Tenement flats off a close
Your own board, a meter often sitting in a cupboard down in the close, and stair lights that belong to every owner. Rewiring a flat also means a building warrant, which a house of two storeys does not need.
AB10, AB15 & AB25 · West End, Rosemount & Midstocket · Aberdeen City
Electrician in the West End & Rosemount, Aberdeen for tenement flats, HMOs and granite terraces and villas
NICEIC approved electricians for flat owners, landlords and homeowners across Rosemount, the West End and Midstocket, travelling in from our Peterhead base. Small jobs get a clear price before any work starts, a landlord EICR starts at £150 + VAT for the board and first five circuits, and anything bigger gets a free survey and a fixed written price within one working day. Call 07304 027013: standard jobs are usually booked 5 to 10 working days out.
£2MPublic liability cover
Flats, lets and period houses
West End and Rosemount property, and what it means for the wiring
Rosemount is mostly granite tenement flats off a shared close. The West End, from Albyn Place and Carden Place out past Queen’s Cross to Rubislaw Den, is Victorian and Edwardian granite terraces and villas, with flats and lets among them. Midstocket adds family houses further out. All of it is Aberdeen City, across the AB10, AB15 and AB25 postcodes.
Student lets and HMOs
Shared flats near Rosemount Place and the West End carry the most paperwork: an HMO licence, the Repairing Standard checks, and stricter rules for any new socket circuit.
Granite terraces and villas
Solid stone walls with no cavity, lath and plaster ceilings and cornicing. A large villa may run a second board for a coach house, garage or garden room.
Midstocket family houses
Where there is a drive or a garage, the jobs are home chargers, extra circuits for extensions and replacing an older consumer unit.
We are based at 17 Thomson Road, Peterhead, not in the West End, and we say so. Our own team, Steven Watt with Callum working alongside him, books each city job on a firm date. Call 07304 027013 and tell us whether it is a flat, a let or a whole house.
What we do in AB10, AB15 and AB25
West End and Rosemount electrical work, with the prices shown
Every figure below is before VAT. Small jobs get a clear price before any work starts; anything larger is surveyed free and given one fixed price in writing.
Landlord and HMO inspections
The five yearly electrical safety inspection for a let, priced by circuit count, plus PAT testing of the appliances you supply. We can track renewal dates and inspect two or three nearby flats in one day.
EICR from £150 + VAT
Flat rewires
A tenement flat rewired room by room, with the building warrant position set out in the quote before anything starts.
Two bed flat £3,500 to £7,000 + VAT
Consumer unit replacement
An old fuse box or first generation board swapped for a modern unit, with every circuit tested before and after.
£550 to £950 + VAT
Close and common stair lighting
Stair lights that stay on, will not come on or keep tripping, traced to their supply and repaired, with one quote the owners can share.
Priced before we start
Home EV chargers
A smart 7.4kW charger for a Midstocket drive or a West End garage, after a free check of the supply and earthing.
From £900 + VAT
Faults, sockets and new circuits
A breaker that trips, a dead ring of sockets, more sockets for a study or a supply to a garden room. The repair is priced before we do it.
Fault finding, first hour £80 to £150 + VAT
Own or let a flat in Rosemount or the West End?
Send the address, the number of bedrooms and the date on your last report. We come back with the cost and a date.
Tenements and shared closes
Who owns the stair lights in a Rosemount tenement close?
Your title deeds decide first. Where they are silent, the Tenements (Scotland) Act 2004 makes the close, meaning the passage, stairs and landings, the common property of every flat it gives access to, so the stair lights and their wiring are a shared repair rather than one neighbour’s problem.
Who decides on the repair?
Where the deeds give no procedure, the Tenement Management Scheme in the same Act applies: one vote per flat, and a decision is made by a majority of all the votes. The Scottish Government’s guidance on common parts points owners to their deeds first and to Under One Roof for impartial advice.
What sits in the meter cupboard?
