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If you’ve been told your property needs an EICR in Aberdeen, or you’re a landlord trying to keep up with your legal obligations under the Scottish Government Repairing Standard guidance, you might be wondering what an inspection actually involves — and whether the electrician standing in your hallway with a bag of testing equipment really knows what they’re doing.
I’ve been carrying out EICRs across Aberdeen and Aberdeenshire for years. I’ve tested everything from two-bedroom flats in the city centre to ten-bedroom HMOs in Bridge of Don, and commercial units out in Ellon and Peterhead. This guide covers exactly what happens during an EICR, what I look for, what the codes mean in plain English, and what you should do if your report comes back unsatisfactory. No filler, no jargon — just what you actually need to know.
What is an EICR and why does it matter in Aberdeen?
An Electrical Installation Condition Report is a formal inspection of the fixed electrical installation in a property. That means the wiring, consumer unit, sockets, light fittings, earthing, and bonding — everything that’s built into the building rather than plugged into the wall.
The inspection checks whether the installation is safe for continued use and whether it meets the requirements of BS 7671, the UK wiring regulations. In Scotland, landlord electrician Aberdeen carried out at least every five years under the Repairing Standard. If you’re a homeowner, there’s no legal requirement — but an inspection every ten years, or before buying or selling, is strongly recommended.
Aberdeen’s housing stock is one of the reasons EICRs matter so much here. The city has a significant number of older granite properties, many of which have never had a full house rewire Aberdeen. Pre-1970s wiring — particularly rubber-insulated cables — deteriorates over time in ways that aren’t visible from the outside. An EICR is the only way to know what’s actually going on inside the walls.
What I actually check during an EICR in Aberdeen
People sometimes assume an EICR is a quick look around with a clipboard. It isn’t. A proper inspection on a three-bedroom Aberdeen house will typically take three to four hours. Here’s what’s involved.
Visual inspection first
Before any testing equipment comes out, I walk through the property looking at what I can see. That means the consumer unit, every socket and switch, the light fittings, and anywhere the wiring is exposed — loft spaces, meter cupboards, under stairs. I’m looking for signs of damage, overheating, DIY work that doesn’t meet current standards, and anything that looks like it’s been modified without proper testing.
In older Aberdeen properties, I regularly find rubber-insulated wiring in the loft that’s become brittle, sockets that have been added by previous owners without earthing, and bathroom light fittings that aren’t rated for a wet environment. None of these are visible from a general look around the property — you need to know what to look for.
Dead testing — with the power off
Once the visual check is complete, I isolate the supply and carry out dead tests on each circuit. This is where I check insulation resistance — effectively testing whether the insulation on the cables is still doing its job of keeping the electricity where it should be. Old rubber cables, cables that have been damaged, or cables that have been subjected to heat or moisture can show low insulation resistance. That’s a problem that doesn’t announce itself until something goes wrong.
I also check continuity — confirming that the protective conductors (earth wires) are properly connected throughout. A broken or missing earth connection won’t cause a problem in normal use, but it removes a critical layer of protection if there’s ever a fault on the circuit.
Live testing — with the power back on
Once dead testing is complete, the power goes back on and I carry out live tests on each circuit. The most important of these is earth fault loop impedance testing. This measures how quickly the protective device — an RCBO or MCB in a modern consumer unit — would disconnect the supply in the event of a fault. If the loop impedance is too high, the device won’t disconnect fast enough to protect against electric shock.
I also test every RCD and RCBO to confirm it trips within the required time. RCDs are the devices that protect against electric shock — if one is slow to trip, or doesn’t trip at all, the protection they’re supposed to provide isn’t there when it’s needed.
What the EICR codes mean — in plain English
When the inspection is complete, every issue found is assigned a code. Here’s what they actually mean:
C1 — Danger Present
This is the most serious finding. A C1 means there is an immediate risk of electric shock or fire. The installation cannot safely remain in use until the issue is resolved. In practice, this means we’ll either make it safe on the day or recommend isolating the affected circuit until the remedial work is done. Examples include exposed live conductors, damaged wiring in contact with a heat source, or arc-damaged consumer units like the one in the photo above.
