EICR Testing in Edinburgh
An Electrical Installation Condition Report (EICR) is a detailed inspection and test of a property's electrical installation. It identifies any defects, deterioration, or non-compliance with current safety standards, and provides a clear assessment of whether the installation is safe to continue using.
To book an EICR inspection or discuss your requirements, call 0131 358 9935 or email [email protected].
Who Needs an EICR?
Landlords & Letting Agents
Legally required in Scotland. A valid EICR must be in place before a tenancy begins and renewed at least every five years.
Homeowners
Recommended when buying, selling, or if the property is older. Provides peace of mind and can identify hidden problems.
Businesses
Required for compliance with health and safety regulations. Recommended every five years or as specified by insurers.
EICR for Landlords and Letting Agents
Since December 2020, landlords in Scotland have been required to ensure that electrical installations in their rental properties are inspected and tested by a qualified electrician. A valid EICR must be in place before a new tenancy begins, and inspections must be repeated at intervals of no more than five years.
The report must be provided to new tenants before they move in, and to existing tenants within 28 days of the inspection. Copies must also be provided to the local authority if requested. If the report identifies issues requiring remedial work, that work must be completed within 28 days (or sooner if immediate danger is identified).
For landlords with multiple properties across Edinburgh, we can arrange inspections at times that work around tenancies and provide clear documentation for your records. We understand the importance of scheduling and can often accommodate short-notice requests where our diary allows.
What Landlords Should Expect
- A thorough inspection of the entire fixed electrical installation
- A written report detailing the condition and any issues found
- Clear classification of any defects (C1, C2, C3, or FI)
- An overall assessment: satisfactory or unsatisfactory
- A quote for any remedial work required (if applicable)
EICR for Homeowners
While homeowners are not legally required to have an EICR, there are several situations where an inspection is highly advisable:
Buying a Property
An EICR can reveal the true condition of the electrical installation before you complete a purchase. Many Edinburgh properties have wiring that is decades old, and a survey may not identify electrical issues. An EICR provides detailed information that can inform your decision or negotiation.
Selling a Property
Having a recent, satisfactory EICR can reassure potential buyers and may help avoid delays in the sale process. It demonstrates that the property has been well maintained and the electrical installation is in good condition.
Older Properties
If your Edinburgh home is more than 25 years old and has never had an electrical inspection, an EICR is a sensible precaution. Many properties in areas like Marchmont, Bruntsfield, and Stockbridge have wiring from the 1960s or earlier that may be deteriorating.
After Renovations
If you have completed renovations or suspect that previous owners carried out DIY electrical work, an EICR can identify any non-compliant or unsafe alterations that need to be addressed.
What the Inspection Involves
An EICR is a thorough examination of your property's fixed electrical installation. Here is what the inspection covers:
- Visual inspection of the consumer unit (fuse box) and its condition
- Checking all accessible wiring, including cables in roof spaces and under floors where possible
- Testing every circuit for insulation resistance, continuity, and polarity
- Verifying that earthing and bonding arrangements meet current standards
- Testing RCD (residual current device) operation and trip times
- Inspecting sockets, switches, and light fittings for damage or deterioration
- Checking for any DIY alterations or non-compliant work
- Assessing the overall condition of the installation against its age and type
The inspection covers the fixed installation only—this means the wiring, consumer unit, sockets, switches, and permanently connected equipment. It does not cover portable appliances (such as kettles or televisions), which require separate PAT testing if needed.
Understanding the Report: Classification Codes
If the inspection identifies any issues, they are classified using standard codes. Here is what each code means in plain terms:
Risk of injury exists. The issue should be addressed as a priority before the installation is used further. Examples include exposed live parts or an absent earth connection.
The issue could become dangerous under certain conditions. Remedial work is required. Examples include a deteriorating cable or an overloaded circuit.
The installation does not meet current standards but is not unsafe. Upgrading is recommended but not mandatory. Examples include the absence of RCD protection where it would now be required for new work.
The inspector could not fully assess part of the installation, and further investigation is needed to determine its condition. This may require additional access or exploratory work.
Overall Result
The report concludes with an overall assessment of satisfactory or unsatisfactory. A satisfactory result means no C1 or C2 issues were found—the installation is safe to continue using. An unsatisfactory result means remedial work is required before the installation can be considered safe.
Common EICR Findings in Edinburgh Properties
Edinburgh's housing stock includes many older properties with electrical installations that have been in place for decades. Based on our experience inspecting properties across the city, here are some of the most common issues we encounter:
Lack of RCD Protection
Older consumer units often lack RCD protection, which is now required for socket circuits and certain other circuits. This is typically classified as C3 (improvement recommended) unless other factors make it more serious.
Deteriorated Wiring
Cables installed in the 1960s and 1970s used rubber insulation that degrades over time. In tenement flats with high ceilings and loft spaces, heat can accelerate this deterioration. Failed insulation resistance tests often indicate this problem.
Inadequate Earthing
Older installations in Edinburgh often have earthing arrangements that do not meet current standards. This is particularly common in tenement flats where the earthing system may not have been upgraded when the building's supply was modernised.
DIY Alterations
We frequently encounter electrical work that has been carried out by previous occupants without proper knowledge or certification. This includes incorrectly wired sockets, junction boxes hidden in inaccessible locations, and circuits that have been extended beyond their safe capacity.
Outdated Consumer Units
Many Edinburgh flats still have original or early replacement consumer units with rewirable fuses. While not necessarily dangerous, these lack the protection features of modern units and are often accompanied by wiring of a similar age.
