The Repairing Standard is one of the most important legal duties placed on private landlords in Scotland. It is also one of the easiest to reduce to a folder of certificates and a pre-tenancy checklist.
The standard is about the physical condition, safety and day-to-day usability of the home. A property must comply before a tenant moves in and continue to comply throughout the tenancy. A current gas record or electrical report is important but neither one proves the roof is watertight, the heating is adequate, the stairwell is safe, or the kitchen can be used properly.
Changes came along in March 2024 which are now established law. A further change arrives on October 6 2026, when Awaab’s Law introduces defined timescales for investigating damp and mould and beginning required repairs.
Here is what Edinburgh landlords need to understand now.
What is the Repairing Standard?
The Repairing Standard is set out in the Housing (Scotland) Act 2006 and explained in the Scottish Government’s statutory guidance for private landlords. It sets the minimum physical standard a privately rented home must meet.
It applies at the start of the tenancy and at all times while the property is let. Landlords are legally required to have regard to the government guidance, which means following it as the minimum needed to demonstrate compliance or being able to give a satisfactory explanation where that is genuinely not possible.
The property must also meet the Tolerable Standard, the minimum standard that applies to all homes in Scotland. The Repairing Standard then adds specific private-rental duties around the building, services, safety systems, common areas and facilities provided to the tenant.
The Repairing Standard at a glance
| Area | What the landlord must ensure |
|---|---|
| Overall condition | The home is wind and watertight, reasonably fit to live in and meets the Tolerable Standard. |
| Structure and exterior | The structure, roof, drains, gutters and external pipes are in reasonable repair and proper working order. |
| Water and sanitation | There is wholesome water, adequate hot and cold supplies, effective drainage and working sanitary facilities. |
| Heating and hot water | The home has an adequate fixed heating system and a working installation for heating water. |
| Gas, electricity and other fuels | Installations are safe, maintained and in proper working order, including appropriate RCD protection. |
| Fixtures and appliances | Anything supplied by the landlord is fit for use, safe and in reasonable repair. |
| Furniture | Any furnishings provided can be used safely and meet applicable fire-safety rules. |
| Fire and carbon monoxide detection | The home has satisfactory smoke, heat and carbon monoxide warning systems. |
| Kitchen | The tenant has safe access to suitable food storage and food preparation facilities. |
| Common areas and doors | Relevant shared areas can be used safely and common doors are secure without preventing emergency exit. |
For the detailed inspection and renewal requirements behind gas, electrical safety, alarms, EPCs and Legionella, see Clan Gordon’s 2026 guide to landlord safety certificates.
The eight Repairing Standard measures introduced in March 2024
All of these have applied since March 1 2024 and should now be treated as established requirements rather than upcoming changes.
1. Safe food storage and preparation
The property must have satisfactory provision for food storage and a food preparation area that the tenant can use safely. The official kitchen guidance expects suitable cupboard or drawer storage, space and power for a fridge and freezer, a worktop or table, a sink with hot and cold water and convenient access to a cooker connection.
Landlords do not necessarily have to provide a fridge or cooker but they must provide suitable space and the appropriate power or gas connection. Where appliances are supplied, they must be safe and in working order.
The layout matters too. A kitchen may have all the right items and still be unsafe if cables cross the floor, the cooker is positioned in a busy doorway or there is no practical working space between the sink and cooker.
2. A fixed heating system
A rental home must have a permanent heating installation that is plumbed or hardwired. Under the Scottish Government fixed-heating guidance, the system should be capable of maintaining 21°C in at least one room and 18°C elsewhere when the outside temperature is minus 1°C.
It is not acceptable to rely on portable plug-in heaters as the normal heating provision. They can be used temporarily while a fixed system is being repaired but that period should be kept as short as possible.
For landlords, the practical question is whether the system can heat the home adequately, safely and consistently.
3. Safe access to common parts
Where a tenancy includes the use of shared areas, the tenant must be able to access and use them safely. The guidance on common parts includes entrances, closes, stairs, lifts, bin stores, drying areas and shared gardens.
In practical terms, landlords need to consider whether there is adequate lighting, safe flooring and paths, clear escape routes, reasonable cleanliness and working mechanical components such as lifts or entry systems.
