After years of electrical fault finding across Edinburgh – from Georgian townhouses in the New Town to converted flats in Leith, Victorian tenements in Marchmont to modern apartments in the Waterfront – we've seen certain patterns emerge. Edinburgh's unique housing stock, combined with Scotland's electrical regulations and the city's challenging climate, creates a specific set of common electrical faults.
Here are the 10 most common electrical faults we encounter in Edinburgh, why they happen, and how we fix them.
1. Tripping RCDs (Residual Current Devices)
The Symptom:
Your consumer unit (fuse box) switch trips, cutting power to parts of your home. Sometimes it trips immediately when reset, other times it works for hours or days before tripping again.
Why It Happens in Edinburgh:
- Water ingress: Edinburgh's high rainfall causes moisture to penetrate walls, especially in older stone buildings
- Aging cable insulation: Many Edinburgh properties have 40-60 year old wiring with deteriorating insulation
- Faulty appliances: Kettles, washing machines, tumble dryers with internal earth faults
- Shared walls in tenements: Dampness from neighboring flats can affect your electrical systems
How We Fix It:
Professional Fault Finding Process:
- Isolation testing: Disconnect circuits one by one to identify which circuit has the fault
- Appliance testing: Unplug appliances on the affected circuit, test each for earth leakage
- Insulation resistance testing: Use multifunction tester to measure cable insulation quality
- Repair options:
- Replace faulty appliance (if appliance fault)
- Dry out and re-seal cable entry points (if moisture ingress)
- Replace damaged cable section (if insulation breakdown)
- Full circuit rewire (if widespread deterioration)
Typical cost: £95-150 diagnosis + £80-600 repair depending on cause
Edinburgh-Specific Advice:
If your RCD trips during or after heavy rain, it's almost certainly water ingress – common in tenements and properties with external electrical installations.
2. Flickering Lights
The Symptom:
Lights flicker, dim, or brighten randomly or when certain appliances are used (washing machine, kettle, electric shower).
Why It Happens in Edinburgh:
- Loose connections: Vibration from traffic (especially in New Town, Stockbridge) gradually loosens terminals
- Old wiring undersized for modern demands: Victorian/Georgian properties wired for gas lights, later converted to electricity
- Shared neutral faults: Common in tenement conversions where flats share electrical services
- Poor quality LED bulbs: Incompatible with older dimmer switches or fluctuating voltage
How We Fix It:
Professional Fault Finding Process:
- Voltage drop testing: Measure voltage at consumer unit and at affected lights to identify location of resistance
- Connection inspection: Check all terminals in consumer unit, junction boxes, light switches
- Circuit loading check: Measure current draw to see if circuit is overloaded
- Repair options:
- Tighten loose connections (most common fix)
- Replace damaged cable sections
- Install dedicated circuits for heavy appliances
- Upgrade lighting circuit if undersized
- Replace incompatible dimmers with LED-compatible versions
Typical cost: £95-150 diagnosis + £80-450 repair
Edinburgh-Specific Advice:
In Edinburgh tenements, flickering lights in multiple flats simultaneously often indicates a problem with the main incoming supply – contact your electricity supplier (Scottish Power, SSE, etc.) rather than an electrician for this issue.
3. Dead Sockets or Circuits
The Symptom:
One or more sockets completely dead, or an entire circuit (all kitchen sockets, all downstairs sockets) not working.
Why It Happens in Edinburgh:
- Nail/screw through cables: Very common in tenements when hanging pictures on solid walls (cable routes unpredictable)
- Rodent damage: Mice in cavity walls or under floors, especially in older buildings
- Failed junction boxes: Hidden junctions in solid walls, often damaged during renovations
- Overloaded ring circuit: Too many sockets added to original circuit over decades
How We Fix It:
Professional Fault Finding Process:
- Circuit tracing: Use cable locator to map cable routes
- Continuity testing: Test for breaks in ring circuit
- Insulation testing: Check for short circuits
- Visual inspection: Check all accessible junction points
- Repair options:
- Locate and repair cable damage
- Replace failed socket or junction box
- Rewire affected section if damage extensive
- Install accessible junction boxes (avoid hidden junctions)
Typical cost: £95-150 diagnosis + £150-600 repair (£800-1,200 if full rewire of ring needed)
Edinburgh-Specific Advice:
In tenements with solid walls, locating cable damage often requires lifting floorboards in the flat above or accessing shared services – notify neighbors beforehand.
