Letting agents
Repair timescales in Scotland: what "a reasonable time" means for agencies
General information, not legal or qualified advice. Last checked 2 Nov 2026. Sources are linked under each section.
Tenants ask how long a repair should take. Landlords ask how long they have. For most repairs in Scotland, the law doesn't give a number. It says "a reasonable time". The one exception is damp and mould, where fixed working-day timescales have applied since 6 October 2026. Here is what the law says, when the clock starts, and how an agency sets its own targets and keeps to them.
What the law says
The duty sits with the landlord, in section 14 of the Housing (Scotland) Act 2006:
"(1) The landlord in a tenancy must ensure that the house meets the repairing standard— (a) at the start of the tenancy, and (b) at all times during the tenancy."
"(4) The landlord complies with the duty imposed by subsection (1)(b) only if any work which requires to be carried out for the purposes of complying with that duty is completed within a reasonable time of the landlord being notified by the tenant, or otherwise becoming aware, that the work is required."
Source: legislation.gov.uk, Housing (Scotland) Act 2006 section 14.
For what the Repairing Standard covers, see our Repairing Standard checklist.
When the clock starts
Under section 14(3), the duty during the tenancy applies once the tenant notifies the landlord, or the landlord "otherwise becomes aware", that work is needed. Awareness counts, not just a formal report. When your agency hears about a defect, the landlord's reasonable time is already running.
What counts as "reasonable"
The Scottish Government's notes on the private residential tenancy say:
"What is a reasonable period to carry out repairs will vary depending on the type of repair which is needed and how dangerous or unsafe it might be to leave that item not repaired."
Source: gov.scot, Private residential tenancy: statutory terms notes, repairs and maintenance.
Urgency and safety drive the answer. A broken boiler in winter is not the same as a sticking kitchen drawer.
The one fixed timescale: damp and mould
Since 6 October 2026, section 14(5) to (9) set fixed periods when a house is or may be affected by damp or mould:
| Step | Deadline | Starts from |
|---|---|---|
| Investigation by a competent person | Within 10 working days | The day after the landlord is notified or becomes aware |
| Written summary of results to the tenant | Within 3 working days | The day after the investigation is completed |
| Relevant safety work commenced | Within 5 working days | The day after the investigation is completed |
If circumstances beyond the landlord's control prevent the investigation or the start of the work in time, the landlord must give the tenant notice of that, the reason, and the period in which they expect to comply. Until then, they must make sure reasonable steps are taken where practicable to minimise the damp or mould. Working days exclude Saturdays, Sundays and Scottish bank holidays.
Source: legislation.gov.uk, section 14(5) to (11), inserted by S.S.I. 2026/173. For a step-by-step workflow, see Awaab's Law in Scotland.
Setting your agency's own targets
If your agency manages repairs for landlords, the Letting Agent Code of Practice (para 86) says:
"Your procedure should include target timescales for carrying out routine and emergency repairs."
Source: gov.scot, Letting Agent Code of Practice, Management and maintenance.
The Code doesn't set the numbers. Your agency agrees them, and should be able to show it meets them. See the Code's repair paragraphs as a workflow.
If a tenant goes to the Tribunal
Under section 22 of the Housing (Scotland) Act 2006, a tenant can apply to the First-tier Tribunal for a determination of whether the landlord has failed to keep the house to the Repairing Standard during the tenancy. A local authority can also apply, as a "third party applicant". The application must set out the reasons, and:
"(3) No application under this section may be made unless the person making the application has notified the landlord that work requires to be carried out for the purpose of complying with that duty."
Source: legislation.gov.uk, Housing (Scotland) Act 2006 section 22.
The gov.scot tenancy notes say the same in plain terms: the tenant "should first contact the landlord", and can apply to the Tribunal if the landlord does not sort the problem out. If the landlord doesn't do the repairs the Tribunal orders, the Tribunal can issue a rent relief order reducing the rent "by an amount not exceeding 90%". The notes also say the tenant should not withhold rent unless a rent relief order has been issued (gov.scot).
Records that show you acted in time
"Reasonable" is judged on the facts, so your records are your evidence. For each repair, keep:
- the date it was reported or you became aware, and how;
- what the tenant said, and the urgency you assessed;
- the target date under your repairs procedure;
- every update to the tenant and landlord, with dates;
- the landlord's instruction, if one was needed;
- the contractor booking and the completion date;
- for damp and mould: the investigation date, the date the summary was sent, the date work started, and any delay notice.
How Lorework helps
- Replies drafted your way. Lorework drafts replies that follow your procedure, for staff to approve.
- Tenants kept informed. Updates go out in the agency's tone, by SMS, and anything that needs a person comes back to the team. See our repair update templates.
- Nothing goes out unapproved. A member of staff approves every reply before it is sent.
- Your team works in chat. Staff check and approve each drafted reply in chat.
Related: Awaab's Law workflow · Code of Practice repairs · Repairing Standard checklist · Lorework for letting agents in Scotland
Questions
Is there a fixed number of days to do a repair in Scotland?
Not for most repairs. The law says "a reasonable time" (Housing (Scotland) Act 2006 section 14(4)). Damp and mould are the exception, with fixed working-day timescales.
When does the reasonable time start?
From when the tenant notifies the landlord, or the landlord otherwise becomes aware, that work is needed (section 14(3) and (4)).
What are the damp and mould timescales?
Investigation within 10 working days, a written summary within 3 working days of the investigation, and safety work started within 5 working days of the investigation (section 14(5) to (8)).
Can a tenant withhold rent if repairs aren't done?
The gov.scot tenancy notes say the tenant should not withhold rent without a rent relief order from the Tribunal.
Is it the agent's duty or the landlord's?
The Repairing Standard is the landlord's duty. An agency that manages repairs has its own duties under the Letting Agent Code of Practice, including a written procedure with target timescales (para 86).
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General information, not legal or qualified advice.