C2 — Potentially Dangerous
A C2 fault isn’t immediately dangerous in normal use, but it could become dangerous under certain conditions. Urgent remedial work is required. In older Aberdeen properties, C2s often come up for lack of RCD protection on socket circuits, inadequate earthing, or deteriorating cable insulation. If your report has C2 codes, you need them sorted — don’t file the report away and forget about it.
FI — Further Investigation Required
This code means something has been identified that needs deeper investigation before a full assessment can be made. It often applies to areas of the installation that weren’t accessible on the day — wiring concealed in walls, circuits that couldn’t be isolated, or results that were borderline and need more detailed testing. FI codes need to be followed up before the report can be declared satisfactory.
C3 — Improvement Recommended
A C3 is not unsafe. It means the installation doesn’t fully meet current standards but there’s no immediate risk. These are often older wiring configurations that were perfectly fine when installed but predate the current edition of the wiring regulations. A C3 alone won’t make a report unsatisfactory, but it’s worth acting on if you’re planning other electrical work anyway.
What makes an EICR come back unsatisfactory in Aberdeen properties?
In Aberdeen, a few issues come up again and again. If your property was built before 1980 and hasn’t been rewired, there’s a reasonable chance at least one of these will appear on your report.
No RCD protection
Older consumer units — particularly the split-load boards that were common before the industry moved to full RCBO boards as standard under BS 7671 — often don’t provide RCD protection on all circuits. Any socket circuit serving areas where handheld equipment might be used needs RCD protection under current regulations. If your consumer unit doesn’t provide it, that’s typically a C2 on the report.
Deteriorating rubber or fabric-insulated cables
Pre-1960s wiring often used rubber-insulated cables. Rubber doesn’t last forever — it becomes brittle, cracks, and eventually fails. If insulation resistance testing shows the cables are no longer providing adequate insulation, that’s a fault. In many Aberdeen tenement properties, there’s wiring in the walls that’s 50 or 60 years old and has never been touched. It’s not always obvious from the outside, but it shows up in testing.
Missing or inadequate earthing
Properties where extensions or additional sockets have been added over the years — particularly if some of that work was done by previous owners without proper certification — often have earthing issues. Missing earth connections on socket outlets, or supplementary bonding that’s been removed without being replaced, are common findings.
DIY electrical work
Scotland doesn’t have a notification system for most domestic electrical work the way England and Wales do — but that doesn’t mean any work is fine. Work carried out by unqualified people, or work that was done correctly but never tested and certified, regularly causes problems on EICRs. The most common issues are non-standard connections, cables run without adequate protection, and accessories installed without proper earthing.
How long does an EICR take in Aberdeen?
Rather than repeat what’s already covered in detail on our EICR Aberdeen service page, the short answer is: it depends on the property. A one-bedroom flat typically takes around two hours. A three or four-bedroom house is usually three to four hours. An HMO or commercial property will take longer — sometimes a full day for a larger installation.
The biggest factor is the number of circuits and how accessible everything is. If you’ve got a modern consumer unit in a purpose-built flat, testing moves quickly. If you’ve got a 1950s granite house with wiring that runs through three different ceiling voids and a loft that hasn’t been opened in twenty years, it takes longer to do it properly.
What happens after an unsatisfactory EICR?
If your report comes back unsatisfactory, the next step depends on the severity of the findings. C1 faults need to be addressed immediately — don’t wait on those. C2 faults need urgent attention, typically within 28 days. FI codes need further investigation before the overall verdict can be confirmed.
At Faithful Spark Electricians, we don’t just hand you a report with a list of codes and walk away. Every unsatisfactory report comes with a clear explanation of what each fault means, a photo of the issue where relevant, and a fixed-price quote for the remedial work. Once the remedials are complete, we re-test the affected circuits and issue a satisfactory certificate.
For landlords, this matters. Under the Repairing Standard, you need a satisfactory EICR in place — an unsatisfactory report isn’t something you can file away. Tenants must receive a copy of any new EICR within 28 days, and issues identified must be addressed promptly.
How much does an EICR cost in Aberdeen?
Prices in Aberdeen and Aberdeenshire run higher than the Scottish average — that’s just the reality of the local cost of living and labour costs. As a guide, an EICR at Faithful Spark Electricians starts from £150 for a small property and increases with the size and complexity of the installation.