The sealed main fuse, or cut out, is network equipment: SSEN, the network operator in the north of Scotland, replaces a damaged or faulty one free of charge and asks anyone who sees a hot or smelly black substance around it to call 105. From the meter onward, the meter tails and your consumer unit count as your installation in the Scottish Government’s landlord guidance.
Where we come in
We trace which supply feeds the stair lights, test the circuit and price the repair once for all the owners. If SSEN is replacing a damp or damaged meter board that also carries your fuse box, they ask for an electrician on site at the same time, and we can be that electrician.
The rules for flats in Scotland
New wiring in a flat needs a building warrant from Aberdeen City Council before it starts, which a house of up to two storeys does not. Some national pages quote Part P and Building Control notification at Scottish flat owners; both are England and Wales only and have never applied here. Our written quote for a Rosemount flat states whether a warrant is needed and who applies, and the council explains its process in its building warrant guidance.
Stair lights out in your close, or a board on the same panel as the meter? Call 07304 027013 with the address and which floor you are on.
HMO and student lets
Does a shared flat in Rosemount or the West End need an HMO licence?
Yes, if three or more unrelated people live there as their only or main home and share a kitchen or bathroom. Aberdeen City Council issues the licence, says it is an offence to run an unlicensed HMO, and notes that planning permission for the change of use will generally be needed too.
- The licence conditions cover the electrics. The council’s published HMO licence conditions require electrical installations to be maintained to the standard required, with all necessary certificates held.
- Ask before you alter. The same conditions say the licence holder must not alter the property, fixtures or fittings without the council’s prior written consent. Before a board change or new circuits, check your licence; you can send our written scope with the request.
- Inspection and PAT every five years. Scottish Government Repairing Standard guidance asks for an EICR and in service testing of the appliances you supply before the first let and at intervals of no more than five years, and tenants cannot be charged for it.
- Arc fault protection on new socket circuits. Under BS 7671:2018+A4:2026 new socket circuits up to 32A in an HMO need arc fault detection devices, so a new board in a shared flat is priced with them included.
Only C1 and C2 codes make a report unsatisfactory; C3 and FI are advisory, though the same guidance says an FI should be investigated as soon as practically possible. HMO reports are priced on the circuit count plus the extra inspection and paperwork a shared house needs. More on lets across the city is on our EICR in Aberdeen page.
Inspection prices
How much does a full electrical inspection cost in the West End?
A full inspection, the EICR, is £150 + VAT for the main board and its first five circuits, then £15 + VAT for each extra circuit. A second board, such as a villa’s coach house or garage, adds £70 + VAT plus £15 + VAT per circuit on it. We price by circuits, not bedrooms, so a studio flat is not charged like a villa.
| Installation | How it adds up | Price |
|---|---|---|
| Studio or one bed flat, board with five circuits or fewer | The minimum charge | £150 + VAT |
| Flat with eight circuits | £150, plus three extra circuits at £15 | £195 + VAT |
| Typical two bed tenement flat | Our published guide for two bedrooms | Up to about £255 + VAT |
| Villa with a 12 circuit main board and a 3 circuit garage board | £150 + £105 for seven extra circuits, then £70 + £45 for the garage board | £370 + VAT |
| HMO or shared student flat | Circuit count plus the extra inspection and documentation | Quoted from the circuit count |
Repairs found on the day are priced separately and only done once you agree. Need a test before a sale, a let or a renovation? Call 07304 027013 and say how many circuits your board has, or send a photo of it.
Tenancy starting soon, or remedial work on a report?
Urgent work like that is usually fitted in within 2 to 5 working days, inside opening hours.
Victorian and Edwardian granite
Rewiring a granite terrace or villa without losing the cornicing
The cable route is planned before the price is fixed. Granite walls are solid, so there is no cavity to drop a cable down, and chasing stone is slow. We use floor and ceiling voids, skirting and existing service routes where they exist, and keep away from cornicing and ceiling roses wherever the layout allows.
- Lath and plaster ceilings. Old ceilings crack if they are treated like plasterboard. Access is planned from the floor above where we can, and any opening is agreed with you first.
- A villa split into flats. Each flat should have its own board and its own supply. Where circuits cross between flats, we find out which board feeds what before quoting.
