EICR GUIDE

EICR Glasgow: Electrical Safety Certificate 2026

Complete guide to EICRs in Glasgow — costs, Scottish landlord requirements (different from England), tenement flat challenges, observation codes, and finding a qualified inspector.

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13 min readUpdated 2026-05-18Andrew Moore, Founder of Elec-Mate

Written and reviewed by Andrew Moore, founder of Elec-Mate, against BS 7671:2018+A4:2026, IET Guidance Note 3 and the IET On-Site Guide.

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Key Takeaways

  • 1An EICR (Electrical Installation Condition Report) is a formal inspection of a property's fixed electrical installation, documented per BS 7671:2018+A4:2026 (Section 631). It assesses the installation as Satisfactory or Unsatisfactory using observation codes C1, C2, C3, and FI.
  • 2Glasgow EICR costs are competitive. Expect £110 to £190 for a two-bedroom flat, £160 to £260 for a three-bedroom house, and £220 to £360 for larger properties.
  • 3Scotland has DIFFERENT legislation from England. The Housing (Scotland) Act 2006 and the Repairing Standard require landlords to ensure electrical installations are safe and have a valid EICR. The regulations have been in effect longer than England's 2020 regulations.
  • 4Glasgow has a very high proportion of tenement flats — stone-built multi-storey buildings typically from the Victorian and Edwardian periods. These present unique EICR challenges including shared close (stairwell) supplies, aged wiring in thick stone walls, and common earthing issues.
  • 5SP Energy Networks (SPEN, part of ScottishPower) is the DNO for the Glasgow area. Older tenement properties frequently have supply-side issues including deteriorated service cut-outs, aged service cables, and earthing deficiencies at the supply point.
01 · EICR Guide

What Is an EICR?

An EICR (Electrical Installation Condition Report) is a formal inspection and test of a property's fixed electrical installation. It covers the wiring, consumer unit, protective devices, earthing, bonding, sockets, switches, and all fixed electrical equipment.

The report is documented in accordance with BS 7671:2018+A4:2026 (Section 631), which specifies that an EICR must be used for periodic inspection of existing installations. The inspector carries out a visual inspection and programme of testing, classifying each observation using codes (C1, C2, C3, FI). The overall installation is assessed as Satisfactory or Unsatisfactory.

BS 7671 applies across the whole of the UK, including Scotland. The technical requirements for the EICR itself are identical whether the property is in Glasgow, London, or anywhere else in the UK. What differs is the legislation that makes EICRs a legal requirement for landlords — Scotland has its own legislation, separate from the English regulations.

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02 · EICR Guide

EICR Cost in Glasgow (2026 Prices)

Glasgow EICR prices are competitive and generally lower than London and the South East. Below are typical 2026 prices:

  • Studio / one-bedroom flat — £90 to £150. Very common in Glasgow tenement buildings. Quick to inspect with 3 to 5 circuits.
  • Two-bedroom flat — £110 to £190. The most common property type in Glasgow. Victorian tenement flats may take longer than modern-build flats.
  • Three-bedroom house — £160 to £260. Semi-detached and terraced houses in suburbs like Shawlands, Cathcart, and Bearsden.
  • Four-bedroom+ detached house — £220 to £360+. Larger properties in the suburbs with multiple circuits and potentially multiple consumer units.
  • HMO — £280 to £500+. HMO licensing in Scotland is mandatory for properties with three or more unrelated occupants (a lower threshold than England). Multiple consumer units, fire alarms, and emergency lighting increase the scope.

Prices include the inspection, testing, and report. Remedial work is quoted separately. Tenement flat EICRs are sometimes priced lower per unit when a factor (property manager) books multiple flats in the same close for inspection on the same day.

