PAT stands for Portable Appliance Testing.

A portable appliance is basically any appliance with a plug attached to it. For example personal computers, and their equipment (monitor, speakers etc), kettles, irons, leads, cables, toasters, printers, etc

There is a very good and informative web-site here from which you can see that PAT testing is mainly an obligation of employers as part of providing safe working conditions.

However your lodger will expect to be able to switch on his bedside lamp without having it blow up in his face, so you might want to think about it if you rent rooms to lodgers. As a supplier you should comply with the Electrical Equipment (Safety) Regulations 1994.

If someone supplies electrical appliances as part of a service (in your case the renting of a room) they need to make sure that they are safe. New items should be all right for a while, but if you are renting out a room to a new lodger and you are using appliances which have been used before, perhaps by your previous lodger, it is worth making sure that they are safe. Portable appliance testing will do this.

In particular:

• if there is any damage to the cable covering
• if the plug is damaged
• if any of the joints are taped or look damaged
• if the coloured insulation of the internal cable cores show where they enter plug?
• if the appliance seems to have been used in conditions for which it is not suitable (e.g. if it is wet)
• If there is any damage to the external casing of the equipment or are there loose screws or parts
• if there is any evidence of overheating (e.g.. burn marks or discoloration)
• if the off/on switch is damaged

Or indeed if you are just a bit worried, you should get your portable appliances tested. Best to be safe than sorry.

Getting Portable Appliance / PAT testing done

In order to make it cost effective, you should get all your appliances done at the same time, perhaps after one lodger has left and before the next one moves in. It is not hugely expensive, you can expect to pay about £25-35 which will cover testing about 10-20 appliances. You can find companies which do this online or in Yellow Pages, plus there is a helpful directory here. Some companies specifically advertise a service for landlords.

Finally, make sure that you keep a record of the appliances tested, so if there is any problem later you can prove that you have had it done.

Have had your appliances tested in this way? Have you ever had any problems where you wish you had? Did you have any problems finding a suitable firm to do the testing?

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Furniture and furnishings – legal obligations
So far as legal matters are concerned, the most important thing you need to know is that all furniture must comply with the Furniture and Furnishings (Fire) (Safety) Regulations 1987 (and the amendments made in 1988). Basically, these say that all furniture must be fire safety compliant and carry the proper labels.

Items covered include padded headboards, sofas, mattresses, pillows, cushions, nursery furniture and cloth covers on seats. Some items are exempt, in particular furniture made before 1950, duvets and sheets.  (You will find some further information here, or have a word with your local Trading Standards Officer, who will have lots of leaflets).

If you are buying new furniture, you won’t have a problem, as it will have to be compliant or the shop won’t be allowed to sell it. There are special companies who provide packs of furniture for landlords, so if you are furnishing your lodgers room from scratch, some of these may be suitable for you.

When I was preparing my house for lodgers, these special companies did not exist (it was 20 years ago remember) so I bought most of my stuff from second hand shops.

What to provide
This is really up to you, provided you comply with the regulations. However neutral colours are generally a safe bet, and are least likely to put people off. Having a good quality carpet can do a lot for the appearance of a room, but make sure it is a neutral colour and hardwearing.

For those on a budget, you can often get very nice cheap offcuts in carpet warehouses. I did this. It was cheap, the carpet was lovely, but laying it myself was a nightmare! I have always made a point of using professional carpet fitters since then.

So far as walls are concerned, Magnolia paint is the traditional ‘neutral’ colour preferred by many professional landlords. However so long as the decor is unobtrusive, fresh and clean, it should be all right.

In almost all cases you should provide the following:

• A comfortable bed. Fit a waterproof mattress cover to protect it from stains.
• A desk or computer workstation, with a lamp or good overhead lighting, and a chair
• Bookcases, or shelves on the wall
• Lots of storage space for clothes and other items
• A bedside table with lamp and perhaps a clock radio
• Some form of heating

It is best to get new electrical items if you can afford it, and make sure you keep the receipts and instruction books. If you can’t afford new items, try to get them tested (known as PAT for Portable Appliance Testing).

Have a think about what you are going to do about pictures. If you don’t want the lodger to use nails or blue tac (or similar), consider having a picture rail with hooks or a pinboard or notice board.

Generally the room should be bright and cheerful and spotlessly clean (at least before the lodger moves in!). Some landlords make a practice of sleeping at least one night in the room when getting it ready, to get a feel for what is needed, and what will be convenient for your lodger. Even if you do not go this far, try to think things through so the room is as good as you can afford.

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What is your experience of the things in this section? How do you furnish your lodgers room? Is there anything I have left out of my list? Do you have any tips?