Scottish letting agents all operate under the same national regulatory framework. But the properties and local processes they manage can look very different from one council area to another.

Edinburgh does not have a separate letting-agent code. The same registration, training, conduct and complaints rules apply here as they do across Scotland. What Edinburgh adds is another layer of complexity: historic buildings, shared tenement repairs, conservation areas, HMO licensing, short-term-let planning controls and a rental market shaped by students, festivals and frequent movement in and out of the city.

That distinction matters. A registration number tells you an agent is legally authorised to operate. Local expertise helps you understand whether that agent can manage the realities of your particular property properly.

Here is how letting agents are regulated in Scotland, what landlords and tenants can expect, and why experienced Edinburgh knowledge still makes a significant difference.

How letting agents are regulated across Scotland

Scotland has a statutory system designed to raise standards and give landlords and tenants a route to challenge poor practice. It has three main parts: registration, a compulsory Code of Practice and access to the First-tier Tribunal.

Part of the framework	What it does	Why it matters
Scottish Letting Agent Register	Confirms that an agent has been approved to carry out letting agency work and has met fit-and-proper-person, qualification and training requirements.	Landlords and tenants can check whether an agent is approved, refused or has had registration revoked.
Letting Agent Code of Practice	Sets the minimum service standards agents must follow throughout the letting and management process.	It covers areas such as communication, repairs, complaints, client money, landlord instructions and ending a tenancy.
First-tier Tribunal	Provides formal redress where a landlord or tenant believes an agent has failed to comply with the Code.	The Tribunal can order the agent to put matters right and may require compensation.

The Scottish Letting Agent Register

Anyone carrying out letting agency work in Scotland must normally appear on the Scottish Letting Agent Register. That includes businesses that find tenants for landlords, collect rent, inspect properties or arrange repairs and maintenance.

To be approved, the business and relevant people must satisfy fit-and-proper-person checks and meet prescribed qualification and training requirements. Registration lasts for three years and must then be renewed.

It is a criminal offence to carry out letting agency work without being registered. Registration is therefore the legal baseline, not a nice badge an agency can choose to display when it suits the brochure.

The public can search the register using an agency name or letting agent registration number, often shortened to LARN.

Clan Gordon is approved to carry out letting agency work under LARN1806018.

Letting agent registration is separate from private landlord registration. A landlord registers as the owner of rental property, while an agency registers as a business carrying out letting agency work.

The Letting Agent Code of Practice

Every registered agent must comply with the statutory Letting Agent Code of Practice.

The Code follows the lettings journey from taking instructions from a landlord through marketing, tenant applications, management, maintenance and the end of a tenancy. It also sets standards for communication, complaints, handling money and insurance arrangements.

In practical terms, landlords and tenants should expect an agent to:

• provide clear and accurate information;
• explain services, charges and responsibilities properly;
• handle client money and records appropriately;
• respond to enquiries and complaints within reasonable timescales;
• manage repairs and maintenance in line with the service agreed with the landlord;
• communicate professionally and without intimidation;
• have a clear written complaints procedure;
• keep records that can demonstrate compliance with the Code.

 

The Code does not set Edinburgh rents or guarantee that every registered agency delivers the same quality of service. It establishes the minimum professional standard and provides a formal route when that standard is not met.

What happens if a letting agent breaches the Code?

A landlord or tenant who believes an agent has failed to comply with the Code should normally follow a clear process.

1. Raise the issue with the letting agent in writing and explain which part of the service or Code you believe has not been met.
2. Allow the agency to use its written complaints procedure and respond within a reasonable timescale.
3. If the issue remains unresolved, apply to the First-tier Tribunal for Scotland Housing and Property Chamber.

The Housing and Property Chamber provides guidance, an application form and a template letter for notifying the agent before a Tribunal application is made.

If the Tribunal decides that the Code has been breached, it must issue a Letting Agent Enforcement Order setting out what the agent must do and by when. The order can also require compensation.

The Tribunal does not directly remove the agent from the register. If an agent fails to comply with an enforcement order, the Tribunal notifies Scottish Ministers. That failure can then be considered when Ministers decide whether the agent should remain registered, and failure to comply without reasonable excuse can also be a criminal offence.

What role does the Scottish Government play?

The Scottish Government manages the mandatory register and has powers to request information, carry out inspections, monitor compliance and support enforcement.

It can refuse or revoke registration where an applicant or registered agent no longer meets the required standard. However, individual landlords and tenants would normally complain to the agency first and then use the Tribunal route if the matter is not resolved.

Trading Standards, the police, local authorities, professional bodies and other organisations can all be relevant in particular cases, but they are not substitutes for the central Register, Code and Tribunal framework.

Do Propertymark or RICS membership replace registration?

No. Membership of a professional body does not replace the legal requirement to appear on the Scottish Letting Agent Register.

It can, however, add another layer of professional accountability. Membership bodies may require qualifications, ongoing training, complaints arrangements, client-money safeguards and compliance with their own conduct rules.

Clan Gordon is listed as a Propertymark member agency and is also a RICS Regulated Firm.

For landlords and tenants, the strongest position is an agent that meets the statutory Scottish requirements and can also demonstrate relevant professional qualifications, safeguards and local experience.

Why Edinburgh property management is different

The rules governing letting agents are national. The day-to-day challenge of applying them well is often local.

Edinburgh property brings a distinctive mix of buildings, ownership arrangements, council processes and rental demand. That means a letting agent needs more than a broad understanding of Scottish law. They also need to understand how the city works.

Historic buildings and conservation areas

Edinburgh has 50 conservation areas and a large number of listed buildings. Extra controls may apply to alterations, repairs, windows, external finishes and other work that affects the architectural or historic character of a property.

A repair or improvement that looks straightforward in a modern building may need more careful planning in a listed tenement or conservation area. Landlords need an agent who knows when routine maintenance becomes a planning, listed-building or specialist-contractor question.

Tenements and shared repairs

Many Edinburgh rental properties sit inside traditional tenements where the roof, stonework, gutters, stairs, common door and external walls are shared by several owners.

A defect affecting one rental flat may therefore involve title deeds, neighbouring owners, a property factor, contractor access and shared payment decisions. The landlord still needs to protect the tenant and progress the issue, even when they cannot authorise the complete repair alone.

The City of Edinburgh Council operates a Shared Repairs Service and a Missing Shares Service for certain situations where another owner cannot be found, cannot pay or refuses to contribute.

That is a very Edinburgh kind of maintenance problem. Beautiful stonework, magnificent proportions and a group email involving fourteen owners about a gutter. Character comes in many forms.

HMO licensing

A property occupied as the main home of three or more unrelated people will normally require a House in Multiple Occupation licence.

Edinburgh HMO applications follow the City of Edinburgh Council licensing process and require detailed plans, certificates and inspection arrangements.

The Council currently asks for documents including a current EICR, gas safety inspection report, annual PAT and emergency-lighting certificates, fire-system documents and a current fire-risk assessment. Local knowledge is invaluable when managing the application, renewal dates, inspections and any remedial work.

Landlords considering a shared property can read Clan Gordon’s guide to setting up and managing an HMO in Edinburgh.

Short-term let planning controls

The whole City of Edinburgh Council area is a short-term let control area.

Since September 5 2022, changing an entire dwelling that is not someone’s principal home into a short-term let is treated as a material change of use requiring planning permission. Planning and short-term-let licensing are separate requirements, and some properties need both.

That does not change the rules for ordinary long-term letting agents, but it does change the advice owners need when deciding whether a property should be used for holiday accommodation or as someone’s main home.

