-visit electrical safety checks in London.
Yes. For London rental flats, booking EICR and PAT testing together is usually the most efficient option. The EICR checks the fixed electrical installation, while PAT testing checks landlord-supplied appliances and white goods.
This is useful for landlords and property managers because access only needs to be arranged once. It also reduces disruption for tenants, concierge teams and letting agents.
You can arrange the inspection through our online booking page.
No. An EICR does not include PAT testing as standard. An EICR, or Electrical Installation Condition Report, checks the fixed wiring, consumer unit, circuits, sockets, lighting, earthing and bonding.
PAT testing checks portable and movable appliances such as fridge freezers, washing machines, microwaves, kettles, lamps and extension leads. They are separate inspections and should be requested clearly when booking.
For fixed wiring inspections, see our EICR services in London.
For furnished or part-furnished flats, it is sensible for landlords to PAT test supplied white goods. This can include washing machines, dishwashers, fridge freezers, tumble dryers and microwaves.
White goods are used regularly by tenants and can develop damaged cables, plug defects, overheating signs or internal faults. PAT testing gives the landlord a clearer appliance safety record.
There is no single rule that every rental appliance must be PAT tested every year in every low-risk property. The important point is that landlord-supplied electrical equipment should be maintained in a safe condition.
Many landlords and agents use PAT testing as a practical way to evidence that supplied appliances have been checked, especially in furnished flats, HMOs, serviced apartments and managed rental portfolios.
Landlord PAT testing normally covers appliances supplied with the property. Common items include:
Tenant-owned appliances are usually treated separately unless specifically agreed before the visit.
Yes, in many London flats the inspection can be carried out using concierge, building manager, estate agent or landlord key access. The key point is that the engineer must be able to access the flat, the consumer unit, sockets, lighting points and appliances that need testing.
Before the appointment, confirm the access contact name, phone number, building instructions, flat number, key collection process, parking details and whether the tenant needs a call before arrival.
Yes, if authorised access is arranged. The tenant does not always need to be present if keys are available from a concierge, agent, landlord or building manager.
However, the engineer needs proper access inside the property. If rooms are locked, appliances are hidden, the consumer unit is inaccessible or furniture blocks sockets, the inspection may be delayed or limited.
This can happen because EICR and PAT testing are separate checks. The appliances may pass PAT testing while the fixed electrical installation fails because of issues such as missing RCD protection, unsafe bathroom fittings, damaged sockets, high Zs readings, poor earthing or exposed live parts.
If the EICR is unsatisfactory, the landlord should review the C1, C2 or FI observations and arrange suitable remedial work. Our failed EICR remedial work page explains the next step.
The cost depends on the property size, number of circuits, number of bedrooms and number of appliances requiring PAT testing. Parking and congestion charges may also apply in some London areas.
EICR pricing is normally based on the property type and size, while PAT testing is normally based on the number of appliances or agreed scope. For a detailed breakdown, read our EICR certificate cost guide.
To avoid delays, landlords and agents should provide the full property address, certificate name, property type, number of bedrooms, access contact, phone number, preferred appointment window and appliance list.
For managed buildings, also provide concierge details, key collection instructions, parking information and any known electrical issues. This helps the engineer complete both the EICR and PAT testing more efficiently.
Same-visit EICR and PAT testing helps reduce access problems, tenant disruption and duplicated admin. It gives a clearer electrical safety record for both the fixed installation and landlord-supplied appliances.
Book a professional electrical safety inspection for your rental property, furnished flat, managed apartment or landlord portfolio. We can inspect the fixed electrical installation and test landlord-supplied appliances during the same visit where required.
Find answers to common questions about EICR certificates and electrical safety inspections in London. Visit our FAQ page on EICRcertificates.com for more information.
