The Repairing Standard: a plumbing and heating checklist for Scottish landlords
What the Repairing Standard means for plumbing, heating, gas and water in a Scottish private let, including the March 2024 changes, and how to keep on top of it.
By AJ, certified Gas Safe engineer and lead plumber at 247 Emergency Plumbers Edinburgh · Checked
The Repairing Standard is the legal minimum condition for privately rented homes in Scotland, set by the Housing (Scotland) Act 2006. Landlords must meet it at the start of a tenancy and throughout it, including in common parts, even when a letting agent manages the property. For plumbing and heating, it means a safe water supply, working toilets, drains, sinks, baths or showers with hot and cold water, adequate fixed heating, safe gas and a legionella risk assessment. More was added on 1 March 2024.
The rules at a glance
Water and sanitation
A safe water supply, a working toilet, drainage and sewerage, plus a sink, a bath or shower and a wash basin, all with hot and cold water (mygov.scot).
Heating and hot water
Adequate heating, and from 1 March 2024 a fixed heating system. The hot water installation must be in a reasonable state of repair and proper working order (Scottish Government statutory guidance).
Gas safety
Gas installations and appliances safely installed and maintained by a Gas Safe registered engineer, with a gas safety check every year (mygov.scot).
Legionella
The landlord must assess the property for legionella risk, before it is first let and at least every two years (Scottish Government statutory guidance).
Alarms
Interlinked smoke and heat alarms, and a carbon monoxide detector wherever there is a carbon-fuelled appliance. Since 1 February 2022 these sit in the Tolerable Standard, which private lets must also meet.
Electrics
A safe electrical installation, inspected by a registered electrician at least every five years, and from 1 March 2024 a residual current device (RCD).
Lead pipes
From 1 March 2024 the guidance aims for no lead pipes from the boundary stopcock to the kitchen tap, or a water test showing the water is safe.
Kitchens and common parts
From 1 March 2024: safe space to store and prepare food, safe access to common parts such as the close, and common doors with locks that open from inside without a key.
What to do
Inspect the property before each tenancy and note anything that needs repair.
Book the annual gas safety check and keep the record. Give the tenant a copy.
Do or review the legionella risk assessment, at least every two years.
Check smoke, heat and carbon monoxide alarms are fitted, in date and working.
Check under the kitchen sink for lead pipes in older properties.
Fix reported repairs within a reasonable time, and keep a record of every job.
Where our plumbers can help
Plumbing repairs: leaks, toilets, taps, drains and water supply faults
Heating and hot water repairs, and boiler work by Gas Safe registered engineers
Legionella control work: tank lids, removing dead-leg pipework, setting cylinder temperature, flushing
Replacing lead pipework from the stopcock to the kitchen tap
Landlords and letting agents: one number for repairs.
Plumbing, heating and gas work across Edinburgh and the Lothians. Our callout is from £75 in standard hours (out of hours £100–£180). Work and parts are agreed before we start. Tell us who approves the work and how to arrange access with the tenant.
Our emergency line is open 24 hours a day, 7 days a week.
Rules change. This page is general guidance for private landlords in Scotland, not legal advice. Check the official guidance linked above.
YOUR QUESTIONS, ANSWERED
Helpful answers before you call.
What is the Repairing Standard in Scotland?
It is the legal minimum standard for privately rented homes, under the Housing (Scotland) Act 2006. It covers the structure, water, sanitation, heating, gas and electrics, alarms, kitchens and common parts. Landlords must meet it before and throughout a tenancy.
What changed in the Repairing Standard in March 2024?
From 1 March 2024, private lets need a fixed heating system, safe kitchen storage and preparation space, safe access to common parts, secure common doors, a residual current device, and guidance applies on removing lead pipes.
What happens if a landlord does not meet the Repairing Standard?
The tenant should report it to the landlord first. If repairs are not done in a reasonable time, the tenant can apply to the First-tier Tribunal for Scotland (Housing and Property Chamber), which can order the work.
DAYTIME BOOKING REQUESTS · 7AM–7PM
Prefer to book on WhatsApp?
WhatsApp booking requests are for weekday daytime visits, Monday to Friday within 7am–7pm, Edinburgh local time. One same-day slot is offered each weekday, at least 3 hours ahead; for a same-day booking, call 0131 210 0505 to confirm.
Choose an available date and then a two-hour time window in the chat. Bookings are provisional until the plumber confirms. The work and price must be discussed and agreed before work starts. Online and WhatsApp bookings are not available at weekends: for a weekend or bank holiday visit, call 0131 210 0505 (out-of-hours pricing applies). Standard rates apply Monday to Friday, excluding bank holidays. Callout, labour, parts and materials are separate charges: agree all applicable charges before committing to a visit.
Essential booking security always works. With your permission, Google Analytics and Google Ads measure website use and advertising results. We do not use this choice to enable personalised advertising. Read our cookie policy.