Owners reviewing their strategy can read Clan Gordon’s guide to switching from short-term to long-term letting.

A fast-moving student and professional rental market

Edinburgh’s universities, festivals, employment market and international appeal create substantial movement through the rental sector.

That does not create a different letting-agent law. It does make clear advertising, fair application processes, accurate affordability checks and prompt communication especially important.

When several strong applicants want the same property, the answer is not to abandon fairness because the market is busy. It is to use a consistent, documented process and give applicants clear information about what happens next.

Prospective and existing tenants can find practical guidance in Clan Gordon’s Tenant FAQs.

What should landlords look for in an Edinburgh letting agent?

A registration number should be the beginning of your checks, not the end.

Before instructing an agent, ask:

• Is the agency currently approved on the Scottish Letting Agent Register?
• What qualifications and ongoing training do the people managing my property hold?
• How are client money, deposits and insurance arrangements protected?
• How does the agency track safety certificates, inspections and Repairing Standard duties?
• Who handles maintenance and how are landlords and tenants kept updated?
• Does the team understand Edinburgh tenements, common repairs and local contractors?
• Can it manage HMO licensing or specialist property requirements where relevant?
• What is the written complaints procedure?
• How are tenant applications assessed fairly and consistently?
• Can the agency show recent, properly sourced evidence of its service standards?

 

Clan Gordon has a more detailed guide on how to choose the best letting agent in Edinburgh.

What should tenants expect from a regulated letting agent?

Tenants should expect professional treatment at every stage of the tenancy journey.

• clear and accurate information about the property and application process;
• fair and consistent application criteria;
• no illegal administration or referencing fees;
• proper tenancy and deposit arrangements;
• a clear route for reporting repairs;
• reasonable communication and updates;
• respectful access arrangements and professional conduct;
• a written complaints procedure;
• the right to apply to the Tribunal after the agency’s complaints process has been exhausted.

 

Regulation does not mean a tenant will agree with every decision or that every maintenance issue can be completed instantly. It does mean the process should be transparent, documented and consistent with the Code and wider Scottish housing law.

National standards, local expertise

Every Scottish letting agent must meet the same statutory baseline. Edinburgh then adds a set of property and market realities that make experienced local management particularly valuable.

At Clan Gordon, we combine the national requirements of Scottish letting-agent regulation with day-to-day experience of Edinburgh’s tenements, HMOs, conservation areas, landlords, tenants and local contractor network.

We are approved on the Scottish Letting Agent Register under LARN1806018, a RICS Regulated Firm and a Propertymark member agency.

For landlords, that means a team able to manage compliance and the practical detail of Edinburgh property. For tenants, it means clear processes, professional communication and a recognised route if something goes wrong.

If you are an Edinburgh landlord reviewing your current management arrangements, learn more about Clan Gordon’s property management service or book a call with the team.

If you are already renting with Clan Gordon, visit our existing tenant information or contact the team for help with your tenancy.

Because Scotland sets the professional standard. Edinburgh determines how much local knowledge it takes to apply it well.

This article provides general information and is not a substitute for legal advice. It was last reviewed on September 22 2026.

Frequently asked questions

Who regulates letting agents in Scotland?

Scottish Ministers administer the mandatory Scottish Letting Agent Register and monitor compliance. Every agent must also follow the statutory Letting Agent Code of Practice. Landlords, tenants and Scottish Ministers can apply to the First-tier Tribunal where they believe the Code has been breached.

How can I check whether a letting agent is registered?

Search the public Scottish Letting Agent Register using the business name or its letting agent registration number. The register shows whether the agent is approved, has been refused registration or has had registration revoked.

What is a LARN?

LARN means Letting Agent Registration Number. Registered Scottish letting agents should display this number in relevant documents and communications. Clan Gordon’s registration number is LARN1806018.

Is it illegal to operate as an unregistered letting agent in Scotland?

Yes. Carrying out letting agency work without registration is a criminal offence, unless a genuine exemption applies.

What does the Letting Agent Code of Practice cover?

The Code sets service standards for engaging landlords, marketing and letting properties, management and maintenance, ending tenancies, communication, complaints, handling money and insurance arrangements.

What should I do if a letting agent breaches the Code?

Notify the agent in writing and use its complaints procedure first. If the matter is not resolved within a reasonable timescale, a landlord or tenant can apply to the First-tier Tribunal for Scotland Housing and Property Chamber.

Can the First-tier Tribunal remove a letting agent from the register?

Not directly. The Tribunal can issue an enforcement order and require compensation. If the agent fails to comply, the Tribunal notifies Scottish Ministers, and the failure can affect whether the agent remains registered.

Is Propertymark or RICS membership the same as Scottish letting-agent registration?

No. Statutory registration is compulsory. Propertymark membership or RICS regulation can provide an additional layer of qualifications, conduct rules, complaints handling and professional safeguards, but they do not replace the Scottish register.

Are letting-agent rules different in Edinburgh?

The national letting-agent rules are the same across Scotland. Edinburgh adds local complexity through conservation areas, listed buildings, shared tenement repairs, HMO licensing, short-term-let planning controls and a fast-moving rental market.

Does letting-agent regulation control the rent a landlord can charge?

No. The Letting Agent Code governs professional conduct and service standards. Rent-setting and rent-increase rules come from separate housing legislation and market conditions.

About Clan Gordon 

Clan Gordon is a family-owned, multi-award-winning Edinburgh letting agency specialising in residential lettings and property management.

Since 2008, our qualified team has helped landlords and tenants navigate every stage of the letting journey, from property preparation and marketing to applications, compliance, maintenance, inspections and day-to-day communication.

Clan Gordon is approved on the Scottish Letting Agent Register under LARN1806018, is a RICS Regulated Firm and is listed as a Propertymark member agency.

To discuss letting or switching the management of an Edinburgh property, call 0131 555 4444 or book a call with our team.

 

Living abroad can make an Edinburgh rental property feel pleasantly distant from everyday life. The tenant is in place, the rent arrives each month and a local letting agent handles the repairs, inspections and practical questions.

HMRC, unfortunately, is not especially moved by geography.

UK rental income remains taxable even when the landlord lives elsewhere, and the Non-Resident Landlord Scheme determines whether tax must be deducted before the rent is paid. Most problems do not arise because landlords are trying to avoid their responsibilities. They arise because the scheme sounds simpler than it is, or because a landlord assumes one part of the process takes care of another.

Our complete non-resident landlord tax guide explains the scheme in detail. This article focuses on the mistakes that most often create avoidable tax deductions, cash-flow surprises, filing problems or awkward conversations later.

Mistake 1: Assuming “non-resident landlord” means non-UK tax resident 

The Non-Resident Landlord Scheme is based on the landlord’s usual place of abode, not simply their residence status under the UK Statutory Residence Test.

HMRC normally treats an individual who usually lives outside the UK for more than six months as having a usual place of abode overseas. A person can therefore fall within the scheme while still being UK resident for tax purposes in a particular tax year.

The two questions should be considered separately: does the letting agent need to operate NRLS, and what is the landlord’s wider UK tax-residence position? Use HMRC’s UK residence guidance and take professional advice where split-year treatment or international residence is involved.

The practical fix 

Tell Clan Gordon where you actually live and how long you expect to remain abroad.

Do not rely on citizenship, a UK correspondence address or the location of your main home as proof that NRLS does not apply.

Mistake 2: Telling the letting agent after you have already moved 

A letting agent needs accurate residential-address information to decide whether it must operate the Non-Resident Landlord Scheme. Waiting until several months of rent have already been paid can create retrospective administration and uncertainty over what should have been deducted.

