Last updated 7 October 2026
Short answer: in Scotland, an electrical inspection is a legal duty for private landlords (before the first let, then at least every five years), for licensed HMOs and short term lets (under their licence conditions), and in practice for employers, who must keep electrical systems maintained so they do not cause danger. Homeowners have no legal duty, but an inspection is worth booking when you buy a home, when the date on your last report has passed, or when you notice warning signs. The record of the inspection is an Electrical Installation Condition Report (EICR).
This guide sets out who needs an inspection in Scotland, how often, and where each rule comes from, so you can work out which one applies to you before you book. If you already know you need an EICR and want to get the property ready, our EICR preparation checklist covers access, power off planning and paperwork.
Who needs an electrical inspection in Scotland, and how often
| Who | Is it a legal duty? | How often | Where the rule comes from |
|---|---|---|---|
| Private landlord (single let) | Yes | Before the property is first let, then at intervals of no more than five years. Covers the fixed wiring (EICR) and appliances the landlord supplies (PAT) | Repairing Standard statutory guidance, Annex D3, D.56 and D.85 |
| HMO licence holder | Yes, through the licence | Licence conditions require the electrical installation to be maintained and the necessary certificates held. Aberdeenshire Council’s HMO management standards ask for certification at least once every three years, with the application and each renewal | Housing (Scotland) Act 2006 Part 5 licence conditions; council HMO standards |
| Short term let licence holder (holiday lets, rooms let to guests) | Yes, through the licence | An electrical safety inspection at least every five years, or sooner if the inspector directs, with an EICR on the fixed installation and a PAT report on appliances guests can use | Licensing of Short-term Lets Order 2022, schedule 3, paragraph 6 |
| Employer or business | Yes, to maintain the system so it does not cause danger. The law sets no fixed interval | As recommended on the last report, based on how the premises are used | Electricity at Work Regulations 1989, regulation 4(2) |
| Homeowner | No | When buying, when the next inspection date on your last report or consumer unit label has passed, after major work, or when something seems wrong | Good practice (Electrical Safety First advice) |
Private landlords: the Repairing Standard
Landlords have the clearest duty. The Scottish Government’s Repairing Standard statutory guidance, Annex D3 requires an electrical safety inspection, made up of periodic inspection and testing of the installation and in service testing of the landlord’s appliances, before the property is let for the first time and then at intervals of no more than five years (D.56). It does not have to be redone at every new tenancy, as long as one was carried out in the five years before the tenancy starts.
The guidance also requires at least one 30 mA RCD in the main consumer unit (D.55), says C1 and C2 items must be put right (D.67), and says the tenant must be given a copy of the latest report before the tenancy begins (D.84). Our landlord electrical checklist by property type goes through each of these for single lets, HMOs, holiday lets and new lets.
HMOs and short term lets: licence conditions
If three or more unrelated people share a kitchen or bathroom as their main home, the property is a House in Multiple Occupation and needs an HMO licence from the council. Aberdeen City Council’s licence conditions require the licence holder to keep the electrical installation maintained to the standard required and to hold all necessary certificates. Aberdeenshire Council’s HMO management standards go further and ask for certification, at least once every three years, that the installation and any landlord appliances have been examined by a competent person, submitted before the licence is granted and again at renewal.
Short term lets, including holiday lets and rooms let to guests, need a licence too. The mandatory conditions in the Licensing of Short-term Lets Order 2022 require an electrical safety inspection by a competent person at least every five years, an EICR on the fixed installation, a PAT report on moveable appliances guests can use, and copies of both reports displayed in the property for guests.
Businesses: what the law actually asks for
Regulation 4(2) of the Electricity at Work Regulations 1989 says electrical systems must be maintained so as to prevent danger, so far as is reasonably practicable. It does not name a test or an interval. In practice, a periodic inspection and the resulting EICR are how most businesses show they have done this, and the inspector sets the next inspection date on the report according to how the premises are used. If you run a shop, office or workshop, our commercial EICR service explains how we price and schedule business inspections.
Homeowners: buying, selling and living in a home
There is no legal duty for an owner occupier to have the electrics inspected, and a seller does not need an EICR to put a home on the market. The Home Report a Scottish seller must provide has three parts: a single survey and valuation based on a chartered surveyor’s visual inspection, a property questionnaire and an energy report (mygov.scot). None of these is an electrical test.
That is why Electrical Safety First tells buyers not to rely on the standard survey for electrical safety, to ask whether the electrics have been fully checked in the past ten years and, if not, to have an EICR carried out before agreeing a price. Other good reasons to book one as a homeowner:
- The next inspection date on your last report, or on the label inside the consumer unit, has passed.
- You are planning a kitchen, bathroom or extension and want to know what the existing wiring will support.
- You see burn marks, hear buzzing or crackling, or a fuse or breaker keeps going.
