Reporting a Bad Landlord in Scotland: Step-by-Step Guide

Dealing with a landlord who is breaking tenancy rules, ignoring repairs, or acting unfairly can feel overwhelming. Scotland has clear processes and protections for renters facing problems with their landlords. This article explains exactly how to report a bad landlord in Scotland, the official forms and steps involved, and where to get further support—empowering you to address issues confidently and legally.

What Counts as Bad Landlord Behaviour?

Landlords in Scotland have legal duties to ensure your home is safe, well-maintained, and that your rights as a tenant are respected. Issues that might require reporting include:

• Refusing to carry out urgent or essential repairs (e.g., heating, electricity, water problems)
• Failing to protect your deposit in an approved scheme
• Harassment, unlawful entry, or ignoring your right to quiet enjoyment
• Letting a property without the required landlord registration or HMO (House in Multiple Occupation) licence
• Attempting eviction without the correct legal process
• Discriminatory or threatening behaviour

Scottish law protects renters under the Private Housing (Tenancies) (Scotland) Act 2016 and related legislation.

Steps to Report a Bad Landlord in Scotland

1. Try to Resolve Directly

It’s often best to first raise your concerns directly with your landlord, in writing. Clearly explain the problem and what action you expect. Keep copies of all correspondence. If there’s no improvement, or you feel unsafe, move to the next step.

2. Contact Your Local Council

Your local council is the main authority responsible for landlord regulation in Scotland. Councils keep a public register of landlords and can investigate complaints.

• If your landlord is unregistered or operating without the required HMO licence, report this directly to the council’s housing department.
• You can also report failure to fix essential repairs or breaches of health and safety standards.

Form: Landlord Registration Complaint Form
Many councils provide their own online landlord registration complaint forms. Check your own council’s website or phone their housing office for details.
Example: If your landlord hasn’t registered with the council, use your council’s online form or phone their landlord registration team to make a formal complaint.

3. Raise a Formal Dispute with the First-tier Tribunal for Scotland (Housing and Property Chamber)

If your issue relates to repairs or another legal duty, you can apply to the First-tier Tribunal for Scotland (Housing and Property Chamber). This is the official independent tribunal for private rented sector disputes.

• You do not need a solicitor to apply.
• The process is designed for tenants and landlords to resolve disputes fairly.

Form: Application to the First-tier Tribunal – Repairing Standard Complaint (Form RS)
If your landlord is not carrying out necessary repairs, use Repairing Standard Application Form RS.
When to use: For example, if your heating or water system remains broken after written requests to your landlord.

Remember, evidence like photos, previous correspondence, and witness statements will help support your case.

4. Other Serious Breaches

• If you feel threatened or harassed, contact Police Scotland immediately via their contact portal or by phone (101 or 999 in emergencies).
• If your deposit is not protected, contact any of the three approved tenancy deposit schemes—for instance, mydepositsscotland—for a dispute resolution.

What Happens After You Report?

Your local council may contact you for more information or to arrange an inspection. If your landlord is found to be in breach, the council can:

• Issue improvement notices or penalty notices
• Deregister the landlord, making it illegal for them to let property
• Refer repair disputes to the First-tier Tribunal

The tribunal can legally order landlords to carry out repairs, pay compensation, or change their conduct.

Tenants are never penalised for making genuine complaints. You are protected by law from retaliatory eviction or harassment for reporting a landlord.

FAQ

1. What should I do if my landlord refuses essential repairs?
   Start by writing to your landlord explaining the repairs needed. If there’s no action after a reasonable time, apply to the First-tier Tribunal for Scotland (Housing and Property Chamber) using a Repairing Standard Application (Form RS).
2. Can my landlord evict me for complaining?
   No. Retaliatory eviction is illegal. If your landlord takes steps to evict you after a complaint, you can raise this with the tribunal or seek immediate advice through your council.
3. How do I find out if my landlord is registered?
   Visit the Scottish Landlord Register and search by your landlord’s name or property address.
4. What is the role of the tribunal in tenancy disputes?
   The First-tier Tribunal for Scotland makes impartial decisions on disputes between tenants and landlords—including repairs, deposit issues, and unfair practices.
5. What evidence do I need to support my case?
   Keep copies of all written communication, take dated photographs, save receipts, and—if possible—get statements from others affected or who have witnessed the issue.

Conclusion: Key Takeaways

• If your landlord breaks their legal duties, you have clear rights and routes to report them.
• Always try direct communication first, but don’t hesitate to use official council complaints or tribunal processes if needed.
• Keep records and evidence—this helps your case and ensures you are protected.

Reporting a bad landlord in Scotland is your legal right, and there is robust support to help you resolve issues fairly.

Need Help? Resources for Renters

• Scottish Government: Tenant Rights and Responsibilities
• First-tier Tribunal for Scotland (Housing and Property Chamber) – Apply for redress or dispute resolution
• Scottish Landlord Register – Check landlord credentials or report problems
• Citizens Advice Scotland: Renting a Home – Free advice and advocacy
• Contact your local council for specific landlord licensing and complaints support

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1. Private Housing (Tenancies) (Scotland) Act 2016
2. First-tier Tribunal for Scotland (Housing and Property Chamber)
3. Landlord registration and reporting – mygov.scot
4. Repairing Standard Application Form RS

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