Tell Clan Gordon as soon as your move is confirmed. Provide the expected departure date, your overseas residential address when available and details of every joint owner.

If you are still deciding whether to let your property when relocating, read our guide to renting out your Edinburgh property when you move abroad. It covers the practical property decisions that sit alongside the tax process.

Mistake 3: Thinking NRL1 approval makes the rental income tax-free 

An individual landlord can apply to HMRC using form NRL1 for approval to receive UK rent without tax being deducted by the agent or tenant.

That approval changes how the rent reaches you. It does not remove the UK tax liability, exempt the property income or replace Self Assessment.

HMRC normally approves a complete application where it is satisfied that the information is correct and the landlord will meet their UK tax obligations. Approval can be refused or withdrawn if returns and payments are not kept up to date.

Gross payment means gross payment, not tax-free income 

You receive the rent without NRLS withholding.

You still declare the rental income and pay any tax due through the appropriate return.

Mistake 4: Asking the agent to stop deductions before HMRC has notified them 

When HMRC approves an NRL1 application, it sends one notice to the landlord or authorised tax adviser and a separate notice to each letting agent or tenant named on the application.

Clan Gordon can stop deducting tax only when its own HMRC authorisation has been received and from the effective date stated in that notice. A screenshot, approval reference quoted in an email or copy of the landlord’s notice is not a substitute for HMRC’s instruction to the agent.

Apply early and make sure the application contains the correct letting-agent details. If HMRC needs to be contacted about a delayed or missing notice, use the Non-UK resident landlord enquiries service.

Mistake 5: Treating jointly owned property as one landlord application 

For NRLS, each joint owner is treated as a separate landlord for their share of the rental income. Joint owners can even have different usual places of abode and therefore different NRLS positions.

If both owners live abroad and both want their share of the rent paid without deduction, each normally needs separate HMRC approval. One owner’s NRL1 notice does not automatically cover the other.

Give Clan Gordon the ownership percentages and residential details for every owner. Your tax adviser should also confirm how the rental income should be reported between them.

Mistake 6: Treating the agent’s basic-rate deduction as the final tax bill 

Where no gross-payment approval is in place, a letting agent normally deducts tax at the basic rate after allowing for qualifying expenses the agent has paid or that have been paid at its direction.

That is tax withheld at source, not a final calculation of the landlord’s liability. The actual result depends on the property profit, allowable expenses, finance-cost treatment, Personal Allowance eligibility, other UK income and the landlord’s tax rate.

HMRC says non-resident landlords usually need to declare UK rent through Self Assessment unless told otherwise. If you are newly required to file, you normally need to register for Self Assessment by October 5 after the relevant tax year.

Keep the annual tax-deduction certificate supplied by the agent. It supports the credit claimed for tax already accounted for to HMRC.

Mistake 7: Assuming every expense reduces the agent’s NRLS deduction 

The expense rules used by the letting agent for NRLS withholding are narrower than the full set of expenses that may be relevant to the landlord’s final tax return.

An agent can normally take account of qualifying expenses it has paid, or expenses paid by another person at the agent’s direction. If you pay a contractor directly from an overseas account, the invoice cannot simply be sent to the agent afterwards and used to recalculate that quarter’s withholding.

The expense may still be claimable when your final UK property profit is calculated, provided it meets the tax rules. HMRC’s rental income and expense guidance explains the general framework but a tax adviser should confirm the treatment of repairs, improvements, finance costs and cross-border payments.

Why this matters for cash flow 

You may have paid a genuine property expense and still see NRLS tax withheld on rent because the agent did not pay that expense.

The adjustment is then dealt with through the landlord’s tax return rather than retrospectively through the agent’s quarterly deduction.

Mistake 8: Ignoring Making Tax Digital because you live abroad 

Making Tax Digital for Income Tax can apply to non-resident individuals with UK property income. Living outside the UK does not create an automatic exemption.

The current timetable is based on qualifying gross income from property and self-employment: more than £50,000 brought landlords into MTD from April 2026, more than £30,000 applies from April 2027 and more than £20,000 from April 2028.

Landlords in scope need compatible software, digital income and expense records, quarterly updates and the MTD tax-return process. Check when Making Tax Digital applies and review the sign-up guidance with your accountant.

Do not wait for a letter from HMRC before checking. The responsibility to establish whether you are in scope remains yours.

Mistake 9: Looking only at UK tax 

The UK can tax rental income from UK property even when the landlord lives abroad. The country where you live may also require that income to be declared.

A double-taxation agreement may provide relief so the same income is not fully taxed twice but the method, timing and available credit depend on the treaty and local rules.

Tax years may not align, exchange rates may be prescribed differently and the destination country may treat expenses or ownership structures differently. A UK adviser and an adviser in your country of residence may both be needed.

Mistake 10: Waiting for the annual tax return after selling the property 

A non-UK resident must report every disposal of UK property or land within 60 days of completion, even if no Capital Gains Tax is due or the sale creates a loss.

Any Capital Gains Tax due is normally payable within the same period. The sale may also need to appear on the Self Assessment return, but that annual filing does not replace the 60-day report.

If you are considering a sale, review HMRC’s non-resident property disposal guidance and UK property reporting process before completion rather than after the solicitor has sent the final statement.

What if you do not use a letting agent? 

Where rent is paid directly to a non-resident landlord and averages more than £100 a week, the tenant may have to operate the Non-Resident Landlord Scheme. HMRC can also direct a tenant to operate it below that level.

That can require the tenant to register, calculate and pay tax quarterly, keep records, issue a tax certificate and complete annual reporting. HMRC explains the process in its guidance for tenants.

When a professional letting agent collects the rent, the agent takes on the NRLS administration at source. The landlord still remains responsible for their own tax return and final liability.

What Clan Gordon can handle, and what needs a tax adviser 

Clan Gordon can manage the Edinburgh property locally, collect rent, operate the Non-Resident Landlord Scheme where required, pay relevant tax to HMRC, provide rent statements and issue the annual certificate showing tax deducted.

Our team can also manage safety checks, inspections, maintenance, tenant communication and the wider practical obligations explained in our guide to letting an Edinburgh property from overseas.

We cannot calculate your final tax liability, determine tax residence, advise on double-taxation relief, prepare your tax return or tell you how the income is treated in another country. Those questions need a suitably qualified tax adviser.

The best time to fix these mistakes is before the rent starts moving 

Most non-resident landlord tax problems are easier to prevent than untangle.

Tell your agent before you leave, apply for gross-payment approval early if appropriate, keep every owner’s position separate, maintain good digital records and do not treat an agent deduction as a substitute for your own return.

A professional local agent can remove much of the property-management burden while you live abroad. A good tax adviser can make sure the reporting behind the income is equally well organised.

For the full technical explanation, read our 2026 non-resident landlord tax guide. If you are moving overseas, already live abroad or want to switch the management of an Edinburgh property, book a call with Clan Gordon.

This article provides general information and is not a substitute for tax, accounting or legal advice. It was last reviewed on September 22 2026.

Frequently asked questions on non-resident landlord tax mistakes 

What is the difference between the Non-Resident Landlord Scheme and tax residence? 

NRLS uses the landlord’s usual place of abode to decide whether an agent or tenant must operate the scheme. UK tax residence is determined separately, normally under the Statutory Residence Test. A landlord can be within NRLS while still UK resident for tax purposes.

Does NRL1 approval mean I do not pay UK tax? 