03 · EICR Guide

Scottish Legal Requirements for EICRs

Scotland has its own legislation governing electrical safety in rented properties, separate from the English regulations. The key Scottish legislation is:

  • Housing (Scotland) Act 2006 — Repairing Standard — this is the primary legislation. It requires private landlords to ensure that the property meets the Repairing Standard, which includes keeping the electrical installation in a reasonable state of repair and in proper working order. An EICR is the accepted method of demonstrating compliance.
  • EICR every five years — Scottish Government guidance recommends that landlords obtain an EICR at least every five years. While the five-year interval is guidance rather than a rigid statutory deadline (unlike England's 2020 Regulations), it is the accepted standard and is used by the Tribunal as a benchmark.
  • Tenant redress — if a landlord fails to maintain the electrical installation, tenants can apply to the First-tier Tribunal for Scotland (Housing and Property Chamber). The Tribunal can issue a Repairing Standard Enforcement Order requiring the landlord to carry out remedial work within a specified timeframe.
  • Landlord registration — all private landlords in Scotland must be registered with the local authority. Glasgow City Council maintains its own landlord register. Failure to register is a criminal offence. Holding a valid EICR supports the landlord registration process.
  • HMO licensing (Scotland) — in Scotland, HMO licensing applies to properties with three or more unrelated occupants sharing facilities. This is a lower threshold than England (five occupants). A valid EICR is a mandatory condition of an HMO licence in Scotland.

Scottish landlords should note that the Repairing Standard is broader than electrical safety alone — it covers the structure, water supply, heating, and general condition of the property. However, electrical safety is a significant component and a valid EICR is the clearest way to demonstrate compliance with the electrical element.

04 · EICR Guide

England vs Scotland: Key Differences

While the technical EICR process is identical across the UK (BS 7671 applies everywhere), the legal framework differs significantly between England and Scotland:

  • Legislation — England uses the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020. Scotland uses the Housing (Scotland) Act 2006 Repairing Standard. Wales has its own Renting Homes (Wales) Act 2016.
  • Enforcement mechanism — in England, local authorities (such as London boroughs) enforce directly with civil penalties up to £30,000. In Scotland, tenants apply to the First-tier Tribunal, which can issue Repairing Standard Enforcement Orders.
  • HMO threshold — England requires HMO licensing for five or more occupants forming two or more households. Scotland requires it for three or more unrelated occupants. Glasgow landlords must be aware of this lower threshold.
  • Landlord registration — Scotland requires all private landlords to register (Landlord Registration Scotland). England does not have an equivalent universal registration scheme (though selective licensing areas exist).
  • Practical outcome — the practical requirement is the same: a valid EICR every five years, carried out by a qualified and competent person. The technical standard (BS 7671) and the observation codes (C1, C2, C3, FI) are identical across all UK nations.
05 · EICR Guide

EICR Observation Codes Explained

Each defect is classified using one of four codes defined in the model forms accompanying BS 7671:

C1 — Danger Present

Risk of injury exists. Immediate action required. In Glasgow tenements, common C1 findings include exposed live conductors in common close cupboards, severely degraded cable insulation, and dangerous DIY wiring in bathroom spaces.

C2 — Potentially Dangerous

Could become dangerous. Urgent action needed. Common C2 findings include lack of RCD protection on socket circuits, absent or defective main bonding, and obsolete rewirable fuse boards without appropriate protection.

C3 — Improvement Recommended

Not dangerous but improvement would enhance safety. Does not make the EICR Unsatisfactory. Examples: older but functional accessories, absence of supplementary bonding where not required by current regulations.

FI — Further Investigation

Cannot fully assess. Very common in Glasgow tenements where wiring is concealed in thick stone walls, under floorboards, or in common close areas that the inspector does not have authority to open.

The EICR is Unsatisfactory if any C1 or C2 observations are present.

06 · EICR Guide

Glasgow Tenement EICR Challenges

Glasgow's housing stock is dominated by tenement buildings — stone-built multi-storey residential blocks, typically three to five storeys, containing multiple flats arranged around a common stairwell (known as a close). These present specific challenges for EICR inspectors:

  • Thick stone walls — tenement walls are solid stone, typically 450mm to 600mm thick. Cables are chased into the stone or run in surface-mounted conduit. Tracing concealed cables through stone walls is extremely difficult without specialist detection equipment, and even then results can be unreliable.
  • Common close supplies — the common stairwell (close) lighting and door entry system typically have their own electrical supply, separate from the individual flats. This common supply may need its own EICR. Responsibility for the common close supply usually lies with the factor (property manager) or the owners collectively.
  • Earthing deficiencies — older tenement flats may have inadequate earthing. The original installation may have relied on gas or water pipes for earth, which is no longer acceptable. Some flats have TT earthing arrangements with earth rods that may not have been tested in decades.
  • SPEN supply issues — SP Energy Networks (SPEN, part of ScottishPower) is the DNO for Glasgow. Older tenement properties frequently have deteriorated service cut-outs (often located in shared meter cupboards within the close), aged service cables, and earthing provision that needs updating. Supply-side issues must be reported to SPEN.
  • Meter cupboard access — in tenements, electricity meters are typically in a shared cupboard within the close. The inspector needs access to this cupboard to verify the earthing arrangement and test Ze. Coordinating access may require contacting the factor or other residents.
  • Mixed-vintage wiring — many Glasgow tenements have been rewired at least once, but partial rewires are common. The inspector may find a modern consumer unit feeding circuits with original 1950s or 1960s cables in some rooms and modern cables in others. Each circuit must be assessed individually.

