If you rent out a property in London, keeping track of safety checks and certificates can sometimes be confusing.
You may hear landlords and letting agents talk about EICRs, PAT testing and Gas Safety Certificates as though they are three versions of the same thing.
They aren’t.
Each one covers a different part of a rental property, and the legal requirements are different for each.
The biggest mistake is assuming that having one certificate means the property is fully covered.
In this guide, we’ll explain what an EICR, PAT test and Gas Safety Certificate actually do, how often they are required, and what London landlords should know in 2026.
EICR vs PAT vs Gas Safety: What’s the Difference?
The simplest way to remember the difference is:
EICR = fixed electrical installation
PAT = electrical appliances
Gas Safety Certificate = gas appliances and flues
An EICR examines the fixed electrical installation in the property.
PAT testing relates to electrical appliances supplied with the property.
A Gas Safety Certificate records the result of the required gas safety check carried out by a Gas Safe registered engineer.
These checks should not be treated as interchangeable.
What Is an EICR?
EICR stands for Electrical Installation Condition Report.
It is an inspection and testing of the property’s fixed electrical installation.
This can include:
- Consumer units
- Wiring
- Socket outlets
- Light switches
- Lighting circuits
- Fixed electrical equipment
- Earthing and bonding
- Protective devices
The purpose is to identify defects and determine whether the electrical installation is safe for continued use.
For private rented properties covered by the electrical safety regulations in England, landlords must have the electrical installation inspected and tested at least every 5 years, unless the report specifies a shorter period.
What Does an EICR Actually Check?
An EICR isn’t simply a visual inspection.
The electrician carries out inspection and testing to assess the condition of the fixed electrical installation.
The report can identify problems using classification codes.
These can include:
- C1 — Danger present
- C2 — Potentially dangerous
- C3 — Improvement recommended
- FI — Further investigation required
For landlords, C1, C2 and FI observations are particularly important because they can require further action to make the installation compliant.
An EICR therefore shouldn’t be treated as just another piece of paperwork.
The important question is whether the inspection has identified a problem that needs to be addressed.
How Often Does a Landlord Need an EICR?
For properties covered by the relevant private rented sector regulations in England, the electrical installation must generally be inspected and tested at least every 5 years.
The landlord must also provide copies of the report to the tenant and, in certain circumstances, the local authority.
The five-year period should not be treated as an automatic rule for every situation.
If the electrical report states that an earlier inspection is required, the landlord should follow that recommendation.
What Is PAT Testing?
PAT stands for Portable Appliance Testing.
Unlike an EICR, PAT testing concerns electrical appliances rather than the property’s fixed electrical installation.
Depending on what is supplied with the property, this could include:
- Kettles
- Toasters
- Table lamps
- Portable heaters
- Vacuum cleaners
- Washing machines
- Microwaves
- Other electrical appliances
The important distinction is that PAT testing looks at equipment, whereas an EICR looks at the fixed installation.
Do Landlords Have to PAT Test Every Year?
This is one of the most common misunderstandings.
There is no blanket legal requirement for every landlord to have every electrical appliance PAT tested every year.
Instead, landlords have responsibilities to ensure that electrical equipment they provide is safe.
The appropriate approach depends on factors such as the type of equipment, how it is used, its condition and the level of risk.
The government’s guidance on electrical safety in rented properties explains the distinction between the fixed installation and electrical equipment supplied by landlords.
Put this link on the words government’s guidance on electrical safety in rented properties.
Does an EICR Replace PAT Testing?
No.
An EICR does not replace appropriate checks on electrical appliances supplied with the property.
Imagine a furnished rental property with an old consumer unit, several sockets and a washing machine.
The EICR may identify problems with the fixed electrical installation.
But that doesn’t automatically tell you whether the washing machine itself is safe.
The opposite can also be true.
A property could have a satisfactory fixed electrical installation while one of its appliances has a damaged cable or plug.
That’s why the two areas should be considered separately.
What Is a Gas Safety Certificate?
A Gas Safety Certificate is the record produced following a gas safety check carried out by a Gas Safe registered engineer.
Where a rented property has gas appliances, landlords must arrange a gas safety check every 12 months.
The check covers the relevant gas appliances and flues.
The landlord must also provide the tenant with a copy of the gas safety record before they move in, or within 28 days of the check.
Does a Gas Safety Certificate Cover the Boiler?
Where the boiler is a gas appliance, it is included in the relevant gas safety check.