Tenants also have a role. Bicycles, pushchairs, rubbish and belongings should not be stored in a way that obstructs access or evacuation. But a landlord cannot treat every common-area concern as somebody else’s problem simply because the flat door itself is in good condition.
4. Work involving other tenement owners
Edinburgh landlords often share responsibility for roofs, external walls, foundations, common stairs, drains and other parts of a tenement. The government guidance on flats and tenements says owners should check their title deeds and, where needed, use the Tenement Management Scheme to understand decision-making and cost allocation.
A landlord is not automatically in breach where work genuinely cannot be carried out because the required rights or consent cannot be obtained, or because a majority of owners reject work that needs a majority decision. However, the landlord must take reasonable steps to obtain that consent and is expected to support reasonable work needed to meet the standard.
This is not a “my neighbour said no, case closed” exemption. Keep copies of reports, owner correspondence, factor emails, quotes, meeting decisions and any interim measures. Those records show what has been attempted and why progress may be outside the landlord’s immediate control.
5. Safe and secure common doors
Common doors must be lockable and have satisfactory emergency-exit locks. The common-door guidance says tenants must be able to open the door from inside without using a key, so the lock does not prevent escape during a fire.
The common front door should normally have a secure entry system that alerts the tenant to visitors and allows remote release. An exception can apply to a block of three or fewer flats where residents have easy sight of, or close access to, the front door.
For older Edinburgh closes, entry systems and door locks can involve several owners and a factor. That makes early investigation and clear ownership records important.
6. Residual Current Device protection
The electrical installation must include one or more Residual Current Devices, commonly called RCDs, with appropriate protection. An RCD cuts the electricity supply when it detects a fault, reducing the risk of electric shock and fire.
The Scottish Government electrical guidance says the complete absence of RCD protection means the home does not meet the Repairing Standard. The EICR should determine the appropriate protection for the particular installation, so landlords should follow the report rather than rely on a visual guess at the consumer unit.
Clan Gordon has a separate guide to electrical safety and RCD requirements for landlords who need more detail.
7. Lead pipework and drinking water
Private landlords are responsible for the water system from the boundary stopcock and the pipework within the dwelling. Current water-supply guidance says lead pipes, lead-lined tanks and relevant lead fittings should not be present between the boundary stopcock and the kitchen tap.
Visible pipework should be checked, with advice from an approved plumber where needed. If there is still uncertainty or a known risk, the tenant must be informed, advice on reducing exposure should be provided and an appropriate water sample should be taken for laboratory analysis.
Where lead pipework is identified, it must normally be removed. If shared pipework cannot be replaced immediately because other owners will not consent, the landlord should document the steps taken and keep the tenant informed while the issue is progressed.
Read Clan Gordon’s dedicated guide to lead pipework and the Repairing Standard for the Edinburgh tenement context.
8. Installations using other fuels
The duty is not limited to gas and electricity. Installations using oil, liquid petroleum gas, solid fuel or another fuel type must also be in reasonable repair and proper working order.
The checks and maintenance needed will depend on the system. Landlords should use competent contractors and retain the relevant servicing, inspection and repair records.
The Repairing Standard applies throughout the tenancy
Compliance is not a one-off event that ends when the tenant receives the keys.
Landlords should check the property before it is let, deal with anything needed to meet the standard and maintain the home throughout the tenancy. Once a landlord or agent becomes aware of a defect, it must be investigated and repaired within a reasonable time.
What counts as reasonable depends on the issue. A dangerous electrical fault, major leak, failed heating system in cold weather or insecure door needs a much faster response than a minor decorative problem.
Tenants must report issues and provide reasonable access. For a Private Residential Tenancy, the landlord or agent normally needs the tenant’s permission and at least 48 hours’ written notice before entering to inspect or carry out repairs, unless there is a genuine emergency. The official access guidance also explains the right-of-entry process where essential access is repeatedly refused.
Regular inspections, clear maintenance reporting and good records help identify problems before they become expensive or affect the tenant’s safety. Clan Gordon explains this further in our guide to why property maintenance matters for landlords.
The 2026 update: Awaab’s Law and damp and mould
Damp and mould already fall within the Repairing Standard. Landlords should investigate the cause, take appropriate professional advice and resolve property defects rather than assuming every problem is caused by the way the tenant lives in the home.
