Living in a House in Multiple Occupation (HMO) can raise urgent repair and safety questions for tenants. This guide explains what Scottish renters and tenants should expect from landlords, how repair and maintenance standards work in Scotland, and what steps to take if problems are not fixed. It covers common HMO issues such as heating, gas, electrical safety, fire precautions and shared facilities, and explains when to use official forms and when to contact the First-tier Tribunal for Scotland (Housing and Property Chamber). The tone is practical and focused on actions you can take quickly, including evidence to gather and how to present a clear application if you need formal enforcement.
Who is responsible for repairs in an HMO?
In Scotland, landlords are legally responsible for keeping HMOs in reasonable repair and meeting health and safety standards under the Private Housing (Tenancies) (Scotland) Act 2016[1]. Tenants and renters should report faults promptly in writing and keep a copy. If a landlord does not act, you can apply to the First-tier Tribunal for Scotland (Housing and Property Chamber)[2] for enforcement or an order.
Key repair and safety standards for Scottish HMOs
- Structural and exterior repairs such as roofs, gutters and walls must be maintained to prevent hazards.
- Heating and hot water must be supplied and repaired when faulty to ensure safe living conditions.
- Gas appliances and flues must be checked and repaired by Gas Safe-registered engineers.
- Electrical systems should meet safety standards and be fixed promptly to avoid risk of fire or shock.
- Fire safety, escape routes and shared locks or doors must be kept in working order.
- Shared kitchens, bathrooms and waste disposal areas must be kept in a hygienic state and repaired when necessary.
How to report problems and expected timelines
- Report faults in writing (email or letter) so there is a clear record and keep a copy for your files.
- Allow a reasonable time for non-urgent repairs after notification; what is reasonable depends on the fault and risk.
- For emergencies that threaten safety (serious gas leaks, no heating in winter, major electrical faults) contact emergency services and your landlord immediately.
- If the landlord fails to act, ask for a formal response and state you may apply to the tribunal for a Repairing Standard enforcement.
Using the First-tier Tribunal for Scotland (Housing and Property Chamber)
If informal steps do not fix the problem, tenants can apply to the First-tier Tribunal for Scotland (Housing and Property Chamber). The tribunal handles repairing standard enforcement and other tenancy disputes and provides application forms and guidance on its website. Complete the Repairing Standard application and supply evidence such as dated photographs, copies of communications and any safety certificates; the tribunal forms and guidance are available online here[3].
FAQ
- Can my landlord enter to carry out repairs?
- Landlords normally must give reasonable notice before entering except for true emergencies; check your tenancy agreement and agree a time when possible.
- What if my landlord refuses to fix a serious safety issue?
- Gather evidence, notify the landlord in writing, and if they still do not act you can apply to the First-tier Tribunal for Scotland (Housing and Property Chamber) for an enforcement order.
- Can I withhold rent to force repairs?
- Withholding rent is risky and can lead to eviction; instead, follow written complaints and tribunal application routes or seek advice from official support services.
How-To
- Gather evidence: dated photos, copies of messages and a short log of when problems occurred.
- Tell the landlord in writing: describe the issue, give a date and ask for a repair by a reasonable deadline.
- Wait for the landlord to respond and allow a reasonable time for non-emergencies; keep records of any replies.
- Complete the tribunal Repairing Standard application form and attach your evidence and copies of written reports.
- Attend any tribunal case management hearing or provide requested documents; the tribunal may issue an enforcement order if rules are met.
Help and Support / Resources
- Tribunal: First-tier Tribunal for Scotland (Housing and Property Chamber)
- Scottish Government: Housing and repairs guidance
- Legislation: Private Housing (Tenancies) (Scotland) Act 2016
