Deciding between a let-only and a managed tenancy agreement affects how repairs, rent and tenancy problems are handled by landlords, agents and tenants in Scotland. For renters, understanding who deals with maintenance, how rent is collected, what notices look like and where to get help can prevent disputes and unnecessary delays. This guide explains the practical differences, typical costs and tenant protections under Scottish law, with clear steps on raising repairs, responding to notices and applying to the First-tier Tribunal if needed. It uses plain language for tenants in Scotland so you can spot responsibilities, deadlines and the forms you may need.
What the two models mean
A let-only agreement means an agent markets the property and finds a tenant, but the landlord keeps ongoing responsibility for rent collection, repairs and legal notices. A managed agreement means the agent handles day-to-day management tasks on the landlord's behalf, including repairs, rent collection and serving notices.
Key differences for tenants
- Rent collection: who you pay and where the rent is held will be clear in a managed tenancy but may go straight to the landlord in let-only arrangements.
- Repairs and maintenance: managed agents usually coordinate repairs; with let-only, the landlord is responsible for arranging and paying for fixes.
- Notices and paperwork: a managed agent often serves notices for routine matters, while the landlord must serve legal notices or instruct a solicitor in let-only cases.
- Record keeping: managed services often provide receipts and logs; in let-only tenancies you should keep your own records of payments and communications.
Costs and fees
Agents charge different fees for let-only and managed services. Let-only fees are usually a one-off letting fee (paid by landlord) while management involves ongoing monthly or fixed fees deducted from rent. Tenants should confirm whether they are charged any administration or tenancy-related fees; most tenant-facing fees are limited or prohibited, but check your written tenancy for specifics.
What tenants should do if repairs or problems arise
If something needs fixing, first check who is named as responsible in your tenancy paperwork. Tell the managing agent or landlord in writing, keep copies of messages and photographs of the issue, and allow reasonable access for inspections and repairs where agreed.
Action steps (examples)
- Serve written notice to report a repair to the landlord or agent and keep a dated copy.
- Collect evidence: photographs, receipts and messages about the issue for your records.
- Contact the agent or landlord if you need clarification about who will carry out repairs or collect rent.
- Seek advice early if you think your rights are being breached to avoid escalation.
Legal framework and tribunal
Most private tenancies in Scotland are governed by the Private Housing (Tenancies) (Scotland) Act 2016[1], which sets out tenant protections, grounds for recovery of possession and notice requirements. If you cannot resolve a problem with your landlord or agent, you may apply to the First-tier Tribunal for Scotland (Housing and Property Chamber) for remedies such as repair orders, rent repayment or eviction decisions[2].
Official forms and when to use them
- Notice to Leave (Scottish guidance; form varies): used by landlords to notify a tenant that possession is being sought when a legal ground applies — example: a landlord serves a Notice to Leave when they intend to recover the property for sale, stating the correct ground and notice period. See official guidance on how notices must be given and what they must contain.
- First-tier Tribunal application (online application): used by tenants or landlords to ask the tribunal to decide on repairs, rent arrears, payment orders or eviction. Example: a tenant submits the tribunal application form with photos and copies of written requests for repair when a landlord has not acted.
- Evidence attachments: when applying to the tribunal, include dated photos, email chains and rent receipts to support your case; the tribunal website explains acceptable documents and how to submit them.
For official guidance and the online application portal see the Scottish Government guidance on notices and the First-tier Tribunal website linked below in Resources.
FAQ
- Can my agent evict me under a let-only agreement?
- No. Only a landlord or someone acting with the landlord's authority can seek possession; eviction requires a legal ground and usually a tribunal order in Scotland.
- Who arranges emergency repairs?
- Emergency repairs should be reported immediately to whoever is named as the manager in your tenancy paperwork; if a let-only agent is not responsible, contact the landlord and keep a record of the report.
- What if my landlord or agent ignores repair requests?
- If reasonable written requests are ignored, you can apply to the First-tier Tribunal for Scotland (Housing and Property Chamber) for an enforcement order or other remedy.
How-To
- Write to your landlord or managing agent reporting the issue and ask for a reasonable timescale for repair.
- Gather evidence: take dated photos, save messages and keep receipts for related expenses.
- Use the tribunal online application to submit a case if the landlord does not act, attaching your evidence and copies of written requests.
- Attend any tribunal hearing or provide additional documents if requested and follow the tribunal's procedural guidance.
Key Takeaways
- Read your tenancy paperwork to confirm who handles repairs, rent and notices so you know who to contact.
- Keep dated records of reports, payments and responses to support any dispute resolution or tribunal application.
- Use official tribunal forms and guidance if informal contact with the landlord or agent does not resolve the issue.
Help and Support / Resources
- Scottish Government: Private housing tenancy guidance
- First-tier Tribunal for Scotland (Housing and Property Chamber) - official site
