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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The condition of your property
‘Proper landlords’, i.e. landlords of separate properties let under tenancies such as assured shorthold tenancies, are bound by what are known as the ‘statutory repairing covenants’. These are a set of rules set out in section 11 of the Landlord and Tenant Act 1985. However you will be happy to know that, provided you don’t allow your tenant to acquire a tenancy (explained on Day 1), these will not apply to you.

However this does not mean that it is all right for your property to be in bad repair!

The Local Authorities powers
It is not often realised that local authorities have a general duty, under the Housing Act 2004, to make sure that residential properties in their area, *all* residential properties, not just HMOs, are in a fit and proper condition. If a complaint is made to them, they will attend and do an inspection under the Housing Health and Safety Rating System (HHSRS).

Under the HHSRS, the property is checked against 29 hazards (such as ‘excess cold’, danger of falls and electrical hazards). If the inspection shows that the property has any ‘category 1 hazards’ the Local Authority will serve an improvement order on the landlord (i.e. you!) requiring him to bring the property up to standard.

Hopefully this will never happen to you (the HHSRS is more generally used to inspect HMOs). However, you should make sure nonetheless, that your property, or at least the part used by your lodger, is in good condition.  (Note, if you are interested you will find more about the HHSRS here)

Here are a few other matters (apart from gas which will be dealt with on day 5) to watch out for:

Electrical safety
If you want to check whether the electrical wiring in your property is safe, you can get your electricity supplier to inspected it free of charge. However, be careful as if they think it is unsafe, they will cut your supply off until repairs are done.

Fire safety
Your local fire prevention officer can advise on fire safety. This is a free service and it is a good idea to obtain a report even if you are not taking in lodgers.

Grants
There are sometimes grants available, particularly if your property is in poor condition, or if you want to carry out energy saving improvements. Contact your Local Authority (for general grants) and the Energy Savings Trust (www.energysavingtrust.org.uk) for energy saving improvements. Your local Citizens Advice Bureau may also have a list of grant providers in your area.

Note: when I bought my house, it only had an outside WC so I got quite a good grant from the Local Authority to get it brought up to standard. Mind you, that was 20 years ago!

Trading Standards
Trading standards officers (although they do bring prosecutions), generally believe that the most important part of their work is to help people understand and comply with all the various regulations they are there to enforce. They are a very good source of information, are usually very friendly, and will have lots of useful leaflets. You can find your local office via the web-site www.tradingstandards.gov.uk.

Vermin and insect infestation
This can happen to the best of us. Rats get everywhere, and if you have a cat or dog, flea infestation is often inevitable at some stage or other. It does not mean you are dirty! Have a word with your local authority pest control service, which is often free or low cost, or speak to your vet, who can  advise on getting rid of fleas on pets.

Finally
Remember that if your lodger suffers an injury because of your property not being in a proper condition, you could be sued for damages!

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What is your experience of the things in this section? For example, have any landlord lodgers been inspected under the HHSRS because of a complaint by their lodger? Have you found trading standards helpful? Have you been successful in getting any grants to do work?