No. NRL1 approval allows rent to be paid without tax being deducted at source. The income still needs to be declared and any tax due paid through the appropriate return.

Can Clan Gordon stop deducting tax when I send my approval letter? 

Clan Gordon needs the separate HMRC notice addressed to the letting agent and must follow the effective date shown on that notice. The landlord’s own approval letter is not enough by itself.

Do both joint owners need NRL1 approval? 

Each joint owner is treated separately for their share of the rent. Where both owners live abroad and both want gross payment, each normally needs separate approval.

Do I still need Self Assessment if tax has already been deducted? 

Usually, yes. The return calculates the final property profit and liability. Tax shown on the annual certificate can normally be credited against the amount due.

Can expenses I pay directly reduce Clan Gordon’s NRLS deduction? 

Not automatically. The agent can normally take account only of qualifying expenses it paid or that were paid at its direction. A directly paid cost may still be relevant to the final tax return.

Does Making Tax Digital apply to overseas landlords? 

It can. MTD applies according to the individual’s qualifying gross income from property and self-employment, subject to the current thresholds and any exemption.

What happens if I collect rent directly from my tenant? 

If rent paid directly averages more than £100 a week, the tenant may need to operate NRLS. HMRC can also direct a tenant to operate the scheme below that amount.

Will I pay tax in both the UK and the country where I live? 

Both countries may tax the income. A double-taxation agreement may provide relief, but the process depends on the treaty and local law. Take advice in both jurisdictions.

Do non-residents report a UK property sale even if no tax is due? 

Yes. Non-residents must report all disposals of UK property or land within 60 days of completion, including sales producing no tax or a loss.

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 in the UK and overseas manage every stage of an Edinburgh tenancy, including property preparation, tenant selection, compliance, inspections, maintenance, rent collection and day-to-day communication.

Clan Gordon 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.

 

Accountancy and advisory firm MHA has taken on 18 early careers recruits this year in Scotland, with the new starters already passing on tips to others thinking of following the same path.

The intake of 15 graduates, school leavers, placement students is based in the firm’s Edinburgh and Aberdeen offices, spread across audit, tax, and accounts and business advisory services (ABAS). In addition, 3 interns were given summer placements.

Eve, Harry, Daniel, Ella, Zoe, Lewis and Ethan are part of the audit team, while Morgan, Kate and Lani have joined tax, and Luke, Scott, Hannah and Frankton are working within ABAS. Jacob has joined the restructuring and recovery team.

Looking back on their opening weeks, the group pointed to the level of training and encouragement on offer from colleagues.

Eve said: “The amount of training and support we have received in the first month is phenomenal and it really feels like you can reach out to anyone in your team for support.”

Hannah said: “Everyone in the office has been so welcoming in my first few weeks. From week one I have been working on client jobs with support from my team, and I already feel that I have learnt a lot.”

Harry added: “From the first minute of starting, you are welcomed with smiles and friendliness from everyone in the firm which makes you feel so at home in such an unfamiliar environment.”

Asked what they would say to anyone weighing up accountancy, the newcomers stressed the value of research, preparation and a willingness to learn.

Kate said: “I would recommend doing as much research as you can into the different career paths you can take in accounting because there might be an area of the profession you would be interested in that you haven’t thought of before. Also, if you can get work experience or an internship with an accounting firm it would be beneficial as it would give you a good understanding of whether a career in accountancy is for you.”

Scott added: “My advice would be to embrace the challenge of learning and not be afraid to step into the profession, even if you do not come from an accountancy background. There is always something new to learn, and the support available from colleagues and mentors is invaluable.”

Eve’s advice was simple: “Commit to it and put effort into your applications to have the best chance of succeeding. Research the role, research the company and research the qualifications so you know what you are applying for and can make sure it is the right career for you.”

Ben Sutherland, Partner at MHA in Edinburgh, said: “Each year our newest colleagues bring fresh energy to the firm, and this group has made an excellent start. Their advice shows there is no single route into accountancy. With the right support, people from all sorts of backgrounds can build a rewarding future in the profession, and I would encourage anyone curious about it to explore our current opportunities.”

Louise Smith, senior manager in ABAS at MHA in Aberdeen, said: “Seeing another talented cohort take its first steps with us is a pleasure. Having begun here as a placement student myself, I know how much those early years shape you. Our aim is to give every trainee the grounding they need to thrive, whatever path led them to MHA.”

MHA provides audit and assurance, tax, business advisory, corporate finance and outsourcing services to businesses, public bodies, charities and private clients, and is the UK member of Baker Tilly International, a global network of independent accounting and advisory practices.

MHA’s Scottish offices are on St Colme Street in Edinburgh and Carden Place in Aberdeen.

 

Applications are now open for MHA’s next early careers intake, including graduate, school leaver, placement and work experience programmes. Find out more at: https://www.mha.co.uk/careers/early-careers

 

Emeritus Professor Joe Nellis is Head of Economic Research at MHA, the accountancy and advisory firm

The IMF World Economic Outlook predicts that the UK economy will grow by a respectable 1.3% in 2026 – an upgrade from the 1.0% that it had forecast just a few months ago. Despite the ongoing energy crisis and geopolitical tensions, the economy is proving to be more resilient than expected and the UK is now predicted to be one of the fastest growing G7 countries in 2026.

The IMF highlights increased corporate investment into AI-related industries and infrastructure as a key driver of the improved UK economic forecasts. Corporate investment has been severely lacking in recent years, and the actions of successive governments have done little to change this. At the Autumn Budget, the Chancellor must do as little as possible to undermine this improvement and do what he can to encourage it.

However, while investment is the engine of growth, it is only the start. Investment must be turned into tangible productivity gains if the UK is to cure the long-term malaise in the economy and generate sustainable growth. This requires UK business leaders to be ambitious and innovative and the government to be a willing partner not a roadblock.

The IMF has also expressed support for the efforts being made by the UK government to reduce its debt. UK government borrowing is projected to fall to just 1.4% of GDP per annum by 2031, representing the lowest in the G7. This will only reinforce the Government’s commitment to its fiscal rules at the Budget.

But the message from the IMF comes with some caveats. UK growth is expected to fall slightly to 1.2% next year in the face of persistently high energy costs and rising interest rates, and inflation is expected to remain well above the Bank of England’s official target. At the same, the cost of government borrowing will remain high and will continue to push pressure on public finances.

The IMF has delivered some good news, but the Chancellor must avoid the temptation to celebrate too early.

Financial markets will be watching closely to judge if he is willing and able to create the necessary conditions to boost confidence, encourage investment and generate sustainable growth.

First Minister John Swinney has been announced as the keynote speaker for the upcoming Scottish Chambers of Commerce Annual Business Address 2026.

Guests at the marquee event, which is due to be held in Glasgow on the evening of November 5, will also hear from CGI, one of the world’s largest IT companies, and Heathrow Airport, a vital hub for flights to and from Scotland.

One of the most significant gatherings in Scotland’s business calendar, this year’s Annual Business Address will be hosted by BBC broadcaster Fiona Stalker in front of an audience of more than 500 business leaders, policymakers and stakeholders at the black-tie dinner.

The timely event follows the UK Budget a week earlier, with the draft Scottish Budget due to be unveiled on December 3.

Scottish Chambers of Commerce, a network representing more than 12,000 companies and more than half of Scotland’s private sector workforce, has been campaigning for action from both governments to ease cost pressures on businesses while unlocking substantial new investment, employment and growth.