What you’re paying for isn’t just the certificate. It’s the time to properly test every circuit, the professional indemnity that comes with a NICEIC-approved contractor, and the knowledge that if something is found, you’ll get an honest assessment of what it is and what needs to happen next. A cheap EICR from an unqualified inspector isn’t worth the paper it’s printed on — and in Scotland, the inspection must be carried out by a competent person as defined by the Repairing Standard.
EICRs for landlords in Aberdeen — what you need to know
If you’re a landlord in Aberdeen, an EICR every five years isn’t optional. Under the Housing (Scotland) Act 2006 and the Repairing Standard, you must have a valid report in place for every private rented property you manage. That applies to single lets, HMOs, and properties managed through letting agents.
The rules are specific. A copy of the EICR must be given to new tenants before they move in, and to existing tenants within 28 days of the inspection being carried out. If issues are found, they must be addressed before the property can be declared compliant. HMOs have additional requirements — electrical safety is part of the licensing conditions, and inspections often need to happen more frequently given the higher electrical demand from multiple occupants.
We carry out EICRs for individual landlords, letting agents with multiple properties, and housing associations across Aberdeen and the whole of Aberdeenshire. If you need to get properties into compliance quickly, we can usually schedule within a few days and issue digital reports on the day of inspection. See our full EICR Aberdeen service page for more on landlord packages and pricing.
Common questions about EICRs in Aberdeen
Do I need to be home during the inspection?
Yes — or someone needs to be able to give access to all areas, including the loft, meter cupboard, and any outbuildings. The inspection can’t be completed properly if circuits or areas are inaccessible. For rental properties, this means coordinating with tenants in advance.
Will the power be off for the whole inspection?
Not the whole time. Dead testing requires the power to be off briefly on each circuit as we work through them. We switch off one section at a time and restore it before moving on. The total time without power on any individual circuit is usually no more than ten to fifteen minutes.
Can a tenant refuse an EICR?
In short, no — not without good reason. Landlords in Scotland have a legal obligation to have EICRs carried out, and tenants cannot simply block access to prevent compliance. If you need more detail on this, we’ve covered it in full in our separate guide on whether a tenant can refuse an EICR in Scotland.
My property has just been rewired — does it still need an EICR?
No. A full rewire comes with an Electrical Installation Certificate, which confirms the new installation has been designed, installed, and tested to current standards. That’s a different document from an EICR, but it satisfies the same compliance requirement. The five-year EICR cycle starts from the date of the EIC, not from some arbitrary point.
Does an EICR Aberdeen cover portable appliances?
No — portable appliances are covered by PAT testing, which is a separate inspection. An EICR covers the fixed wiring only. Landlords who supply appliances with a tenancy — kettles, washing machines, fridges — are expected to have those tested separately. We carry out both, and it’s usually more efficient to have them done on the same visit.
About the Author
This guide was written by Steven Watt, owner of Faithful Spark Electricians and a qualified electrician with hands-on experience across Aberdeen and Aberdeenshire. Steven holds City & Guilds 2357 (Electrotechnical Installation), City & Guilds 2365, and the City & Guilds 2391-52 Inspection and Testing qualification — the recognised standard for carrying out formal electrical inspections and condition reports in the UK.
Faithful Spark Electricians is a NICEIC Approved Contractor (Enrolment 620239), which means every EICR we issue is backed by independent third-party auditing against BS 7671 wiring regulations. Steven is also an AICO Expert Installer and OZEV Authorised EV Charge Point Installer, with approved installer status for Ohme, Myenergi Zappi, Andersen EV, and ICS charge points. The business carries out EICRs, full house rewires, consumer unit replacements, EV charger installation Aberdeenations, and solar panel installation Aberdeen systems across Aberdeen and the whole of Aberdeenshire — from Peterhead and Fraserburgh through to Ellon, Westhill, Oldmeldrum, and beyond.
All work is carried out in line with BS 7671 Amendment 4 and Scottish Building Regulations. If you need an EICR in Aberdeen or Aberdeenshire, call 07304 027013 or visit our EICR Aberdeen service page.