However, a Gas Safety Certificate is not the same thing as a boiler service.
A gas safety check is concerned with whether the relevant gas appliances and flues are safe.
A boiler service can involve additional checks relating to the condition and operation of the boiler.
Landlords should therefore understand exactly what work has been carried out rather than assuming that one document covers everything.
How Often Does a Gas Safety Check Need to Be Done?
The landlord’s gas safety check must be completed every 12 months where the property has relevant gas appliances.
The work must be carried out by a Gas Safe registered engineer.
This is considerably more frequent than the normal five-year EICR inspection cycle.
That’s why landlords need a system for keeping track of gas safety dates rather than waiting until the certificate has already expired.
What If the Property Has No Gas?
If the property has no gas appliances or relevant gas installation, an annual Gas Safety Certificate may not apply.
For example, a property using only electric heating and electric cooking would not normally require a gas safety certificate simply because it is rented.
However, the property’s electrical safety responsibilities still need to be considered.
This distinction is becoming increasingly relevant as more properties use electric heating, heat pumps and other alternatives to gas.
EICR vs PAT vs Gas Safety: Quick Comparison
| Check | What it covers | Main requirement |
|---|---|---|
| EICR | Fixed electrical installation | Generally at least every 5 years for covered private rented properties |
| PAT | Electrical appliances | Risk-based; no blanket annual legal requirement |
| Gas Safety Certificate | Gas appliances and flues | Every 12 months where applicable |
These are three separate areas of property safety.
Having one does not automatically satisfy the requirements associated with the others.
What About Electrical Appliances Supplied With a Rental Property?
If you provide electrical appliances to your tenants, you have a responsibility to make sure they are safe.
This doesn’t necessarily mean putting every appliance through a formal PAT test every year.
Instead, landlords should consider appropriate inspection, maintenance and testing based on the equipment and the risks involved.
For example, a damaged cable, cracked plug or appliance showing signs of overheating should not simply be left until the next scheduled inspection.
If something looks unsafe, it should be dealt with immediately.
What Happens If an EICR Finds a Problem?
If the EICR identifies a serious electrical defect, the landlord may need to arrange remedial work.
The report uses classification codes to explain the seriousness of the findings.
For example:
C1 indicates danger is present.
C2 indicates a potentially dangerous condition.
FI means further investigation is required.
Where required remedial work is identified, landlords should arrange the necessary work and keep evidence showing what has been done.
If you need an electrician to investigate or repair problems identified during an EICR, you can find more information about electrical repairs and maintenance in London here:
What Happens If a Gas Safety Check Finds a Problem?
If a Gas Safe engineer identifies a dangerous problem, the appliance or installation may need to be repaired or taken out of use.
Landlords should never ignore a gas safety issue simply because an appliance appears to be working.
Gas appliances can create serious safety risks if they are defective, incorrectly installed or poorly maintained.
The annual gas safety check is therefore an important part of managing a rental property rather than just another certificate to file away.
What Other Safety Responsibilities Do London Landlords Have?
EICR, PAT and Gas Safety aren’t necessarily the only safety responsibilities that apply to a rental property.
Depending on the property, landlords may also need to consider:
- Smoke alarms
- Carbon monoxide alarms
- Fire safety
- EPC requirements
- HMO requirements
- Property licensing
- Furniture and furnishings
- General repairs and maintenance
GOV.UK’s landlord guidance explains a number of the safety and maintenance responsibilities that can apply to rented properties.
Do Landlords Need Smoke and Carbon Monoxide Alarms?
These requirements are separate from EICR, PAT and Gas Safety.
Landlords must provide working smoke alarms on the required floors.
Carbon monoxide alarms are also required in certain circumstances, including where there is a fixed combustion appliance in the relevant room.
The exact requirements should be checked against the current regulations and guidance.
This is another reason why having a Gas Safety Certificate doesn’t automatically mean that every safety requirement in the property has been dealt with.
What Documents Should a London Landlord Keep?
A sensible landlord should keep a clear record of the property’s safety documentation.
This can include:
Electrical
- Current EICR
- Evidence of remedial work
- Appliance inspection and maintenance records where appropriate
Gas
- Current Gas Safety Record
- Records of repairs
- Relevant servicing documentation
Property Safety
- EPC
- Alarm records
- Licensing documents where applicable
- HMO documentation where applicable
Keeping these records together can make property management much easier.