Electricians quoting EICRs for Glasgow tenement flats should allow 2.5 to 3.5 hours for a two-bedroom flat (compared to 1.5 to 2.5 hours for a modern flat of the same size). The stone walls, access issues, and likelihood of FI observations all add time.

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07 · EICR Guide

What to Expect During an EICR

The EICR involves a visual inspection and electrical testing. The inspector needs access to every room, the consumer unit, meter position (which may be in the common close), and any storage spaces. The power will be off for 30 to 60 minutes during dead testing.

  • Visual inspection — consumer unit, protective devices, cable condition, sockets, lights, switches, earthing and bonding connections.
  • Dead testing — continuity of protective conductors, ring final circuit continuity, insulation resistance (500V DC, minimum 1 megohm).
  • Live testing — earth fault loop impedance (Ze, Zs), prospective fault current, RCD operation times, polarity.
  • Report — EICR with Schedules of Circuit Details and Test Results per Section 631, observations with codes, overall assessment, and recommended next inspection date.

For tenement flats in Glasgow, ensure access to the common close meter cupboard is arranged in advance. If the factor manages the building, contact them to arrange access. If the cupboard is locked, the inspector cannot verify the earthing arrangement and may need to record an FI or limitation on the report.

08 · EICR Guide

How Often Is an EICR Needed?

BS 7671 Section 6 requires periodic inspection at intervals suited to the property type. The Scottish Government recommends:

  • Private rented (Scotland) — at least every 5 years. This is the accepted standard under the Repairing Standard.
  • Owner-occupied — every 10 years recommended, or 5 years for older tenement properties.
  • Commercial — every 5 years (3 years for higher-risk).
  • Change of tenancy — recommended whenever a property changes tenant.

Older tenement properties with multiple FI observations or known wiring issues may receive a recommended next inspection of 3 years.

09 · EICR Guide

Finding a Qualified EICR Inspector in Glasgow

The EICR must be carried out by a qualified and competent person. In Scotland, the same competent person schemes apply as in the rest of the UK:

  • Competent person schemes — NICEIC, NAPIT, SELECT (Scotland's trade association for the electrical industry), and ELECSA all maintain registers of qualified electricians. SELECT is particularly prominent in Scotland and many Glasgow-based electricians are SELECT-registered.
  • Qualifications — C&G 2391 (Inspection and Testing) or C&G 2394/2395, plus current BS 7671 (C&G 2382). Scottish Vocational Qualifications (SVQs) in electrical installation are the Scottish equivalent of NVQs.
  • Tenement experience — for Glasgow properties, an inspector experienced with tenement buildings, common close supplies, and SPEN supply arrangements will produce more accurate and efficient reports.

SELECT (the Scottish electrical trade body) is a good starting point for finding qualified Glasgow-based inspectors. Their website has a searchable directory of member contractors.

10 · EICR Guide

For Electricians: EICR Work in Glasgow

Glasgow has a massive private rented sector and thousands of tenement flats requiring regular EICRs. The combination of landlord registration requirements, HMO licensing (with Scotland's lower three-occupant threshold), and the Repairing Standard creates consistent demand for qualified inspectors.

Complete EICRs on Site

Use the Elec-Mate EICR app to complete reports on your phone while on site. AI board scanning, voice test entry, and instant PDF export. Finish the report before you leave the flat — especially useful in tenements where return visits mean coordinating close access again.

Win Remedial Work

When C1 or C2 observations are found, quote the remedial work immediately with the quoting app. The landlord (or factor) needs a quote quickly to meet their Repairing Standard obligations. The electrician who delivers the quote first wins the work.

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Frequently Asked Questions About EICRs in Glasgow

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