4. Burning Smell from Consumer Unit or Sockets
The Symptom:
Distinct electrical burning smell (acrid, plasticky), often near the consumer unit, sockets, or switches. May be constant or occur only when certain appliances are used.
Why It Happens in Edinburgh:
- Loose connections overheating: Vibration from buses/traffic in city center areas
- Overloaded circuits: Modern appliances drawing more current than old wiring designed for
- Old consumer units: Many Edinburgh homes still have 1960s-80s fuse boxes with poor connections
- Corroded terminals: Coastal areas (Leith, Portobello) suffer salt-air corrosion
How We Fix It:
⚠️ URGENT - DO NOT IGNORE
Burning smells indicate serious overheating that can cause fire. Call immediately, do not continue using the affected circuit.
- Immediate isolation: Turn off affected circuit at consumer unit
- Emergency inspection: Thermal imaging to identify hotspots
- Terminal inspection: Check all connections in consumer unit and affected sockets
- Repair options:
- Tighten loose connections and clean terminals
- Replace damaged components (MCBs, socket outlets)
- Consumer unit replacement if old or damaged (common requirement)
- Circuit upgrade if overloaded
Emergency call-out: £125 first hour + £250-1,200 repair depending on extent
5. Consumer Unit Issues (Old Fuse Boxes)
The Symptom:
Old-style consumer unit with rewirable fuses or early MCBs, no RCD protection, buzzing sounds, or difficulty resetting breakers.
Why It's Common in Edinburgh:
- Historic housing stock: Many properties haven't been rewired since 1960s-80s
- Listed buildings: Owners reluctant to modernize due to planning restrictions (though electrical upgrades usually exempt)
- Buy-to-let properties: Landlords delaying upgrades until legally required
- Original fittings in conversions: Flats created from large houses often retain original consumer units
How We Fix It:
Modern Consumer Unit Upgrade:
- Full replacement with 18th Edition unit: Includes RCD protection, surge protection, and individual MCBs for each circuit
- Testing of all circuits: Ensures existing wiring is safe to use with new unit
- Earthing & bonding check: Often needs upgrading alongside consumer unit
- Electrical certificate provided: Adds value to property
Typical cost: £450-800 for standard residential consumer unit replacement
Edinburgh-Specific Advice:
Many Edinburgh landlords are now upgrading consumer units proactively ahead of the 5-year EICR requirement, as old units often fail inspection.
6. Electric Shocks from Appliances or Metalwork
The Symptom:
Tingling or shock sensations from appliances, kitchen/bathroom metalwork, radiators, or even the kitchen sink.
Why It Happens in Edinburgh:
- Poor earthing in old properties: Many tenements have inadequate earthing systems
- Missing bonding: Water pipes, gas pipes not properly bonded to earth
- Faulty appliances: Internal insulation breakdown
- Damp conditions: Wet bathrooms/kitchens increase risk of earth faults
How We Fix It:
⚠️ URGENT - RISK OF ELECTROCUTION
Do not use affected appliances or touch metalwork. Call electrician immediately.
- Earth fault loop impedance testing: Verify earthing system is effective
- Appliance testing: Check for insulation breakdown
- Bonding inspection: Ensure all metalwork properly connected to earth
- Repair options:
- Install proper earthing if missing (common in older properties)
- Add main bonding to gas/water pipes
- Install supplementary bonding in bathrooms
- Replace faulty appliances
- Install RCD protection for additional safety
Emergency call-out + repair: £200-800 depending on extent of earthing work needed
7. Intermittent Power Loss
The Symptom:
Power cuts out randomly, sometimes for seconds, sometimes for hours. May affect whole property or just specific circuits. Impossible to predict when it will happen again.
Why It Happens in Edinburgh:
- Loose incoming supply connections: Service head faults (call Scottish Power/SSE first)
- Temperature-dependent faults: Connections that fail when cold, work when warm (or vice versa)
- Intermittent appliance faults: White goods with intermittent earth faults
- Weather-related issues: Water ingress during rain, drying out afterward
How We Fix It:
Professional Fault Finding (The Challenging One):
Intermittent faults are the hardest to diagnose. We use systematic approaches:
- Pattern analysis: When does it happen? Weather conditions? Time of day? Appliances in use?