First Minister John Swinney said:

“Businesses sit at the very heart of Scotland’s communities, creating jobs, driving growth and supporting local economies. The Scottish Chambers of Commerce Annual Business Address is a valuable opportunity for government to hear directly from companies about the challenges they face and the opportunities ahead.

“We will continue to listen to businesses as we grow the economy, which is central to our efforts to raise living standards and tackle child poverty. Scotland has real strengths and remains the UK’s top destination outside London for inward investment.

“I look forward to discussing how we build on that success to attract investment and create jobs the length and breadth of Scotland.”

Charandeep Singh BEM, Scottish Chambers of Commerce Chief Executive, said:

“We are delighted the First Minister will be joining the distinguished line-up of speakers for our flagship Annual Business Address in Glasgow next month.

“This event brings together leading figures from the worlds of business and politics as we jointly reflect on the great many challenges and opportunities facing every corner of Scotland today.

“The Annual Business Address will be a celebration of all that is great about Scotland, our hugely talented people and the country’s world-leading businesses, while also providing an opportunity to share our ideas on the obstacles we are still to overcome.”

As well as First Minister John Swinney and Charandeep Singh BEM, guests at the Annual Business Address will hear from Nigel Milton, Chief Communications and Sustainability Officer at Heathrow Airport, Lindsay McGranaghan, Senior Vice President for Scotland and Northern Ireland at CGI, and Scottish Chambers of Commerce President Rodney Ayre.

Nigel Milton, Chief Communications and Sustainability Officer at Heathrow, said:

“Linked by over 25 flights a day to and from Scotland, Heathrow plays an integral role in connecting Scottish businesses and their exports with over 200 destinations across the world.

“As a longstanding partner of the Scottish Chambers of Commerce, we’re proud to support this great event, the highlight of the Scottish business calendar, once again.

“We look forward to catching up with existing and potential Scottish partners and suppliers on the evening.”

Lindsay McGranaghan, CGI Senior Vice President and Business Unit Leader for Scotland and Northern Ireland, said:

“CGI works with organisations across Scotland to help them harness technology, data and AI to deliver stronger services, greater resilience and long-term growth.

“As a longstanding partner of Scottish Chambers of Commerce, we’re proud to support the Annual Business Address once again and look forward to joining business leaders on the evening to discuss how innovation and digital transformation can help unlock economic growth across Scotland.”

World famous department store Fortnum & Mason is also among the sponsors of the event, alongside technology firm Trustmarque Ultima.

Cherrie Lo, Concierge Marketing & Business Development Lead – UK & International at Fortnum & Mason, said:

“At Fortnum & Mason, we’re proud to celebrate the relationships and partnerships that bring business communities together.

“We’re delighted to support the Scottish Chambers of Commerce Annual Business Address and to introduce Fortnum’s Concierge to Scotland’s business community, showcasing how we can support businesses with thoughtful gifting, bespoke hampers and personalised service for their clients, colleagues and partners.”

Simon Williams, CEO of Trustmarque Ultima, said:

“Trustmarque Ultima is proud to support the Scottish Chambers of Commerce Annual Business Address, bringing together leaders who are focused on growth, resilience and long-term regional success.

“For us, this is about helping businesses and public sector organisations turn technology from a cost pressure into a source of advantage. Freeing up time, budget and capacity so they can move faster, serve their communities better and build with confidence for the future.”

Tickets remain available for this event. Further details are available here – https://www.scottishchambers.org.uk/events/scc-annual-business-address-2026/

Seven Scottish businesses will travel to Dublin later this month [October] to explore opportunities in the Irish market, as part of a trade mission hosted by accountancy and advisory firm Baker Tilly Ireland.

Edinburgh Chamber of Commerce is leading the visit on Wednesday 21 and Thursday 22 October as part of its International Trade Partnership with the Scottish Government.

The companies span food and drink, retail, creative industries, professional services and technology. They include East Lothian craft cider maker Thistly Cross Cider, natural skincare brand Raven Botanicals, handmade soap producer Òir Soap, non-profit retailer Leith Collective, strategic design consultancy Nile, creative agency Studio LR and international search and performance marketing specialist Serps Invaders.

Attendees will hear from representatives of the UK Government’s Department for Business and Trade (DBT) and Ibec, the group representing Irish business, and take part in a programme of meetings with potential customers, distributors and partners. The event takes place at the Dublin office of Baker Tilly Ireland.

Between them, five of the companies already export to markets across Europe, North America and beyond. The businesses are looking to secure distribution agreements, meet prospective clients and build a clearer picture of Irish consumer trends and competition.

MHA is the UK member of the Baker Tilly International network, with Irish operations trading as Baker Tilly Ireland.

Edinburgh-based Ben Sutherland, Partner at MHA, is to attend the gathering. He said: “Scotland and Ireland have always enjoyed close ties, and the commercial relationship between our two economies offers considerable opportunity for growing businesses. Ireland offers Scottish companies an accessible market on their doorstep, with healthy consumer spending and a thriving business community.

“We’re delighted to be hosting this delegation in Dublin. Having teams on both sides of the Irish Sea means we understand the practical realities of cross-border expansion, from tax and VAT to company structures and funding. These are ambitious, export-ready firms, and we are pleased to support Edinburgh Chamber of Commerce and its partners in helping them turn conversations into lasting deals.”

The visit forms part of Edinburgh Chamber of Commerce’s wider international programme, which provides export advice and support to help Scottish businesses grow overseas.

Ireland has long been identified as an ideal export market for Scottish firms, given its proximity and close cultural and economic links. Food and drink, digital technology, construction, life sciences and energy are regularly identified as sectors with shared growth potential.

MHA is a leading accountancy and business advisory firm, providing audit and assurance, tax, accountancy and advisory services to businesses, individuals and not-for-profit organisations. The firm’s other Scottish office is in Aberdeen.

MHA employs more than 2,300 people, including 150 partners and has offices in the UK, Ireland, South-East Europe, the United Arab Emirates and the Cayman Islands.

For information on MHA, visit www.mha.co.uk

 

How the new 6-month dismissal rules could change the way you grow your team

For most small businesses, there comes a point where the work starts to outgrow the people available to do it. The natural instinct is to bring someone new on board, and often that is the right thing to do. However, from January 2027, there is a new factor to consider.

Changes to unfair dismissal rights mean that taking someone on permanently becomes a bigger commitment far sooner. GOV.UK’s factsheet on the changes sets out what employers can expect, and none of this should put anyone off growing their team. It simply makes it worth pausing to understand what is driving the pressure, and to weigh up how best to deal with it.

What is changing in January

At the moment, most employees need two years of continuous service before they can bring an ordinary unfair dismissal claim. Under the Employment Rights Act 2025, that qualifying period drops to six months from 1 January 2027, and applies in Scotland just as it does in England and Wales.

Anyone who already has six months of service on that date will be protected straight away, and everyone else gains that protection once they reach six months. This means someone who joins this autumn would be covered by the spring. The cap on unfair dismissal compensation is being removed too, so there will no longer be an upper limit on what a tribunal can award.

None of this prevents you from letting someone go fairly, provided you have a valid reason and a proper process. What changes is how much time you have to get to know a new starter and work through any concerns first, which is why it is worth reading up on tightening up probation, prior to the rules change.

Working out what the extra work involves

Before drafting a job description, it helps to look honestly at the work causing the pressure. In many small businesses, the sense that another pair of hands is needed comes from one person being stretched too thinly, and more often than not that person is the owner.

The signs are familiar ones. Invoices go out late, emails sit unanswered for days, and chasing suppliers or keeping on top of paperwork drifts into evenings and weekends. It can feel like a full-time job’s worth of work, but written down it often turns out to be a scattered handful of hours a week that rises and falls with the seasons.

