If you're a landlord in Edinburgh, EICR (Electrical Installation Condition Report) testing is not optional - it's a legal requirement. This comprehensive 2025 guide covers everything you need to know to stay compliant and keep your tenants safe.
What is an EICR?
An EICR is a detailed inspection and report of your property's electrical installation. It identifies any damage, deterioration, defects, and dangerous conditions that could pose safety risks.
Key Fact for Scottish Landlords
Since December 1, 2015, all private rented properties in Scotland must have a valid EICR before a new tenant moves in, and be tested every 5 years thereafter. This is stricter than England where the requirement only started in 2020.
Legal Requirements in Scotland
When You Must Have an EICR:
- Before any new tenancy: Must have a valid EICR dated within the last 5 years
- Every 5 years: Existing tenancies require renewal
- Before renewal: If current EICR expires during tenancy
- After major electrical work: New EICR recommended
Consequences of Non-Compliance:
- First-tier Tribunal can require landlord to carry out work
- Potential Rent Penalty Notice (RPN) reducing rent to zero
- Cannot legally proceed with eviction if non-compliant
- Insurance claims may be invalid
- Personal injury liability if tenant is harmed
- Reputational damage and difficulty finding tenants
EICR Costs in Edinburgh (2025)
| Property Type | Typical Cost |
|---|---|
| 1-Bedroom Flat | £120 - £180 |
| 2-Bedroom Flat | £150 - £220 |
| 3-Bedroom House | £180 - £280 |
| 4-Bedroom House | £220 - £350 |
| 5+ Bedroom House | £280 - £450+ |
Prices vary based on property size, accessibility, number of circuits, and location within Edinburgh. Remedial work is additional.
What's Checked During an EICR?
Visual Inspection:
- Consumer unit condition and type
- Socket outlets and switches
- Light fittings and switches
- Visible wiring condition
- Earth bonding to gas, water pipes
- Smoke alarm wiring
Electrical Testing:
- Earth fault loop impedance
- Insulation resistance
- Polarity checks
- RCD operation and timing
- Circuit continuity
- Verification of earthing
Edinburgh Tenement-Specific Checks:
- Common stair lighting responsibility
- Shared supply arrangements
- Entry system electrical safety
Understanding EICR Codes
EICR reports use a coding system to classify issues:
C1 - Danger Present (Immediate Action Required)
Risk of injury or fire. Examples:
- • Exposed live parts
- • Accessible live conductors
- • Dangerous wiring
Action: Electrician should isolate the danger immediately. Must be fixed before property can be rented.
C2 - Potentially Dangerous (Urgent Remedial Action Required)
Not immediately dangerous but requires prompt attention. Examples:
- • No RCD protection
- • Insufficient earthing
- • Old wiring insulation degradation
Action: Must be fixed to pass EICR. Property cannot be legally rented with C2 codes unresolved.
C3 - Improvement Recommended
Not dangerous but recommended for improvement. Examples:
- • Old but functioning consumer units
- • Insufficient sockets leading to overuse of adaptors
- • Minor labeling issues
Action: Property can still pass with C3 codes. Consider addressing for tenant convenience and future compliance.
FI - Further Investigation Required
Issue needs specialist investigation. Cannot pass EICR until resolved.
How Long Does an EICR Take?
- 1-bedroom flat: 2-3 hours
- 2-bedroom flat: 3-4 hours
- 3-bedroom house: 4-5 hours
- 4+ bedroom house: 5-7 hours
Add extra time for:
- Large properties with many circuits
- Properties with tenant-occupied rooms requiring coordination
- Difficult access to consumer units or areas
- Complex shared systems in tenements
What If Your Property Fails?
Understanding Failure:
Properties with C1 or C2 codes will receive an "Unsatisfactory" report. You must:
- Get written quotes for remedial work
- Commission repairs from qualified electrician
- Obtain certificates for completed work
- Sometimes require re-test (depending on extent of work)
Common Reasons for Failure in Edinburgh Properties:
- Old consumer units: No RCD protection in older fuse boxes
- Inadequate earthing: Common in pre-1970s properties
- Deteriorated wiring: Particularly in Victorian tenements
- DIY modifications: Unauthorized electrical work by previous owners/tenants
- Damaged sockets/switches: Wear and tear from multiple tenancies
Preparing for an EICR Inspection
Before the Electrician Arrives:
- Notify tenants (if occupied) about the inspection
- Ensure access to all rooms, cupboards, and lofts
- Make sure consumer unit is accessible
- Remove obstacles blocking socket outlets
- Provide keys for any locked areas
- Arrange for tenants to be present if required
Have Ready:
- Previous EICR report (if available)
- Records of any electrical work done since last inspection
- Property layout plan (helpful for larger properties)
Choosing a Qualified Electrician
Not all electricians can perform EICRs. Your electrician must:
- Hold Level 3 qualification in Inspection and Testing
- Be qualified to current 18th Edition wiring regulations
- Have professional indemnity insurance
- Be independent (not just testing their own work)
- Provide proper EICR certificates that meet Scottish regulations
Warning: Avoid Uncertified "Inspections"
Some non-qualified individuals offer cheap "electrical checks." These are NOT legally valid EICRs. Always verify qualifications and ask to see examples of certificates they've issued.
EICR for HMO Licenses
If your Edinburgh property is a House in Multiple Occupation (HMO), additional requirements apply:
- EICR required as part of HMO license application
- More stringent safety standards
- May require fixed wired emergency lighting
- Fire alarm system electrical compliance
- Edinburgh City Council may inspect alongside EICR
Multi-Property Landlords: Staying Organized
Best Practices:
- Maintain a spreadsheet of all EICR expiry dates
- Set reminders 2-3 months before expiry
- Use same qualified electrician for consistency
- Keep digital copies of all certificates
- Schedule inspections during tenant changeovers when possible
Cost-Saving Strategies:
- Negotiate bulk discounts for multiple properties
- Schedule multiple inspections on same day
- Address C3 recommendations early to avoid C2 issues later
- Regular maintenance prevents costly emergency repairs
EICR Testing for Edinburgh Landlords
At Amerson Electrical, we specialize in landlord EICR testing across Edinburgh:
- ✓ Fully qualified to 18th Edition standards
- ✓ Fast turnaround - reports within 24-48 hours
- ✓ Competitive pricing for multi-property landlords
- ✓ Remedial work quoted separately and fairly
- ✓ Experience with Edinburgh tenements and period properties
- ✓ Flexible scheduling around tenancies
Record Keeping Requirements
As an Edinburgh landlord, you must:
- Provide a copy of the EICR to tenants before they move in
- Keep records for duration of tenancy plus 6 years
- Make certificates available to Edinburgh City Council on request
- Display electrical safety information to tenants
Future-Proofing Your Rental Property
Smart landlords go beyond minimum compliance:
- Upgrade old consumer units: Even if functioning, modern RCD units are safer
- Add extra sockets: Reduces reliance on adaptors and extension leads
- Install surge protection: Protects tenant appliances and your property
- EV charger preparation: Increasingly important for tenant satisfaction
- Smart meter compatibility: Ensure electrical system ready for upgrades
Final Thoughts
EICR compliance is non-negotiable for Edinburgh landlords. Beyond legal obligations, it demonstrates professionalism, protects your tenants, and preserves your property value. Budget for inspections every 5 years and address any issues promptly.
Don't wait until the last minute. Book your EICR inspection at least 2 months before the current certificate expires to allow time for any necessary remedial work.
Need an EICR for your Edinburgh rental property? Contact us today for fast, professional testing and certification.