- Long-term monitoring: Sometimes requires leaving testing equipment connected
- Thermal imaging: Detect connections that overheat before failing
- Load testing: Deliberately stress circuits to induce fault under controlled conditions
- Systematic isolation: Disconnect circuits/appliances one by one until fault stops
Typical cost: £150-350 diagnosis (may take multiple visits) + £100-600 repair once located
Edinburgh-Specific Advice:
If power loss affects entire property and only during rain, check your external supply head – Edinburgh's weather can cause water ingress into supply equipment (this is your electricity supplier's responsibility, not yours).
8. Overloaded Circuits (Modern Demands on Old Wiring)
The Symptom:
Breakers trip when multiple appliances used simultaneously. Sockets feel warm. Lights dim when high-power appliances start. Extension leads everywhere.
Why It's Common in Edinburgh:
- Victorian/Georgian wiring: Designed for lighting and maybe a wireless, now powering microwaves, dishwashers, computers, TVs
- Open-plan conversions: Kitchens moved into reception rooms, using lighting circuits for cooking appliances
- Home working: Edinburgh's large professional population now running offices from home
- EV charging: Attempts to charge electric vehicles from standard sockets
How We Fix It:
Circuit Upgrade/Addition:
- Load calculation: Determine actual power requirements
- Circuit design: Add dedicated circuits for high-demand areas
- Kitchen appliances: dedicated 32A circuits for ovens, induction hobs
- Home office: dedicated sockets circuit for computers, equipment
- EV charging: proper EV charger installation with dedicated supply
- Utility room: separate circuit for washing machine, tumble dryer
- Consumer unit upgrade: Often needed to accommodate additional circuits
Typical cost: £300-600 per new circuit + consumer unit upgrade if needed (£450-800)
9. Water Damage to Electrical Systems
The Symptom:
Electrical problems after water leak, burst pipe, flooding, or even just heavy persistent rain. May include tripping RCDs, dead circuits, or visible water in sockets/switches.
Why It's Common in Edinburgh:
- High rainfall: 700mm+ annually, higher than UK average
- Stone buildings with lime mortar: Water penetrates more easily than modern cement mortar
- Top-floor flat leaks: Roof leaks affect electrical systems below
- Shared tenement stairwells: Leaks from communal areas affecting flats
- Victorian plumbing: Old pipes prone to leaking behind walls where cables run
How We Fix It:
Water Damage Assessment & Repair:
- Immediate isolation: Turn off affected circuits until dry
- Drying out period: Allow cables/fittings to dry thoroughly (may take days)
- Insulation testing: Check cables haven't been permanently damaged
- Component inspection: Sockets, switches, junction boxes for water damage
- Repair options:
- Replace water-damaged sockets/switches (£60-120 per item)
- Replace damaged cable sections if insulation compromised (£200-500)
- Dry out and re-seal cable entry points (£100-250)
- Install waterproof external fittings if appropriate (£80-150 per fitting)
Typical cost: £150-250 assessment + £200-800 repairs depending on extent
Edinburgh-Specific Advice:
Edinburgh's Insurance Loss Adjusters often require an electrical safety certificate after water damage before approving insurance claims – we provide these as part of our repair service.
10. Smart Home Integration Issues
The Symptom:
Smart lights flickering, smart switches not working properly, Wi-Fi-enabled appliances causing electrical issues, Hive/Nest thermostats losing power.