That is where a permanent post can carry hidden risk. If a quieter spell comes along and the work dries up, there is still a salary to cover, and from January you will have far less time before ending that person’s employment means a fair reason and a formal process.

If any of that sounds like your business, it is worth looking at support that scales up and down with your workload before you commit to a new contract. Time etc are a good example of how virtual assistant support can work for businesses, offering plans that can be changed at any point in the month. That can be a real positive when set against the alternative new contract terms, consultation or possible redundancy involved in changing an employee’s hours. If your admin tasks come in peaks and troughs, that kind of flexibility is hard to build into a standard employment contract.

Other ways to share the load

For further ways to manage workload peaks and troughs Business Gateway’s guide to staffing options is a helpful place to start, as it encourages businesses to look first at the resources they already have. That might mean sharing tasks differently across the team, offering extra hours to part-time staff who would welcome them, or reorganising how the work is done so less time slips away.

For projects with a clear beginning and end, a freelancer or contractor gives you the skills you need without adding to your permanent headcount. Agency staff can cover short, busy spells, with the agency handling the admin. Fixed-term contracts can suit predictable peaks too, though fixed-term staff must be treated the same as comparable permanent employees, so they are not a way around employment rights.

Many businesses find a combination works best. A part-time hire for the work that genuinely needs someone embedded in the business, with flexible help around them for busier stretches, can be more resilient than one full-time role stretched across everything. Whichever route you choose, check employment status carefully, as someone you think of as a contractor can still be entitled to workers’ rights, such as holiday pay, depending on how they are engaged.

When a new hire is the right answer

If the work is steady, needs someone who really knows the business, and will clearly still be a business concern two years from now, then that is a genuine role and it deserves a proper hire.

In that case, a little preparation goes a long way under the new rules. Writing the job description before the advert helps both you and the candidate understand what good looks like, and planning the first six months in advance, with regular check-ins and a clear review gives a new starter the best chance to settle in. Bear in mind, too, that statutory notice counts towards length of service, so a dismissal just short of six months could still take someone over the threshold.

Making the right call

The new dismissal rules should not stop any business from recruiting. If anything, they reward employers who understand what they actually need first. Scrutinising everything that currently lands on your desk is usually enough to identify whether a new role is really necessary and, if so, recruit with confidence. If it centres more around a workload issue, there are other alternatives to flexibly manage the situation, and the run up to January 2027 is a good time to decide which suits you best.

Savills has announced two significant leadership appointments within its Scottish residential business, with Harry Maitland (left) appointed Head of its Scottish Country House team and Peter Walker (right) leading its residential business across Glasgow and the West of Scotland. The appointments reflect Savills commitment to nurturing talent from within and underline the depth of expertise across its residential leadership team in Scotland.

Harry succeeds Jamie Macnab, who has led the Scottish Country House team for 36 years and helped establish Savills as a market leader across Scotland’s prime country house sector. Jamie will now focus on the St Andrews market, where he remains one of Scotland’s most respected and experienced country house specialists.

Having first joined Savills 16 years ago and returning in 2019 following a period in Canada, Harry has worked alongside Jamie for many years and has become a trusted adviser across Scotland’s prime residential markets.

The appointment follows the promotion of Peter Walker to Head of Residential in Glasgow earlier this year. Peter joined Savills in 2018 and now leads Savills residential business across Glasgow and the West of Scotland, overseeing a market stretching from Dumfries to Inverness.

Together, the appointments reflect the depth of expertise within Savills Scottish residential division and the strength of its leadership team across the country.

Cameron Ewer, Head of Residential for Scotland and the North West of England at Savills, said:
“Harry and Peter are outstanding examples of the calibre of people we have across our residential business. They have built deep market knowledge and trusted client relationships over many years, and their appointments enhance our leadership team as we continue to support clients across Scotland.
Peter’s progression has been a pleasure to watch, having worked alongside him since he joined the Glasgow team. I look forward to continuing that partnership as he leads what I genuinely believe is the strongest residential agency team in the West of Scotland. Together, supported by insights from our market-leading research team, we will continue to provide clients across Scotland with informed, evidence-based advice.”

Harry Maitland, Head of Savills Scottish Country House team, said:
“It is a real privilege to take on this role and build on the strong foundations already in place. Having spent much of my career at Savills, I am proud to lead such an outstanding group of agents and negotiators, whose expertise, professionalism and commitment to clients make the business such a rewarding place to work.

Scotland’s country house market continues to offer exciting opportunities, and I look forward to working with colleagues across the country as we continue to provide the highest levels of advice and service for our clients.”

Peter Walker, Head of Residential in Glasgow at Savills, added:
“Having joined Savills in 2018, I am proud to have taken on this role and to lead such a talented team. The strength of our business has always been the quality of our people and their deep knowledge of the markets in which they operate. With my team, I look forward to continuing to deliver market-leading advice across Glasgow and the West of Scotland.”

Scotland’s new-style Energy Performance Certificates are scheduled for 30 April 2028, subject to parliamentary approval of the revised dates. The domestic lodgement fee is still due to rise on 31 October 2026. Here is what Edinburgh landlords need to know about certificates, costs and planning.

When a property regulation is delayed, the first question is usually whether you still need to do anything. With Scotland’s EPC reforms, the answer depends on what you are planning for your property and when you next need a certificate.

The useful distinction is between changes to the certificate itself, the cost of producing it and any separate requirements to improve your property. Treating those as one deadline could lead you to commission an assessment too early or overlook something you still need to do.

What has changed in Scotland’s EPC timetable? 

The Scottish Government’s August 2026 update sets out the revised timetable below.

Date	What the Government’s Timetable Sets Out
31 October 2026	Domestic EPC lodgement fee rises from £2.60 to £6.
30 April 2028	New-style EPCs and Property Reports begin. Assessors issue the new certificates from this date.
30 April 2029	Transition ends. Old-style EPCs can no longer be used for sales or new lets covered by these arrangements.

Ordinary long-term residential lets. Conditions apply to the transition; it is not an extension of an expired EPC. 

The Government links the delay to the development of the new assessment model, supporting systems and assessor training. The change is to implementation timing, rather than a withdrawal of the certificate reforms.

What will the new EPC tell you? 

The new domestic rating system separates out three aspects of a home’s energy performance:

Heat Retention Rating: how well the building retains heat, reflecting its insulation and the energy needed to maintain a comfortable temperature.

Heating System Rating: the emissions and efficiency of the main heating system.

Energy Cost Rating: modelled energy costs for running the home. This uses standard assumptions, so it is not a prediction of an individual tenant’s bill.

A new Property Report will accompany the certificate, setting out potential improvements and alternative heating options. New-style EPCs will have a five-year validity period rather than the current ten years.

For landlords, the practical point is to look beyond a single letter rating. Ask what is affecting the property’s performance and which measures would be suitable before committing to work. A suggested improvement is a starting point for advice, not a specification for a contractor to follow without further checks.

Will EPC assessments cost more? 

The domestic lodgement fee is the charge for registering the certificate. It is scheduled to rise from £2.60 to £6, an increase of £3.40. This is not the total price of an EPC assessment.

There is no standard price for obtaining an EPC. The amount you pay is the assessor’s full quoted price, not simply the register charge.

The fee change may affect contractor pricing, but it would be misleading to assume that every quote will rise by exactly £3.40 or that assessment prices will double. Ask for the current total price and what it includes before booking.

