Is Water Included in My Rent in Scotland?

If you're renting in Scotland, understanding which utilities are included in your rent—especially water charges—can help you budget and avoid surprise bills. In Scotland, whether your water bill is included in your rent depends on your tenancy type and agreement. This article breaks down how water charges work for tenants, when they may be included with rent, and what your rights are under Scottish law.

Who Pays for Water in Rented Properties?

Most tenants in Scotland pay for water and sewerage charges through their Council Tax bill. For many renters, these charges are collected by the local council alongside Council Tax, rather than by a separate water company. However, whether you pay these charges directly depends on your rental agreement and Council Tax arrangements.

Private Rented Tenancies

• If you are a private tenant (including Private Residential Tenancies and Assured Tenancies), you are usually responsible for paying Council Tax—and therefore water charges—unless your landlord includes these payments in your rent.
• Your tenancy agreement should state clearly whether utility bills, including water, are included in the rent. Always check the "Rent and Payments" section of your agreement.
• If the tenancy agreement is silent or unclear about water charges, ask your landlord or agent directly.

HMOs and Student Accommodation

• In Houses in Multiple Occupation (HMOs) or student accommodation, landlords often pay the Council Tax and water charges, including them in your rent. However, always confirm this in your contract.
• Some student renters may be exempt from Council Tax, and thus from standard water charges. Find details on Council Tax exemptions for students on mygov.scot.

How Scottish Water Charges Work

In Scotland, all domestic water services are provided by Scottish Water. For most tenants, bills for water and waste water are collected by your local council as part of your Council Tax bill. Rarely, if your home has a private water supply or you live in a new-build, you may get a direct bill from Scottish Water.

Checking if Water is Included in Your Rent

• Read your tenancy agreement carefully. Look for phrases like "rent includes Council Tax and water charges" or "utilities to be paid separately."
• If "all bills included" is stated, this usually covers water, but confirm if Council Tax (which includes water) is one of the bills.
• Ask your landlord or letting agent for confirmation in writing.

What to Do if You’re Unsure

If your agreement is ambiguous, start by asking your landlord for clarification. If there is a dispute over who should pay, you can seek advice or challenge unreasonable charges.

Relevant Tenancy Legislation and Tribunals

Scottish residential tenancies are mainly governed by the Private Housing (Tenancies) (Scotland) Act 2016 for Private Residential Tenancies, and older acts such as the Housing (Scotland) Act 1988 for Assured Tenancies.
If a dispute arises, you can apply to the First-tier Tribunal for Scotland (Housing and Property Chamber), which handles most private tenancy disagreements.

Official Forms for Renters

• Application to the First-tier Tribunal (Form FTT5): Used to apply for a decision on tenancy disputes, including disagreements over utilities or rent inclusions.
  • Application Form for the First-tier Tribunal
  • Example: If your landlord is charging for water when your tenancy states it’s included, you can submit this form for the Tribunal to decide.
• Council Tax Reduction Application: Apply for a reduction if you’re on a low income or a student. Find the form on your local council’s website or via mygov.scot Council Tax Reduction.

Action Steps for Renters

• Review your tenancy agreement for utility and water charge details.
• Ask your landlord or letting agent for written clarification if unsure.
• If you believe you’re being wrongly charged, gather written evidence and seek advice from Citizens Advice Scotland or your local council.
• If you cannot resolve the matter, apply to the First-tier Tribunal (Housing and Property Chamber) using the relevant form.

FAQs: Water Charges and Tenancies in Scotland

1. Is water always included in my rent in Scotland?
   Not necessarily—water charges are usually paid alongside Council Tax, which tenants are often responsible for, unless your tenancy states rent is "all-inclusive." Always check your agreement.
2. If I pay Council Tax, do I need to pay a separate water bill?
   Usually not. Most tenants pay water and waste water charges through their Council Tax. A separate Scottish Water bill is rare in standard housing.
3. Can my landlord charge me extra for water if my rent is 'bills included'?
   No. If your tenancy says bills (including Council Tax and water) are included, you should not be charged extra unless agreed in writing. Disputes can go to the First-tier Tribunal.
4. What should I do if there’s a disagreement about water charges?
   First, try resolving with your landlord and refer to your tenancy. If unresolved, contact your local council, Citizens Advice, or apply to the First-tier Tribunal using the appropriate form.
5. Are water charges different for students?
   Full-time students may be exempt from Council Tax and associated water charges. Check with your council or on mygov.scot for eligibility.

Conclusion: Key Takeaways for Renters

• In most Scottish rentals, water charges are included with Council Tax, which tenants pay unless the landlord states otherwise in the tenancy agreement.
• Always read your tenancy agreement carefully and ask for clarification about utilities and Council Tax coverage.
• If you think you are being charged unfairly for water, seek advice and consider using the First-tier Tribunal to resolve disputes.

Understanding your rental agreement and checking with your council can help you avoid unexpected bills and know your rights regarding water charges.

Need Help? Resources for Renters

• mygov.scot: Renters' rights and responsibilities
• First-tier Tribunal for Scotland (Housing and Property Chamber) – for tenancy and utility disputes
• Citizens Advice Scotland: Help with your rented home
• Scottish Water: Help with Water Charges

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1. Tenants’ Rights and Responsibilities - mygov.scot
2. Private Housing (Tenancies) (Scotland) Act 2016
3. First-tier Tribunal for Scotland (Housing and Property Chamber)
4. Council Tax Water Charges in Scotland - mygov.scot
5. Scottish Water: Government Assistance

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