Why It's Emerging in Edinburgh:
- Modern technology meets old wiring: Smart devices need neutral wires; many Edinburgh light switches don't have them
- Incompatible dimmer switches: Old dimmers don't work with smart LED bulbs
- Electrical noise: Old wiring creates interference affecting smart devices
- Insufficient earthing: Smart devices often require proper earthing
How We Fix It:
Smart Home Electrical Compatibility:
- Neutral wire installation: Run neutral to light switches for smart switches (£100-200 per switch)
- Smart-compatible dimming: Replace old dimmers with LED/smart compatible versions (£80-150)
- Dedicated circuits for smart hubs: Ensure hubs/routers on reliable power (£150-300)
- Earthing improvements: Smart devices work better with proper earthing (£200-500)
- Electrical noise filtering: Install filters if interference is issue (£100-200)
Typical cost for basic smart home compatibility: £300-800
Edinburgh Electrical Fault Patterns by Area
New Town/Old Town (EH1, EH2, EH3, EH8):
- Listed building restrictions complicate electrical upgrades
- Very old wiring (1940s-60s most recent, often older)
- Shared services between flats common
- Difficulty accessing cables through stone walls
Leith (EH6):
- Water ingress very common (coastal, high water table)
- Mix of old tenements and modern flats
- Corrosion issues from salt air
- Dockside warehouse conversions with industrial electrical heritage
Marchmont/Bruntsfield (EH9, EH10):
- Victorian tenements with typical aging wiring
- Student areas – overloaded circuits from multiple occupants
- Lots of flat conversions – shared electrical complications
- HMO properties requiring upgraded electrical systems
Modern Areas (Waterfront, Granton, New Developments):
- Fewer traditional faults, more smart home integration issues
- Builder quality variation causing early failures
- EV charging infrastructure demands
- New-build snagging issues
Professional Electrical Fault Finding Across Edinburgh
Whether you're in a Georgian townhouse, Victorian tenement, or modern apartment, our experienced electricians understand Edinburgh's unique electrical challenges.
- ✓ All Edinburgh postcodes covered (EH1-EH21)
- ✓ 24/7 emergency fault finding
- ✓ Advanced diagnostic equipment
- ✓ Edinburgh building stock expertise
- ✓ Transparent pricing before repairs
- ✓ From £95 fault diagnosis
When to Call for Professional Fault Finding
Recognizing these common faults early is key to preventing expensive repairs and safety hazards. Call a professional electrician if you experience:
🚨 Emergency (Call Immediately):
- Burning smells
- Electric shocks
- Sparks or arcing
- Water in electrical fittings
- Scorch marks
- Complete power loss
⚠️ Urgent (Call Within 24 Hours):
- Repeated tripping
- Flickering lights
- Dead circuits
- Intermittent power
- Unusual sounds
- Warm sockets/switches
The Edinburgh Advantage: Local Expertise Matters
Electrical fault finding in Edinburgh isn't just about technical knowledge – it's about understanding the city's unique challenges:
- Building types: From 200-year-old tenements to brand new apartments
- Regulations: Scottish Building Standards and local planning requirements
- Climate: High rainfall, coastal corrosion, temperature fluctuations
- Architecture: Solid stone walls, shared services, listed building constraints
- Infrastructure: Mix of old and new electrical distribution networks
An electrician who knows Edinburgh can diagnose faults faster, suggest appropriate solutions for your property type, and navigate local challenges efficiently.
Prevention: Reducing Common Fault Risks
For All Edinburgh Properties:
- EICR inspections: Every 10 years (homeowners), 5 years (landlords)
- Consumer unit upgrade: If yours is over 20 years old
- RCD protection: Should be fitted to all socket circuits
- Regular maintenance: Tighten connections annually, especially in high-traffic areas
For Period Properties (Pre-1980):
- Rewiring consideration: If wiring is 40+ years old
- Water ingress checks: After heavy rain, look for damp near electrics
- Earthing upgrades: Many old properties have inadequate earthing
- Circuit additions: Rather than overloading old circuits
For Tenement Flats:
- Communicate with neighbors: Electrical issues may affect multiple flats
- Shared services inspection: Have common electrical systems checked
- Water damage vigilance: Top floor leaks can affect electrics floors below
Final Thoughts
Edinburgh's electrical faults follow predictable patterns shaped by the city's unique housing stock, climate, and history. Whether it's a tripping RCD in a Leith tenement or a smart home integration issue in a New Town Georgian flat, understanding these common faults helps homeowners recognize problems early and seek professional help before small issues become expensive emergencies.
The key takeaway? Most electrical faults get worse over time, not better. Early professional fault finding is always cheaper, safer, and less disruptive than waiting for complete failure.
Need Professional Fault Finding?
Our experienced electricians cover all Edinburgh areas with advanced diagnostic equipment and deep local knowledge. From Victorian tenements to modern apartments, we've seen – and fixed – it all.
Call 0131 3589935 or visit our Electrical Fault Finding page for professional diagnosis and repair.
Don't let small electrical faults become big problems. Edinburgh's housing deserves Edinburgh expertise.