The landlord’s winter property checklist for Scotland

Scottish winters can place additional pressure on rental properties. Colder temperatures, heavy rain and strong winds can turn a small maintenance problem into an urgent repair if it is not addressed quickly.

Preparing in autumn gives landlords time to inspect their properties, arrange preventative work and make sure tenants know how to report a problem.

It is also an important part of meeting your responsibilities. Privately rented homes in Scotland must meet the Repairing Standard and Tolerable Standard, including requirements relating to heating, water, ventilation, alarms and the condition of the building.

Use this checklist to help prepare your rental property for the months ahead.

1. Inspect the roof and exterior

Begin by looking for defects that could allow wind or water into the property.

From a safe position, check for:

• Missing, slipped or damaged roof tiles

• Damaged flashing around chimneys

• Cracked render or defective pointing

• Loose or broken guttering

• Leaking or disconnected downpipes

• Damaged window and door frames

• Deteriorated seals around external openings

• Loose fencing, gates or external fixtures

• Blocked drains and areas of standing water

Do not attempt to inspect a roof or another unsafe area yourself. Arrange for a suitably qualified contractor where necessary.

For flats and tenement properties, roofs, external walls, gutters and downpipes may be shared. Check whether any communal maintenance has been proposed and report defects to the property factor or other owners promptly.

2. Clear gutters, drains and paths

Fallen leaves and other debris can block gutters and drains, causing water to overflow or collect beside the building.

Arrange for gutters and downpipes to be cleared where this can be done safely. Check that surface water is flowing towards the appropriate drains rather than gathering around external walls.

Paths, entrances and communal access areas should also be safe for tenants and visitors. Remove wet leaves, moss and other potential slip hazards, and repair damaged paving or steps where required.

Make sure external and communal lighting is working, particularly around entrances, bin stores, paths and stairways.

3. Check the heating and hot water

Do not wait for the first freezing night to discover that the heating system is not operating correctly.

Check that:

• The boiler or fixed heating system starts correctly

• Radiators or other fixed heaters warm up

• Thermostats and controls respond properly

• The timer can be adjusted

• The property has a reliable hot-water supply

• Radiators are not leaking

• Any visible boiler pressure readings appear normal

• The tenant knows how to operate the controls

Repairs and servicing should be completed by an appropriately qualified professional.

If the property has gas, appliances and installations must be maintained safely and checked by a Gas Safe registered engineer at least every 12 months. Make sure the current gas safety record remains valid and has been provided to the tenant.

The Repairing Standard requires fixed space heating and water-heating installations to be in a reasonable state of repair and proper working order.

4. Protect the water supply and pipes

Frozen pipes can split and release significant amounts of water when they thaw.

Ask an appropriate contractor to check vulnerable pipework, particularly pipes located in:

• Lofts

• Basements

• Garages

• External stores

• Unheated cupboards

• Voids beside external walls

Suitable insulation may reduce the risk of freezing. External taps may also need appropriate winter protection.

Make sure the internal stopcock can be located and operated. The tenant should know where it is and how to turn off the water if a pipe bursts, provided it is safe for them to do so.

Do not assume the tenant will automatically know what to do. Clear instructions and emergency contact details can limit damage while professional help is arranged.

5. Look for damp, mould and condensation

Autumn and winter conditions can make moisture related problems more apparent.

During an agreed inspection, look for:

• Water staining on walls or ceilings

• Mould around windows or in room corners

• Peeling paint or wallpaper

• Damaged plaster

• Musty smells

• Persistent condensation

• Leaks beneath sinks or around bathroom fittings

• Faulty extractor fans

• Blocked or covered ventilation

Investigate the underlying cause rather than treating only the visible mould.

From 6 October 2026, Awaab’s Law introduces specific response times for Scottish private and social landlords. Once a landlord becomes aware of a potential damp or mould problem, a competent person must investigate it within 10 working days.

The tenant or their representative must receive a written summary of the findings within three working days of the investigation concluding. If substantial damp or mould is identified, necessary repair work must begin within five working days after the investigation concludes.

Do not dismiss a report on the assumption that the tenant has caused the problem. Heating, insulation, ventilation, leaks and the building’s condition may all contribute and should be considered.

6. Test alarms and review safety checks

Check that the property has the alarms required for its layout and appliances.

Scottish homes generally need:

• An interlinked smoke alarm in the room used most for daytime living

• An interlinked smoke alarm in every hallway or landing on each storey

• An interlinked heat alarm in the kitchen

• A carbon monoxide alarm in any room containing a fixed combustion appliance, such as a gas boiler, fire or wood burning stove

Additional or specialist alarms may be required for tenants who are deaf or hard of hearing.

Testing an alarm does not replace any required maintenance or replacement. Check expiry dates and manufacturer instructions, and arrange professional help where necessary.