- Test before rewire. Plenty of period homes were rewired decades ago and need a new board, not new cable. An EICR tells you which.
Rewire guides: two bed flat £3,500 to £7,000 + VAT, three bed house £5,000 to £10,000 + VAT, four bed detached £7,000 to £14,000+ + VAT. A large villa is quoted after a survey. How we stage the work is on our rewire in Aberdeen page. Call 07304 027013 to arrange the survey.
Before you book anyone
Registered electricians and approved electricians: what the titles mean
Google shows these two questions for West End and Rosemount searches. Here are straight answers, with the links to check us or anyone else.
Is there a list of registered electricians?
Yes. Each registration scheme publishes its own register: the NICEIC Find a Tradesperson search, NAPIT’s member search, and Electrical Safety First’s search, which covers several schemes at once. Our own entry is NICEIC Approved Contractor 620239. Check that the name and number on a register match the quote you were given.
What is the difference between an electrician and an approved electrician?
In Scotland, Electrician and Approved Electrician are personal grades set by the Scottish Joint Industry Board (SJIB) and shown on a person’s ECS card. To move up to Approved Electrician, a graded Electrician needs site experience and must pass the SJIB’s Advanced Competence Assessment, which covers safe isolation, inspection and testing, and supervising other operatives. The JIB publishes its own grading definitions.
And an approved contractor?
That describes the business, not one person. An NICEIC Approved Contractor has its work assessed by NICEIC and issues certificates under its enrolment. Grade and registration answer different questions, so it is fair to ask about both. For a let, Scottish Government guidance accepts membership of a scheme such as NICEIC or NAPIT as evidence the inspector is competent.
What you can check on us: NICEIC Approved Contractor 620239, TrustMark 4205123, OZEV authorised installer EVHS/WCS14254 and company SC821028. Steven Watt’s City and Guilds awards are 2365-03, 2382-22, 2391-52 for inspection and testing, and 2921-34.
Chargers in AB15
EV chargers in Midstocket and the West End, including conservation areas
With a drive or garage, a smart 7.4kW charger starts from £900 + VAT with up to 15 metres of cable, after a free survey of the supply, the earthing and the board. Most tenement flats have neither, and Aberdeen City Council’s EV charging FAQ currently says a charging cable cannot run across a public pavement, so check with the council first.
- Conservation areas. Aberdeen has eleven, and the council’s conservation areas page includes Albyn Place and Rubislaw, and Rosemount and Westburn. The council asks anyone in one to check before work on their property, however minor, whether planning permission or another consent is needed. A wall box on a front elevation is worth that check.
- Our part. We plan a side or rear position and a cable route that keeps the box off the street frontage where the layout allows, and put it in writing so you can send it to the council.
- Bigger supply needed? If the survey shows the main fuse is too small, raising it is a load increase request to SSEN, and we tell you if one is needed.
Charger choices, grants and the survey steps are on our EV charger installation in Aberdeen page. Call 07304 027013 to book the survey.
From a flat in Aberdeen
Rated 5.0 from more than 100 Google reviews
Read them all on our Google profile or on our customer testimonials page.
Aberdeen flat · Heater repair
“He came to our flat last minute in the middle of a very cold start to winter to fix our broken heaters. He walked us through everything he was checking, explained what he found and was incredibly thorough the whole time. Best part? He fixed the issue right then and there in the same appointment!”
Kanza RehmanAberdeen
Streets we cover
The West End, Rosemount, Midstocket and next door
Rosemount Place and the streets around Victoria Park, Westburn Road, Carden Place, Albyn Place, Queen’s Road, Queen’s Cross, Rubislaw Den and Mid Stocket Road. Warrants, HMO licences and conservation area questions all go to Aberdeen City Council.
Rosemount AB25West End AB10Queen’s Cross AB15Rubislaw AB15Midstocket AB15WestburnCarden PlaceAlbyn Place
Is there a travel charge to the West End?
