Tenants living in Houses in Multiple Occupation (HMOs) in Scotland have specific rights when something in their home is unsafe or unfit. This guide explains the repairing standard, what landlords must do to keep communal and private areas safe and wind- and watertight, and how tenants can raise concerns without legal jargon. It covers when to report repairs, what evidence to keep, when to use council or tribunal routes, and the practical forms and timescales you may need. If you rent a room or share facilities, the steps are the same: document the issue, tell your landlord in writing, and follow the complaint and tribunal procedures set out for Scotland.
What the repairing standard covers for HMO tenants
The repairing standard requires rented properties in Scotland to be kept in a reasonable state of repair and in a condition that is safe and fit for human habitation. This applies to HMOs and includes communal areas such as stairways, entrances and shared bathrooms as well as privately occupied rooms. Tenants should expect working heating, hot water, safe electrics, sound structure, and adequate ventilation to prevent damp and mould. Practical steps below explain reporting, evidence and escalation options, including using the Housing and Property Chamber where a landlord does not act.[2]
What you should do first
Start by telling the landlord or letting agent in writing about the problem and keep a dated copy. If a repair is urgent — for example, there is no heating in winter, a gas leak, or a dangerous electrical fault — make that clear and, if needed, use emergency contact numbers provided in your tenancy. If the landlord promises timescales, get that in writing.
Practical evidence and record-keeping
- Keep dated photos and short video clips showing the problem and any worsening over time.
- Keep copies of messages and letters you send to the landlord and any replies you receive.
- Log dates and times you reported problems and any missed appointments or incomplete works.
Official forms and when to use them
- Repairing Standard application (Housing & Property Chamber online application) — use this to ask the First-tier Tribunal (Housing and Property Chamber) to consider a landlord's failure to meet the repairing standard; typically used after written requests to the landlord have not led to a proper repair. Example: you reported persistent severe damp in a shared bathroom with no action for months, so you apply to the tribunal for an enforcement order. Housing & Property Chamber[3]
- HMO licensing application (local council forms vary) — where repairs are linked to poor HMO management or safety, contact your local council HMO licensing team; councils use their own application and complaint forms. Example: failing communal heating and blocked fire escapes can be reported to your council’s HMO team using their HMO complaint form.
Making an application to the Housing & Property Chamber
If a landlord does not carry out necessary repairs after you report them, you can apply to the Housing & Property Chamber of the First-tier Tribunal for Scotland for a repairing standard enforcement order. The tribunal can order landlords to complete work and set timescales. Use the online application portal and provide your evidence, tenancy details and copies of communication with the landlord. Expect administrative fees or exemptions and possible hearings if the case is contested.
Timescales and what to expect
- Report repairs in writing immediately and allow reasonable time for a landlord to respond, typically within a few days for urgent faults and up to 14–28 days for non-urgent repairs.
- If the tribunal issues an enforcement order it will set a deadline for completion; failure to comply can lead to further action by the tribunal.
Costs, rent and emergency repairs
Tenants should not withhold rent as a first response; withholding rent can risk eviction unless advised by a legal adviser or the tribunal. For urgent safety issues, landlords must act quickly. If a landlord refuses or ignores a necessary urgent repair that they are legally responsible for, the tribunal route or council enforcement powers are the appropriate steps.
FAQ
- Who enforces the repairing standard in Scotland?
- The Housing & Property Chamber of the First-tier Tribunal for Scotland enforces the repairing standard and can issue enforcement orders.
- Do repairing standard rights cover shared kitchens and bathrooms in HMOs?
- Yes. Communal areas such as shared kitchens, bathrooms, corridors and stairways fall under the repairing standard when they affect the habitability and safety of tenants.
- What if my landlord refuses access to carry out repairs?
- Your landlord should give reasonable notice of entry; if they refuse to arrange access to fix urgent hazards, document requests and consider applying to the Housing & Property Chamber for an enforcement order.
How-To
- Describe the problem clearly and send a dated written report to your landlord or letting agent, keeping a copy for your records.
- Gather evidence: take dated photos, videos and save messages and receipts related to the issue.
- Allow a reasonable time for the landlord to respond; follow up in writing if they do not act.
- If there is no adequate response, apply to the Housing & Property Chamber with your evidence and copies of your communication.
- If the tribunal issues an enforcement order, follow its instructions and keep records of completed repairs and invoices.
Key Takeaways
- Report repairs in writing and keep dated evidence including photos and messages.
- Use the Housing & Property Chamber if a landlord fails to carry out required repairs.
- Urgent safety hazards should be raised immediately and may require emergency services alongside landlord notification.
Help and Support / Resources
- First-tier Tribunal for Scotland (Housing & Property Chamber)
- Scottish Government: Repairing standard guidance
- Private Housing (Tenancies) (Scotland) Act 2016 - legislation.gov.uk