From October 6 2026, the Investigation and Commencement of Repair duties introduce defined timescales for both private and social landlords.
| |
| Required action | Timescale |
|---|---|
| A competent person investigates a report of damp or mould. | Within 10 working days of the landlord becoming aware. |
| A written summary of the findings is provided to the tenant or representative. | Within 3 working days of the investigation concluding. |
| Required repairs begin where substantial damp or mould is identified. | Within 5 working days of the investigation concluding. |
The five-day requirement is a deadline to begin the repair, not necessarily to complete a complex project. The Scottish Association of Landlords’ July 2026 update says private landlords must then complete the work as soon as reasonably practicable and should document circumstances beyond their control, such as contractor, supply-chain or access problems.
For Edinburgh properties, the cause may be internal, such as failed sealant or a plumbing leak, or it may involve a roof, gutter, external wall or common pipe. The response still begins with a proper investigation, a written explanation and evidence that the repair is being progressed.
Why Edinburgh tenements need particular attention
Many of Edinburgh’s most desirable rental homes sit within shared buildings. That creates an extra layer of responsibility because a problem inside one flat may begin in a common roof, external wall, stair, drainage system, entry door or shared water supply.
The landlord should establish whether there is a factor, check the title deeds, understand which owners share responsibility and begin communication early. Waiting until water is coming through the ceiling before introducing yourself to the rest of the building is rarely the most efficient approach.
The City of Edinburgh Council Shared Repairs Service provides guidance, a tenement toolkit and a Missing Shares Service where another owner cannot be found, cannot reasonably pay or is unwilling to pay their share of a common repair.
Where a repair cannot move immediately, keep the tenant updated and consider temporary measures that reduce risk or damage. Record every inspection, quote, vote, factor response and contact with other owners. The evidence matters if the tenant, local authority or Tribunal later asks what action was taken.
What happens if a property does not meet the Repairing Standard?
A tenant should normally report the issue to the landlord or letting agent first and allow a reasonable opportunity for investigation and repair.
If the problem is not resolved, the tenant can apply to the First-tier Tribunal for Scotland Housing and Property Chamber. The Tribunal can inspect the home and issue a Repairing Standard Enforcement Order requiring work within a specified period.
The Scottish Government enforcement guidance states that failing to comply with an enforcement order without reasonable excuse is a criminal offence. The Tribunal may also issue a Rent Relief Order restricting the rent payable until the landlord complies, and a local authority may decide to carry out work and recover the cost after a formal failure-to-comply decision.
This is why “we were going to get around to it” is a poor defence. Good landlords need a clear reporting route, reliable contractors, a record of decisions and a process for escalating delays.
What Edinburgh landlords should review now
A sensible Repairing Standard review should look beyond certificate expiry dates. Walk through the property and the tenant’s full route into and around the home.
- Check that the property remains wind and watertight and that roofs, gutters, drains and external pipes are not creating internal damage.
- Confirm the fixed heating system can heat the home adequately and that portable heaters are not being used as a permanent substitute.
- Review the kitchen for safe food storage, preparation space, hot and cold water and appropriate appliance connections.
- Check that the current EICR is satisfactory and that the electrical installation has appropriate RCD protection.
- Confirm what evidence exists about lead pipework and whether visual inspection, plumbing advice or water testing is needed.
- Inspect common stairs, lighting, paths, bin stores, lifts and drying areas that form part of the tenancy.
- Check that common doors are secure and can be opened from inside without a key.
- Make sure tenants know exactly how to report repairs and damp or mould.
- Prepare the investigation, written-summary and contractor process needed for Awaab’s Law from 6 October 2026.
- Keep records of inspections, contractor reports, remedial work, access notices and common-owner communication.
Our updated guides to landlord responsibilities, safety certificates, landlord registration and landlord costs explain the wider compliance picture.
How Clan Gordon helps landlords meet the standard
The property owner remains legally responsible for the home meeting the Repairing Standard, even when a letting agent manages it.
What a professional agent can do is put a reliable system behind that responsibility.
At Clan Gordon, our team helps landlords understand what their Edinburgh property needs before it is marketed, arranges relevant safety and compliance work, manages tenant reporting through FixFlo, co-ordinates contractors and keeps a record of repairs and communication.