Most addresses within an hour of our Peterhead base carry no travel surcharge, and if one applies we say so at booking. Next door, our electrician in Mannofield and electrician in Hazlehead pages cover the suburbs to the south west and west, and our electrician in Torry and Ferryhill page covers the south side of the city centre. For everywhere else, see electricians in Aberdeen or every area we cover. Call 07304 027013 if you are not sure.
Who comes to the door
Steven Watt, Callum and a small Peterhead team
Steven started as a Royal Navy apprentice in 2001, founded Faithful Spark Electricians in 2023 and incorporated the limited company on 29 August 2024. Callum works alongside him, and the people who survey a West End job are the people who carry it out. You are told before the day who is coming.
New work is tested and certified to BS 7671:2018+A4:2026 under our NICEIC enrolment 620239. Reports are issued digitally, ready to forward to a letting agent.
Last updated 7 October 2026.
FAQs
West End and Rosemount questions
Something else? Call 07304 027013 within opening hours or send us a message.
How much does a full electrical inspection cost?
An EICR is £150 + VAT for the main board and first five circuits, then £15 + VAT per extra circuit. Each additional board is £70 + VAT plus £15 + VAT per circuit on it. A typical two bed tenement flat comes to about £255 + VAT or less, and HMOs are quoted from the circuit count.
Is there a list of registered electricians?
Yes. NICEIC, NAPIT and Electrical Safety First each publish an online search of registered electricians. Check that the name and number on the register match your quote. We are NICEIC Approved Contractor 620239.
What is the difference between an electrician and an approved electrician?
In Scotland both are personal grades set by the Scottish Joint Industry Board. A graded Electrician becomes an Approved Electrician after gaining site experience and passing the SJIB Advanced Competence Assessment, which covers safe isolation, inspection and testing, and supervision. NICEIC Approved Contractor is a different thing: it describes a business whose work NICEIC assesses.
Who pays to repair the stair lights in our close?
Your title deeds decide first. If they are silent, the Tenements (Scotland) Act 2004 makes the close the common property of the flats it serves, and the Tenement Management Scheme lets owners decide a repair by majority, one vote per flat. We can quote once for all the owners.
Does my shared flat need an HMO licence?
If three or more unrelated people live there as their only or main home and share a kitchen or bathroom, Aberdeen City Council says you need an HMO licence, and running an unlicensed HMO is an offence. The licence conditions include keeping the electrical installation to the required standard and holding the certificates.
Can I fit an EV charger in a West End conservation area?
Often yes, but check first. Aberdeen City Council asks anyone in a conservation area to check before work on their property, however minor, whether consent is needed. We plan a discreet position and put it in writing for you. Home chargers start from £900 + VAT.
Are the West End and Rosemount in Aberdeen City?
Yes. The West End, Rosemount and Midstocket are all in Aberdeen City, across the AB10, AB15 and AB25 postcodes, so building warrants, HMO licences and conservation area questions go to Aberdeen City Council.
How soon can you start?
Standard jobs are usually booked 5 to 10 working days out, and urgent work such as a tenancy start or EICR remedials within 2 to 5 working days, all inside opening hours. After a survey, the fixed written price follows within one working day.
Ask for a West End or Rosemount quote
Phone 07304 027013, message us on WhatsApp or use the form. Give us the street, whether it is a flat, a let or a house, and what you need. We reply with the next step, and there is no call out fee for a quote.
Monday to Friday8:00am to 6:00pm
Saturday9:00am to 1:00pm
SundayClosed
Our base17 Thomson Road, Peterhead, Aberdeenshire, Scotland, AB42 3FJ
Request a free quote
Faithful Spark Electricians Ltd · 17 Thomson Road, Peterhead, Aberdeenshire, Scotland, AB42 3FJ · Serving the West End, Rosemount and Midstocket, AB10, AB15 and AB25 · NICEIC Approved Contractor 620239 · TrustMark Registered 4205123 · OZEV Authorised Installer EVHS/WCS14254 · City and Guilds 2391-52, 2382-22, 2365-03, 2921-34 · BS 7671:2018+A4:2026 · £2M public liability insured · Company SC821028 · VAT 503 6560 13