If you let a residential property in Scotland, electrical safety is not optional—it is a statutory condition of your tenancy under the Housing (Scotland) Act 2006 and the Scottish Repairing Standard.
Yet many landlords still receive conflicting advice about what must be inspected, how often certificates expire, and which defects actually make an installation Unsatisfactory. This guide strips away the ambiguity.
1. The Five-Year Statutory Cycle
Every private rented property in Scotland must have a valid Electrical Installation Condition Report (EICR) carried out by a competent, qualified electrician at intervals of no more than five years.
- A copy of the current EICR must be provided to the tenant before the tenancy starts (or within 28 days of a new inspection for an existing tenant).
- Letting agencies and local authorities can request proof of a Satisfactory report at any time.
- If a property changes hands or undergoes significant electrical alteration, an updated inspection is strongly advised before re-letting.
2. Fixed Wiring vs. Portable Appliances (PAT)
An EICR inspects the fixed electrical installation—the consumer unit (fuse board), earthing and bonding, socket outlets, lighting circuits, showers, and cookers.
Under the Scottish Repairing Standard, landlords must also ensure any portable appliances supplied as part of the tenancy (such as kettles, microwaves, washing machines, or freestanding heaters) are safe. In practice, a combined EICR and Portable Appliance Testing (PAT) record provides a complete audit trail.
3. Understanding EICR Observation Codes
Every observation recorded on a BS 7671 EICR falls into one of four classifications:
| Code | Meaning | EICR Outcome | Action Required |
|---|---|---|---|
| C1 | Danger present — risk of injury | Unsatisfactory | Immediate isolation or repair on site |
| C2 | Potentially dangerous | Unsatisfactory | Urgent remedial work required |
| FI | Further investigation required | Unsatisfactory | Investigation without delay |
| C3 | Improvement recommended | Satisfactory | Advisory only (does not fail the report) |
A common misconception is that an older consumer unit automatically fails an EICR. Under BS 7671:2018+A2:2022, lack of 30mA RCD protection on socket outlets likely to supply portable equipment outdoors is typically a C2, whereas older plastic consumer units with no thermal damage or signs of overheating are generally C3 unless other hazards exist.
4. Fixed-Fee Inspections Across Mainland Scotland
Budgeting shouldn’t depend on postcode lotteries or hidden mileage surcharges. Flexicomm Electrical Services operates locked statutory fixed pricing across mainland Scotland—from 1-bedroom flats (£149) through to 4-bedroom family homes (£269)—with digital certificates dispatched within 24 to 48 hours.