Regular property inspections help identify early warning signs such as damp, failed sealant, damaged grout, window defects and maintenance issues before they become larger problems. Where a shared tenement repair is involved, we can help establish the practical next steps and keep the tenant informed while the landlord works with other owners or the factor.
Learn more about Clan Gordon’s Edinburgh property management service or read our complete Edinburgh landlord guide.
Is your Edinburgh rental property ready for a proper compliance review?
A property can have tenants in place and current certificates on file while still falling short because of heating, water, common access, damp, a defective door or another condition issue.
If you are preparing to let a property, reviewing your current management or concerned that an issue is not being handled proactively, book a call with Clan Gordon or contact our team.
We will help you understand what the property needs, what should be prioritised and how to keep the tenancy safe, compliant and properly managed.
Because the Repairing Standard is not a one-day test. It is the standard the home needs to meet every day it is rented.
*This article provides general information and is not a substitute for legal advice. Requirements can vary according to the property, tenancy and licence conditions. Last reviewed: September 3 2026.*
Frequently asked questions
What is the Repairing Standard in Scotland?
It is the minimum physical standard most privately rented homes in Scotland must meet. It covers the condition of the building, services, fixtures, furnishings, safety systems, heating, kitchen facilities and relevant common areas.
When does a rental property need to meet the Repairing Standard?
The property must comply before the tenancy starts and throughout the tenancy. A landlord must investigate and deal with defects after becoming aware of them, rather than waiting until the tenant leaves.
What changed in March 2024?
Eight measures became part of the current standard: safe food storage and preparation, a fixed heating system, safe common access, clearer rules where other owners refuse common work, secure common doors, RCD protection, lead-free drinking-water pipework and duties covering other fuel systems.
Do plug-in heaters satisfy the fixed heating requirement?
Not as the normal heating system. The official guidance requires a permanent plumbed or hardwired installation capable of heating the home adequately. Portable heaters may be used temporarily while repairs are completed, but that period should be kept to a minimum.
Must an Edinburgh landlord replace lead pipes?
Lead pipes and lead-lined tanks or fittings should not normally be present between the boundary stopcock and the kitchen tap. Visible pipework should be checked. If the position remains uncertain, the tenant should be informed and appropriate water testing carried out. Shared pipework can require consent from other owners, but the landlord must take reasonable steps and keep records.
What if other owners refuse a tenement repair?
The landlord should check the title deeds, follow the relevant decision-making process and take reasonable steps to secure consent. A landlord may not be at fault where a majority decision is required and the majority refuses, but the exception is not automatic. Evidence of reports, proposals, votes and communication should be retained.
What does the standard require for common doors?
Common doors must be secure and lockable, and emergency-exit locks must allow occupants to open the door from inside without a key. A remote entry system is normally expected at the common front door, subject to the limited exception for blocks of three or fewer flats with easy sight of or access to the entrance.
How quickly must landlords carry out repairs?
Most repairs must be completed within a reasonable time, taking account of urgency and complexity. From 6 October 2026, specific deadlines apply to damp and mould reports: investigation within 10 working days, written findings within 3 working days and required repair work beginning within 5 working days of the investigation.
What can a tenant do if the landlord does not carry out repairs?
After reporting the issue and allowing a reasonable opportunity for action, the tenant can apply to the First-tier Tribunal for Scotland Housing and Property Chamber. The Tribunal can inspect the property and issue a Repairing Standard Enforcement Order.
Does the Repairing Standard apply to short-term lets?
The Scottish Government’s statutory guidance says short-term let hosts and operators are also required to meet the Repairing Standard, alongside the separate short-term let licensing requirements.
Can a letting agent take care of Repairing Standard compliance?
A letting agent can arrange inspections, certificates, repairs, records and tenant communication. However, the property owner remains legally responsible for ensuring the home meets the standard.
About Clan Gordon
Clan Gordon is a family-owned, multi-award-winning Edinburgh letting agency specialising exclusively in residential lettings and property management.
Since 2008, our qualified team has helped landlords prepare, market and manage rental homes across Edinburgh. Our service covers tenant selection, tenancy documentation, safety and compliance, regular inspections, maintenance and day-to-day communication.
Clan Gordon manages more than 700 homes and is registered on the Scottish Letting Agent Register under LARN1806018. To discuss letting or switching the management of an Edinburgh property, call 0131 555 4444 or book a call with our team.