Can you keep using your existing EPC? 

Under the current EPC requirements, certificates are generally valid for ten years. The future five-year validity period does not retrospectively halve the life of every existing certificate.

However, the transition arrangements affect when an old-style certificate can be used for a sale or new let. During the transition, a still-valid old-style EPC and recommendation report can cover one transaction. A further sale or new let within that window needs the new-style documents.

An example of a re-let during the transition
For example, suppose you let your flat in June 2028 using a valid old-style EPC. If those tenants leave and you market it for another new tenancy in November 2028, you would need a new-style EPC and Property Report for that next let. You could not rely on the old certificate again simply because its printed expiry date was later.

An expired certificate does not become valid again because there is a transition period. Equally, do not assume getting an old-style EPC shortly before the change will let you use it for another ten years of new lettings.

Does this mean every rental must reach EPC C by April 2028? 

No. This announcement concerns EPC reform; it does not itself introduce that requirement. The Government’s response to the EPC consultations treats minimum energy-efficiency standards for the private rented sector as a separate policy process.

A certificate describes a property’s energy performance. A minimum standard determines the level a property must meet. The two are related, but they are not interchangeable. Nor should a current EPC C rating be treated as a guarantee of the same rating under a different assessment method.

When considering advice about future standards, check which policy it refers to, whether it is a proposal or an enacted requirement, which properties it covers and when it applies. The date in an EPC certificate announcement is not enough on its own to answer those questions.

What should Edinburgh landlords do now? 

Start with your own property rather than a general list of upgrades. A useful review should leave you knowing what you already have, what needs attention and when another decision is due.

Check the certificate and your letting plans 

Locate the EPC and its recommendation report, check the issue date and note any work completed since the assessment. The Scottish Government explains how to check an EPC on the register. Bring that information together with your plans for marketing, re-letting or selling the property.

Do not postpone an assessment that you need for an upcoming new let simply because replacement certificates are planned. Equally, discuss the purpose of an early reassessment before paying for one that is not yet needed.

Get advice before agreeing to upgrades 

Take the recommendations to an appropriately qualified assessor or building professional and ask which measures are suitable, what they are likely to achieve and what further checks are needed. For a flat with shared building elements, include questions about access, permissions and co-ordination with other owners.

Ask for a clear scope and written costs rather than a promise to “get the property to C”. You need to understand which rating is being discussed and the evidence behind the proposed work.

Build improvements into a practical maintenance plan 

Where suitable improvements can be considered alongside planned maintenance, ask whether doing the work together would make sense. Compare the options, likely disruption and costs before deciding. Keep assessment reports, specifications and invoices together so future advice starts with an accurate picture of the property.

This is a reason to plan carefully, not to put existing repair issues on hold or commission expensive work solely because a headline mentions a future deadline.

Get a clear plan for your property 

At Clan Gordon, our property management service for Edinburgh landlords brings together inspections, maintenance co-ordination and day-to-day letting support. We can help you put certificate requirements and property work into that wider plan, with specialist assessment advice where needed.

Already a Clan Gordon landlord? Speak to your property management team about your existing certificate and any planned work. Considering a new letting agent? Start with a conversation about your property and the support you need.

A patch of black mould behind a wardrobe or beads of water running down a window can look like a simple household problem.

Sometimes it is ordinary condensation that can be reduced through better airflow, sensible heating and managing moisture. Sometimes the real cause is a leaking pipe, failed sealant, damaged roof, blocked gutter, defective extractor fan, cold bridge or water entering through an Edinburgh tenement’s stonework.

And sometimes several things are happening at once.

That is why tenants should not be expected to diagnose the problem before reporting it and landlords should not assume every mould report is caused by how somebody lives in the property.

The correct first step is simple: report the issue early, provide useful information and allow the property to be investigated. Clan Gordon tenants can report damp, mould and maintenance concerns through FixFlo.

From October 6 2026, Awaab’s Law will introduce defined timescales for Scottish private and social landlords to investigate reports of damp and mould, provide written findings and begin required repairs.

Condensation, damp and mould are not the same thing 

The words are often used interchangeably but they describe different parts of the problem. The appearance alone does not always identify the cause, so a proper inspection may be needed.

Term	What you may notice	Possible causes
Condensation	Water droplets on windows, mirrors, cold walls or behind furniture; mould in corners or around window reveals.	Warm moisture-laden air meeting a cold surface; poor or defective ventilation; inadequate or uneven heating; low surface temperatures; limited airflow.
Penetrating damp	Localised damp patches, staining, peeling paint or worsening after rain.	Defective roof coverings, gutters, external walls, stonework, windows, pointing or shared building components.
Rising damp	Moisture and staining beginning low on ground-floor or basement walls, sometimes with salts or damaged plaster.	Moisture moving upwards through the building fabric. This requires professional diagnosis and is less common than condensation.
Plumbing or appliance leak	Sudden wet patches, staining below a bathroom or kitchen, damp near pipework or water appearing after an appliance is used.	Leaking pipes, waste connections, failed seals, shower trays, baths, washing machines or a neighbouring property.
Mould	Black, green, grey or white growth; musty smell; recurring spots after cleaning.	Persistent moisture from condensation, leaks, water ingress or another unresolved source. Mould is a symptom, not the diagnosis.

 

The Scottish Government’s Repairing Standard guidance recognises that condensation can be linked to inadequate heating, ventilation, insulation or defects in the property. Tenant behaviour may sometimes contribute but it should not be assumed before the building and its systems have been considered.

Why damp and mould should be taken seriously 

Damp and mould are not simply cosmetic. According to NHS inform, exposure can be associated with respiratory problems, infections, allergies and asthma and may also affect the immune system.

Babies, children, older people and those with respiratory conditions, skin problems or weakened immune systems can be more sensitive.

That does not mean every small patch is an immediate medical emergency. It does mean persistent or spreading damp and mould should be reported and investigated rather than repeatedly wiped away and forgotten.

If you are worried that damp or mould is affecting your health, seek advice from your GP, pharmacist or NHS 24. Call 999 for a life-threatening emergency.

What tenants should report 

You do not need to decide whether the issue is condensation, penetrating damp or a plumbing leak before contacting Clan Gordon.

Please report:

• Visible mould, even if the area is currently small but keeps returning.

• Damp patches, staining, bubbling paint or peeling wallpaper.

• Water droplets that persist despite normal use of heating and ventilation.

• A musty smell, especially inside cupboards or behind furniture.

• Water entering around windows, ceilings, walls or floors.

• A leaking pipe, shower, bath, appliance or seal.

• An extractor fan, vent, heating system or window that is not working properly.

• Damage that becomes worse during or after rain.

• Any health or vulnerability information you are comfortable sharing that may affect the urgency of the response.

 

What information helps us investigate 

Use FixFlo so the report is time-stamped, recorded and sent to the appropriate team.

Include:

• The room and exact location of the problem.

• When you first noticed it.

• Whether it is new, spreading or recurring.

• Whether it appears after rain, bathing, cooking, laundry or use of an appliance.

• Whether there is visible water, staining, peeling decoration or a musty smell.

• Whether heating, hot water, ventilation or a window is not working.

• Clear photographs or a short video.
• Any recent repair or building work that may be relevant.

Clear information speeds up the response
A useful report does not need to be technical. “Black mould beside the bedroom window, first noticed last week, returning after wiping, extractor and heating working, photographs attached” is far more helpful than “the flat is damp”.

What happens after you report damp or mould? 

The exact response depends on the information provided and the apparent level of risk, but the process should normally include the following stages.