It also means that if a tenant, letting agent or local authority needs documentation, you aren’t searching through old emails trying to find it.
Common Mistakes London Landlords Make
Mistake 1: Thinking an EICR Covers All Electrical Equipment
It doesn’t.
An EICR examines the fixed electrical installation.
It isn’t a complete inspection of every portable appliance supplied with the property.
Mistake 2: Assuming PAT Testing Is Always Annual
There is no blanket requirement for every landlord to PAT test every appliance every year.
The appropriate approach depends on the equipment and risk.
Mistake 3: Treating a Gas Safety Certificate as a Boiler Service
They are different types of work.
A gas safety check shouldn’t automatically be described as a full boiler service.
Mistake 4: Ignoring Problems Found During an EICR
Obtaining the report isn’t necessarily the end of the process.
If the report identifies defects requiring action, those problems need to be addressed.
Mistake 5: Forgetting Certificate Expiry Dates
An expired certificate can create unnecessary compliance problems.
Landlords should have reminders for important inspection and renewal dates.
Mistake 6: Using the Wrong Contractor
Gas safety work must be carried out by a Gas Safe registered engineer.
Electrical inspection and testing should be carried out by a suitably qualified and competent person.
Do London Landlords Need All Three?
Not necessarily.
It depends on the property.
A property with gas appliances will generally require an annual Gas Safety Certificate.
A private rented property covered by the electrical safety regulations will generally require an EICR at least every five years.
PAT testing may be appropriate where electrical appliances are supplied, but there is no blanket rule requiring every appliance to be PAT tested annually.
The better approach is not to think:
“Every rental property needs three certificates.”
Instead, think:
“Every rental property needs the appropriate safety checks for the equipment and risks present.”
That’s a much more accurate way to manage landlord responsibilities.
A Simple 2026 Landlord Safety Checklist
Before a tenant moves into a property, check:
☐ Current EICR available
☐ Any required electrical remedial work completed
☐ Gas Safety Certificate current, where gas is present
☐ Gas appliances checked by a Gas Safe registered engineer
☐ Electrical appliances supplied with the property are safe
☐ Smoke alarms installed and working
☐ Carbon monoxide alarms installed where required
☐ EPC available where required
☐ Property licensing requirements checked
For landlords who also need help with wider property maintenance in London, keeping electrical, plumbing and heating issues under the same maintenance plan can make property management easier.
Final Thoughts
EICR, PAT and Gas Safety are often mentioned together, but they deal with different parts of a rental property.
An EICR checks the fixed electrical installation.
PAT testing concerns electrical appliances and should be approached according to the equipment and level of risk.
A Gas Safety Certificate records the required annual gas safety check where gas appliances are present.
For London landlords, understanding this distinction can help avoid both unnecessary costs and missed safety responsibilities.
The goal isn’t simply to collect certificates.
The goal is to make sure the property and the equipment supplied with it are safe for the people living there.
Frequently Asked Questions
Is an EICR the same as PAT testing?
No. An EICR checks the fixed electrical installation, while PAT testing concerns electrical appliances.
How often does a landlord need an EICR?
For properties covered by the relevant private rented sector regulations in England, the electrical installation must generally be inspected and tested at least every five years.
Does PAT testing have to be done every year?
No. There is no blanket legal requirement for every landlord to PAT test every appliance annually.
How often does a landlord need a Gas Safety Certificate?
Where relevant gas appliances are present, the gas safety check must be carried out every 12 months by a Gas Safe registered engineer.
Does an EICR cover electrical appliances?
No. An EICR examines the fixed electrical installation. Appliances supplied with the property need to be considered separately.
Does PAT testing replace an EICR?
No. PAT testing does not replace an EICR.
Does a Gas Safety Certificate cover the electrical system?
No. Gas safety and electrical safety are separate areas.
Does every rental property need a Gas Safety Certificate?
No. The annual gas safety requirement applies where relevant gas appliances and installations are present.
Can a property have an EICR but still have an unsafe appliance?
Yes. An EICR does not automatically establish that every portable electrical appliance supplied with the property is safe.
What should a landlord do if an EICR identifies a serious problem?
The landlord should arrange the required remedial work or further investigation and retain evidence of the work completed.
Can one contractor carry out EICR and PAT testing?
A person may be competent to carry out both types of work, but the important point is that whoever performs the work must have the appropriate competence for the inspection or testing being carried out.