Electrical installations must also be safe and maintained in reasonable condition. Scottish private rented properties require an electrical safety inspection by a registered electrician at least every five years, or sooner when the inspection report specifies an earlier date.

Any electrical appliances supplied with the property must be safe to use and appropriately inspected.

7. Review ventilation

Good ventilation can help manage moisture, but tenants should not have to keep their home uncomfortably cold to prevent condensation.

Check that:

• Bathroom and kitchen extractor fans work properly

• Air vents are clear

• Windows can be opened and secured

• Trickle vents operate where fitted

• Furniture supplied by the landlord does not obstruct fixed heaters or vents

• Tumble dryers supplied with the property are installed and vented correctly

Explain how the property’s heating and ventilation controls work, but avoid presenting lifestyle advice as a substitute for investigating a repair problem.

If condensation or mould is persistent, inspect the property and consider whether improvements to heating, insulation or ventilation are required.

8. Agree how tenants should report winter problems

Tenants should know exactly how to report a repair during normal working hours and in an emergency.

Provide clear contact information for situations such as:

• No heating or hot water

• A burst or leaking pipe

• Water entering through the roof

• Loss of electricity

• A suspected gas leak

• A faulty alarm

• Serious damp or mould

• Storm damage

• An insecure external door or window

Explain what constitutes an emergency and whether there is a separate out of hours number.

Encourage tenants to report small problems promptly. A minor drip, blocked gutter or intermittent heating fault may be easier to resolve before severe weather arrives.

Keep a record of reports, contact attempts, inspections, contractor instructions and completed work.

9. Arrange access correctly

A preventative winter inspection can be useful, but landlords and agents must follow the correct access process.

You must obtain the tenant’s permission and give the required written notice:

• At least 48 hours for a private residential tenancy

• At least 24 hours for an assured or short assured tenancy

Less notice can be given in an emergency, such as when immediate access is needed to stop serious flooding.

Agree a suitable appointment with the tenant and explain what will be inspected. A landlord cannot simply enter because they hold a set of keys if the tenant has not agreed.

If access is refused, continue communicating and keep records of your reasonable attempts. Where necessary, landlords can apply to the First-tier Tribunal for Scotland’s Housing and Property Chamber for access.

10. Prepare for empty periods

Ask tenants to let you or your managing agent know if the property will be unoccupied for an extended period, while respecting their privacy and tenancy rights.

Before a known empty period, consider agreeing arrangements for:

• Heating the property appropriately

• Checking for leaks or storm damage

• Collecting urgent correspondence

• Maintaining security

• Providing access in an emergency

• Protecting vulnerable pipes

• Managing keys safely

Review the conditions of your landlord insurance policy. Some policies impose additional requirements when a property is empty for a specified number of days.

If the property is vacant between tenancies, arrange regular documented checks and ensure that heating, water and security are managed appropriately.

11. Check your contractors, records and insurance

Winter repairs often need to be arranged quickly. Preparing a reliable list of contractors now may help you respond more effectively.

Confirm who you would contact for:

• Heating and boiler repairs

• Plumbing emergencies

• Electrical faults

• Roofing and guttering

• Locksmith services

• Damp or mould investigations

• General maintenance

• Out of hours emergencies

Use appropriately qualified and insured professionals. Gas work must be completed by a Gas Safe registered engineer, and electrical inspections should be carried out by a suitably registered electrician.

Review your landlord insurance to understand:

• What risks are covered

• Applicable excesses

• Emergency assistance arrangements

• Escape-of-water conditions

• Requirements for empty properties

• How and when to report a claim

Keep safety certificates, inspection reports, invoices, photographs and tenant communications organised and accessible.

Your winter checklist at a glance

Before winter arrives:​

• Clear gutters, drains and paths

• Inspect the roof, walls, windows and doors

• Check external and communal lighting

• Test the heating and hot-water systems

• Confirm gas and electrical checks are current

• Protect vulnerable pipework

• Check for damp, mould, leaks and condensation

• Test smoke, heat and carbon monoxide alarms

• Check extractor fans and ventilation

• Give tenants clear repair and emergency contacts

• Follow the correct process when arranging access

• Review arrangements for empty periods

• Check landlord insurance conditions

• Prepare a list of qualified contractors

• Keep a written record of inspections and work

Could managed lettings make winter simpler?

Coordinating inspections, compliance, maintenance and emergency repairs can take considerable time - particularly for landlords who live far from their properties or manage several tenancies.

Your Move offers flexible landlord services to suit different levels of support. LetComplete includes property compliance management, six monthly property inspections, maintenance management through vetted contractors and an out of hours emergency service.

Speak to your local Your Move lettings team 

Landlords remain legally responsible for ensuring their properties meet the required standards, including when they use a letting agent. This article is a general guide and does not constitute legal advice. Requirements may vary according to the property and tenancy, so refer to current Scottish Government guidance and obtain professional advice where necessary.