1. The report is recorded
   The date, description, photographs and contact details are logged so the issue can be tracked.
2. The urgency is assessed
   A serious leak, electrical risk, major water ingress or significant health concern may need a faster response than a small patch of surface mould.
3. Access is arranged
   Clan Gordon may need to inspect the property, appoint a contractor or arrange specialist investigation. Tenants should provide reasonable access and tell the team promptly if a proposed appointment is not possible.
4. The likely cause is investigated
   The inspection may consider heating, ventilation, extraction, plumbing, windows, external walls, roofs, gutters, insulation and patterns of moisture.
5. Findings and next steps are communicated
   The landlord and tenant should receive clear information about what has been identified, what work or practical measures are required and what happens next.
6. Repairs or other action begin
   Where a property defect is involved, the landlord is responsible for progressing the repair. Where no defect is identified, the landlord or agent should still provide appropriate, property-specific guidance rather than simply closing the report.
7. The issue is monitored
   A follow-up may be needed to check that the repair or agreed measures have resolved the moisture source and that mould has not returned.

How Awaab’s Law changes the response from October 6 2026 

Scotland’s first Awaab’s Law regulations apply to private and social landlords from October 6 2026. Read Clan Gordon’s full Awaab’s Law guide for Edinburgh landlords and tenants for the wider legal and practical detail.

Once a landlord becomes aware of a report of damp or mould, the new rules require:

Required action	Timescale
Investigation by a competent person	Within 10 working days of the landlord becoming aware of the report
Written summary of the investigation findings	Provided to the tenant or representative within 3 working days of the investigation concluding
Beginning required repair work where substantial damp or mould is identified	Within 5 working days of the investigation concluding

For private landlords, the five-working-day deadline is to begin the required repair. Complex work may take longer to complete, but it must then be completed as soon as reasonably practicable.

Where circumstances genuinely outside the landlord’s control prevent a deadline being met, the tenant should be told in writing why there is a delay and what the revised timescale is expected to be.

Awaab’s Law adds a clear clock and written record to repair duties that Scottish private landlords already have under the Repairing Standard.

Who is responsible for what? 

The landlord or letting agent should 

• take reports seriously and record them clearly;

• arrange an appropriate investigation rather than relying on assumptions;

• maintain the structure, exterior, heating, ventilation, plumbing and landlord-provided installations where these fall within the Repairing Standard;

• act on defects and retain evidence of inspections and remedial work;

• keep the tenant informed, including where a factor, neighbouring owner or specialist contractor is involved;

• provide practical advice where the investigation does not identify a building defect;

• follow the Awaab’s Law timescales once they come into force.

The tenant should 

• report damp, mould, leaks and defective heating or ventilation promptly;

• provide accurate information and photographs where possible;

• allow reasonable access for inspections and repairs;

• use extractor fans, vents, windows and heating systems reasonably where they are available and working;

• avoid blocking permanent vents or damaging the property;

• follow tailored advice provided after the property has been assessed;
• report if the issue returns after treatment or repair.

A tenant should not be expected to compensate for a leaking roof, defective extractor, failed window, inadequate fixed heating or another building problem simply by keeping the heating on continuously or leaving windows open all day.

Equally, where the property is sound and normal household moisture is contributing to condensation, practical changes by the occupants may form part of the solution. The aim is not to win an argument about blame. It is to remove the source of moisture and prevent the problem returning.

Safe steps tenants can take while the issue is being investigated 

The following steps may help reduce everyday condensation, provided they are safe and practical in your home:

• use working extractor fans during cooking and bathing and leave them running for the recommended period afterwards;

• keep trickle vents and other permanent ventilation open and unobstructed;

• close kitchen and bathroom doors while producing steam, where this does not prevent safe ventilation;

• dry laundry in the most ventilated space available and avoid placing wet clothes directly on radiators;

• keep a small gap between furniture and cold external walls where space allows;

• wipe away light surface condensation from windows and sills;

• use the fixed heating reasonably and consistently where affordable, rather than heating only one room intensely;

• report broken extractors, windows, vents or heating controls rather than trying to work around them indefinitely.

These are supportive measures, not a substitute for investigating persistent damp or mould.

Do not disturb or attempt to remove a large area of mould if you are unsure it is safe. NHS inform guidance says professional removal may be needed in some cases, particularly where the area is extensive or occupants are vulnerable.

What not to do 

• Do not ignore recurring mould because it has been wiped away before.

• Do not paint over damp or mould without identifying and resolving the cause.

• Do not remove, cover or permanently close ventilation.

• Do not dismantle heating, electrical or plumbing systems.

• Do not wait until check-out to mention a problem that has been developing during the tenancy.
• Do not assume a neighbour, factor or contractor has already told Clan Gordon.

What if the problem comes from a shared Edinburgh tenement repair? 

Many Edinburgh rental homes are in traditional tenements where roofs, gutters, stonework, drainage, external walls and common areas may be jointly owned.

A damp patch inside one flat may therefore originate from a common part of the building or from another property.

The tenant should still report the issue to Clan Gordon rather than trying to organise a shared repair with neighbouring owners.

The landlord or agent should investigate the effect on the rented home, involve the factor or other owners where necessary, keep records and tell the tenant what is happening. Shared ownership can make the final repair more complex, but it does not justify leaving the tenant without information or action.

Once published, link this section to Clan Gordon’s Tenement Repairs In Edinburgh guide. Verify the final live URL before publication.

Access for an inspection or repair 

For a Private Residential Tenancy, the landlord or letting agent normally needs the tenant’s permission and at least 48 hours’ notice before entering for an inspection or repair, unless there is an emergency. Read more in Clan Gordon’s Tenant Rights And Responsibilities guide or the official access guidance.

A tenant can agree to an earlier appointment. If the proposed time is not possible, reply promptly and offer reasonable alternatives so the investigation is not delayed.

What if the problem is not resolved? 

Start by contacting the Clan Gordon Property Management team and include the original FixFlo reference, dates, photographs and details of what has happened since the first report.

Keep copies of reports, messages and access arrangements.

If a private landlord does not carry out work needed to meet the Repairing Standard after being notified, a tenant can apply to the First-tier Tribunal for Scotland Housing and Property Chamber. There is no fee to apply, and the Tribunal can inspect the property and issue a Repairing Standard Enforcement Order.

Mygov.scot explains the evidence a tenant may need, including the tenancy agreement, repair correspondence and photographs.

How Clan Gordon supports tenants and landlords 

Clan Gordon uses FixFlo to record repair reports and supporting photographs, helping the Property Management team assess the issue and appoint the right contractor.

Managed properties are also inspected within the first six weeks of a tenancy and then at six-month intervals. These visits include checks for signs of damp, deteriorating sealant, cracked grout and window issues. You can read more on our existing tenants page.

Where damp or mould is reported, the priority is to understand the cause, protect the people living in the home and prevent avoidable damage to the property.

That means clear reporting, proper investigation, written communication and timely action. It also means giving useful guidance when the property is sound, without treating generic condensation advice as a substitute for repairs.

Report damp, mould or water ingress now 

If you are a Clan Gordon tenant and have noticed damp, mould, water ingress or recurring condensation, report it through FixFlo rather than waiting for the next inspection.

If you are an Edinburgh landlord looking for professional inspections, maintenance management and clear tenant communication, learn more about Clan Gordon’s property management service or contact our team.

Because wiping away the mould may remove the mark. Finding and resolving the cause is what stops it coming back.

This article provides general information and is not a substitute for legal, technical or medical advice. It was last reviewed on September 18 2026.