Typical Timescales
One-Bedroom Flat
Approximately 1–1.5 hours
Two-Bedroom Flat
Approximately 1.5–2 hours
Three-Bedroom House
Approximately 2–3 hours
Larger Properties
3+ hours depending on circuits
Timescales can be affected by the accessibility of the consumer unit and wiring, the number of circuits, and whether any issues are found that require closer investigation.
What Happens After the Inspection
At the end of the inspection, we discuss the findings with you and explain anything that needs attention. You receive a full written report, typically within 24 hours, that documents everything tested and the results.
If the Result is Satisfactory
The report confirms that the installation is safe to continue using. No further action is required until the next scheduled inspection (typically in five years for rental properties, or as you choose for owner-occupied homes).
If the Result is Unsatisfactory
The report details the issues found and what work is needed. We provide a clear quote for the remedial work. Once completed, we re-test the affected circuits and issue an updated certificate showing the installation as satisfactory.
The EICR Process: Step by Step
Booking
Contact us by phone or email to arrange an inspection. We confirm the property type, approximate number of circuits, and agree a convenient date and time. We provide a clear price before booking.
Access and Preparation
On the day, we need access to all rooms, the consumer unit, and any meter cupboards. For tenement flats, ensure you can access the stairwell meter cupboard if required. Clear any obstructions from around the consumer unit.
Visual Inspection
We begin with a visual inspection of the consumer unit, accessible wiring, sockets, switches, and light fittings. This identifies any obvious damage, deterioration, or non-compliant work.
Testing
Each circuit is tested individually using calibrated instruments. This includes insulation resistance, continuity, polarity, and earth fault loop impedance tests. RCDs are tested for correct operation and trip times.
Report and Discussion
We explain the findings before leaving and answer any questions. A full written report is provided, typically within 24 hours, documenting all tests performed and the results.
Next Steps
If remedial work is required, we provide a quote and can schedule the work at your convenience. Once complete, we re-test and issue an updated certificate. If no work is needed, retain the report for your records.
Frequently Asked Questions
Common questions about EICR testing in Edinburgh.
How much does an EICR cost in Edinburgh?
The cost depends on the size and complexity of the property. A typical one or two-bedroom flat usually costs between £120 and £180 for the inspection and report. A three-bedroom house is typically £150 to £220. We provide a clear price before booking, based on the number of circuits and the property type. These prices are for the inspection only—any remedial work required would be quoted separately.
How long does an EICR inspection take?
For a standard two-bedroom flat, allow approximately 1.5 to 2 hours. A three or four-bedroom house typically takes 2 to 3 hours. The time depends on the number of circuits, the accessibility of the consumer unit and wiring, and whether any issues are found that require closer investigation.
Will the power be off during the inspection?
The power will need to be switched off for parts of the inspection, but not continuously. We test each circuit individually, which requires turning circuits off and on. We let you know before switching anything off and work efficiently to minimise disruption. You should avoid scheduling the inspection during times when you need uninterrupted power for critical tasks.
Do I need to be at the property during the EICR?
Someone needs to provide access to the property and be available at the end to receive the report and discuss any findings. This does not need to be the property owner—a tenant, letting agent, or keyholder can provide access. We need access to all rooms, including any locked cupboards or loft hatches.
How do I arrange access in a tenement flat?
For tenement flats in Edinburgh, the electrical supply typically enters from a meter cupboard on the shared stairwell. We need access to this cupboard to inspect the incoming supply and meter arrangement. If the cupboard is locked, you may need to arrange access through your factor or obtain a key. The testing itself takes place within your flat and does not affect neighbours.
What happens if my property fails the EICR?
If the report identifies C1 or C2 issues, the overall result will be "unsatisfactory" and remedial work is required. We explain clearly what work is needed and provide a quote for the repairs. Once the work is completed, we re-test the affected circuits and issue an updated report showing the installation as satisfactory. For landlords, the remedial work must be completed within 28 days (or sooner for C1 issues).
How often do I need an EICR as a landlord?
In Scotland, landlords must have an EICR carried out at least every five years, and a valid report must be in place before a new tenancy begins. If the report identifies issues requiring remedial work, the inspection interval may be reduced. We recommend keeping records of when your next inspection is due.
Is an EICR the same as a landlord safety certificate?
Yes. The EICR (Electrical Installation Condition Report) is the official document that fulfils the legal requirement for landlords in Scotland to have their electrical installations inspected. It is sometimes referred to as an electrical safety certificate or landlord electrical certificate, but they are the same thing.
Do homeowners need an EICR?
Homeowners are not legally required to have an EICR, but it is strongly recommended in certain situations: when buying or selling a property, after major renovations, if the property is more than 25 years old and has never been inspected, or if you notice signs of electrical problems. An EICR provides peace of mind and can identify issues before they become serious.
What is the difference between an EICR and an EIC?
An EICR (Electrical Installation Condition Report) assesses an existing installation to determine its current condition. An EIC (Electrical Installation Certificate) is issued after new electrical work, such as a rewire or new circuit installation, confirming the new work meets current standards. They serve different purposes: EICRs are for periodic inspection, while EICs certify new work.
Book an EICR Inspection
To arrange an EICR for your Edinburgh property, or to ask any questions about the process, get in touch.
Contact Us
When Booking, Please Mention
- • Property type (flat, house, commercial)
- • Approximate number of bedrooms/rooms
- • Whether you are a landlord, homeowner, or business
- • Preferred dates for the inspection
We provide a clear price before booking, with no hidden charges. For landlords with multiple properties, we can discuss arrangements for portfolio inspections.
Note: This page covers scheduled EICR inspections and testing. If you have an electrical fault or safety concern that requires attention today, information is available on our emergency electrician page.