As the Highland weather takes a wintry turn, tenants across Inverness start turning up the heating, noticing chilly drafts, or spotting signs of condensation. For landlords, this isn’t just seasonal background noise – it’s a signal to act.
Landlord winter duties in Scotland are clear. You have a legal responsibility to ensure your property is safe, warm and fit for habitation – especially when temperatures drop.
In this guide, we’ll walk through what those obligations mean in practice. Whether you let out a flat in Dalneigh or a family home in Westhill, we’ll cover your key responsibilities, how to avoid common winter issues like condensation and damp, and how to support your tenants through the colder months.
Because when it comes to property – and people – Belvoir knows that winter is personal.
What does the law say about winter property standards in Scotland?
Scottish legislation is some of the most robust in the UK when it comes to rental standards. That means your legal duties as a landlord don’t change just because it’s cold – but winter conditions often make those duties harder to ignore.
You’re legally required to ensure your property meets the Repairing Standard, which includes:
- Providing a working heating system
- Ensuring insulation is in place to help retain heat
- Maintaining the property so it’s free from damp and mould
- Making sure pipes, roof and gutters are in good repair
- Acting promptly on repairs
These are not optional – they’re enforceable through the First-tier Tribunal (Housing and Property Chamber). And if you don’t comply, your tenants can report you.
Tenant rights in winter: what landlords must know
Tenants in Scotland have the right to:
- Live in a safe and habitable property
- Request repairs for heating, insulation or damp
- Be protected from unfair rent increases or eviction during repair disputes
- Access support if their property is dangerously cold or damp
And with many households feeling the pinch of rising energy bills, it’s more important than ever to help tenants keep warm efficiently.
If the property doesn’t meet minimum standards, tenants can escalate the issue – so prevention and communication are your best tools.
Heating and insulation: your legal responsibility
As a landlord, you must provide a fixed and functioning heating system. Portable heaters do not count.
The system should be:
- Capable of maintaining a room temperature of at least 21°C in the living room and 18°C in other rooms
- Energy efficient and safe
- Regularly serviced (especially gas systems)
What you should check:
- Boiler servicing: Has it been checked by a Gas Safe (or OFTEC) engineer in the last 12 months?
- Radiators: Are they heating evenly? Do they need bleeding?
- Thermostats: Do tenants know how to use them effectively?
- Insulation: Is there loft insulation, and does it meet the required depth (typically 270mm)?
- Window and door seals: Are there any draughts or gaps?
Improving insulation doesn’t just help tenants – it protects your investment. Warm homes reduce the risk of condensation, mould, and damp-related damage.
Avoiding condensation in Scottish homes
Avoiding condensation in Scotland can be tricky, especially in older stone properties common across Inverness. But ignoring it leads to black mould, tenant complaints and property damage.
Condensation occurs when warm, moist air meets a cold surface – like a window or poorly insulated wall. Over time, this creates ideal conditions for mould to grow.
Signs include:
- Water pooling on windowsills
- Black mould in corners or around window frames
- Peeling paint or wallpaper
- Musty smells
Landlord duties around condensation:
You’re responsible for:
- Ensuring good ventilation (extractor fans in kitchens/bathrooms)
- Providing working heating systems
- Fixing underlying issues like poor insulation or leaky guttering
What tenants should do:
Tenants also have a role to play. They should:
- Ventilate by opening windows or using fans
- Avoid drying clothes on radiators
- Keep heating consistent at low levels
That said, if the condensation is caused by structural issues, it’s on you as the landlord – not the tenant.
Pipes, plumbing and winter-proofing
Frozen pipes are a major winter hazard. When water freezes, it expands – and if a pipe bursts, it can cause flooding, damage and disruption to both you and your tenants.
Preventative steps for landlords:
- Lag all exposed pipes, especially in unheated areas like lofts and cupboards
- Keep heating on low in vacant properties to prevent freezing
- Show tenants where the stopcock is in case they need to shut off water fast
- Check for leaks or slow drainage, which may signal a blockage or crack
Tenants should be advised not to switch heating off entirely, even if they’re away for the holidays.
Gutter and roof maintenance
Wet, windy winters can take a toll on roofs and guttering – particularly in areas like Inverness where heavy rain and snow are common.
If gutters are blocked, rainwater overflows down walls and into the brickwork, eventually leading to penetrating damp and damage.
What to check:
- Clear gutters of leaves, moss or debris
- Ensure downpipes are draining properly
- Inspect roof tiles and flashing for any signs of movement or damage
- Check chimney stacks if present, as they’re prone to frost damage
Most of this can be done quickly with a local contractor – or through a property management package like ours at Belvoir Inverness.
Fire, gas and carbon monoxide safety
These apply all year round, but they’re especially crucial in winter when heating systems and electric blankets are in constant use.
You must provide:
- Smoke alarms in key rooms (checked annually)
- Heat alarms in kitchens
- Carbon monoxide detectors in any room with a solid fuel appliance (like a wood burner)
- A valid Gas Safety Certificate (renewed annually)
If your property uses oil or solid fuel heating, it should be serviced just as regularly as gas.
Empty properties during winter
If your Inverness rental is unoccupied over winter – even for a few weeks – it needs attention too.
Unheated, empty properties are more likely to suffer from:
- Burst pipes
- Frozen plumbing
- Hidden leaks
- Damp and condensation
Your winter checklist for void periods:
- Keep heating on a timer at low temperature (15°C)
- Visit weekly, or ask your agent to check in
- Drain the system if it will be empty for longer periods
- Ensure insurance covers unoccupied periods (some policies don’t)
A quick check-in now can save you thousands in damage later.
Communication with tenants is key
The best way to keep a property safe in winter? Good communication with tenants.
Let them know:
- How the heating system works
- What temperature to keep the property at
- How to spot and report signs of damp or leaks
- Emergency contacts (especially over Christmas)
Tenants who feel supported are more likely to care for the property – and tell you early if there’s a problem.
At Belvoir Inverness, we provide tenants with a winter care guide – helping prevent issues before they begin.
How Belvoir Inverness can help
Managing a rental in winter – especially in the Highlands – can feel like a full-time job. At Belvoir Inverness, we offer:
- Regular winter property checks
- 24/7 tenant support and emergency repairs
- Local contractor management
- Void property care
- Compliance guidance and documentation
Whether you need full property management or seasonal support, we’re here to help you protect both your investment and your tenants.
Because property is personal – and so is the service we provide.
Final thoughts: winter done well
Scottish winters can be tough – but with the right preparation, they don’t need to be stressful.
By staying on top of your landlord winter duties in Scotland, you’re:
- Keeping tenants safe and healthy
- Avoiding expensive damage
- Meeting your legal obligations
- Reducing complaints and disputes
- Looking after your long-term investment
And remember, you don’t have to do it alone.
Book a free valuation with us Belvoir Inverness is here to help – from winter prep to full property management. So if the frost is setting in, get i