- The electrics are old. Electrical Safety First says electrics more than 50 years old should be checked and updated.
Which inspection do you need?
| Inspection | What it covers | Who it is for |
|---|---|---|
| EICR (periodic inspection and testing) | The fixed installation: consumer unit, circuits, sockets, switches, light fittings, earthing and bonding | Everyone above |
| PAT (in service inspection and testing of equipment) | Plug in appliances: kettles, fridges, washing machines, portable heaters | Landlords, short term lets, businesses |
| Landlord’s visual check | A look over the consumer unit, sockets, switches, visible cables and appliances for damage | Landlords, yearly where a tenancy runs over a year (good practice, D.87) |
An EICR is a report on an existing installation. It is not the same as the certificate you get after new work. If you have had a rewire or a new consumer unit, you should have an Electrical Installation Certificate instead; our guide to EIC, EICR and Minor Works certificates explains the difference.
The Scottish rules, not the English ones
Many UK wide articles describe the English system. Two points to watch for:
- Part P and Building Control do not apply in Scotland. They belong to the building regulations for England and Wales. In Scotland, new electrical work that needs approval goes through a building warrant from the council, and an inspection of an existing installation needs no warrant at all.
- Landlord penalties are different. Large fixed fines quoted online come from the separate rules for private landlords in England. In Scotland, a tenant can apply to the First-tier Tribunal for Scotland, which can issue a Repairing Standard Enforcement Order. Failing to comply without a reasonable excuse is a criminal offence, and the tribunal can also make a Rent Relief Order (Repairing Standard guidance, section 6). Separately, operating an HMO without a licence is an offence, and a short term let cannot trade without one.
Who can carry out the inspection
The inspection must be done by a skilled person competent in the work. For rented homes, the guidance accepts membership of an accredited registration scheme, such as NICEIC or NAPIT, as evidence of competence; anyone else must be able to complete the competence checklist in Annex D3 (D.61 and D.62). The short term let conditions point to the same guidance. When you book, ask which scheme the business is registered with and check the number on the scheme’s own register. Faithful Spark Electricians is NICEIC Approved Contractor 620239, and Steven Watt, who leads our team, holds City and Guilds 2391-52 in inspection and testing.
What the result means
Each finding on an EICR gets a code. Under BS 7671:2018+A4:2026, the current edition of the wiring regulations, only C1 (danger present) and C2 (potentially dangerous) make the report unsatisfactory. C3 (improvement recommended) and FI (further investigation) are advisory. In a rented home an FI should still be investigated as soon as practically possible, because it may uncover a dangerous condition (D.71). If your report was issued under an older edition, check the edition stated on it, as the wording differs.
What an inspection costs
Our domestic EICR starts from £150 + VAT, which covers the main board and the first five circuits. Each circuit above five is £15 + VAT, and each additional board, such as a garage or outbuilding board, is £70 + VAT plus £15 + VAT per circuit on it. As a guide, a two bedroom home comes to about £255 + VAT, a three bedroom home about £315 + VAT and a four bedroom home about £375 + VAT, depending on the number of circuits. HMOs and commercial premises are priced on circuit count plus the extra inspection and paperwork they need, with small commercial EICRs from £300 + VAT.
Frequently asked questions
Is an EICR a legal requirement in Scotland?
For private landlords, yes: the electrics must be inspected before the first let and at least every five years. Licensed HMOs and short term lets have their own licence conditions, and employers must keep their systems safe. For homeowners there is no legal requirement.
Do I need an EICR to sell my house in Scotland?
No. The Home Report is made up of a single survey and valuation, a property questionnaire and an energy report, and none of them is an electrical test. Some buyers ask for an EICR or commission their own before agreeing a price.
How often should a house have an electrical inspection?
For a rented home in Scotland, at least every five years. For an owner occupied home there is no fixed legal interval; follow the next inspection date on your last report or the label in your consumer unit, and if you have no record, book one.
Do holiday lets in Scotland need an EICR?
Yes. A short term let licence carries a mandatory condition requiring an electrical safety inspection at least every five years, an EICR on the fixed installation and a PAT report on appliances guests can use, with copies displayed in the property.
How often does a business need an electrical inspection?
The Electricity at Work Regulations 1989 do not set an interval. They require the system to be maintained so it does not cause danger. The inspector records a recommended date for the next inspection on the EICR, based on the type of premises and how it is used.
Can a normal electrician do an EICR?
Only if they are competent in inspection and testing. For rented homes, the Scottish guidance accepts NICEIC or NAPIT membership as evidence, or the electrician must be able to complete the competence checklist in Annex D3.
Book an inspection
If you need an inspection for a home, a let property or a business, our EICR service across Aberdeenshire covers Peterhead, Ellon, Fraserburgh, Westhill and the surrounding area, and we also work across Aberdeen. Call 07304 027013 or contact us for a fixed price.
