Letting a property in Scotland can generate impresive return on investment. From locating the perfect investment property and finalising the deal, to sourcing tenants and all the way to move-out day, our guide on how to let property in Scotland takes you through every step of the letting process. Either click on any of the below topics, or read our full guide further down.

Step 1: Preparing Your Property

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Step 2: Legal Requirements

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Step 3: Finding the Right Letting Agent

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Step 4: Determining Rental Pricing

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Step 5: Marketing a Property and Selecting Tenants

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Step 6: Viewings and Offers

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Step 7: Tenant Screening and Referencing

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Step 8: Finalising Your Tenancy Agreement

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Step 9: Setting up a Security Deposit

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Step 10: Tenant Move-In

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Step 11: Tenancy & Property Management

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Step 12: Ending a Tenancy and Minimising Void Periods

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Our letting guide broken down

Preparing an investment property is a crucial stage in the letting process. There are several factors to consider to ensure a smooth and successful property rental experience:

Clean and Repair

Before listing your property for rent, make sure it is in excellent condition. Conduct a comprehensive cleaning and address any maintenance issues. Repair leaky faucets, fix broken appliances, and touch up paint as necessary. By maintaining your property well, you will attract high-quality tenants. Promptly fixing any issues also prevents letting problems from escalating and becoming more serious, leading to cost savings over time.

Safety Compliance

Ensure that your property meets all safety regulations. Install smoke detectors on each floor and carbon monoxide detectors in rooms with fuel-burning appliances. It is essential to have gas and electrical systems tested by registered professionals annually. Additionally, provide an Energy Performance Certificate (EPC) to demonstrate the property's energy efficiency.

Furnishing and Decorating

Deciding whether to market your investment property as furnished, part-furnished, or unfurnished is a significant decision in the letting process. Furnishing your property can significantly increase its rental value but may also increase maintenance requirements. Keeping the decor neutral ensures broad appeal to a wide range of tenants.

Landlord Insurance

Obtaining appropriate landlord insurance is imperative to protect against potential damage or loss caused by tenants. This insurance can also provide liability coverage in the event of any injuries to tenants or visitors on the property.


By following these guidelines, you can optimise your investment property for rent and ensure a successful letting experience.

Landlord legislation is a serious matter that requires strict compliance. It encompasses numerous aspects to ensure legal adherence and protect both you and your property. The following obligations must be fulfilled when letting property in Scotland:

Tenancy Agreement

It is crucial to prepare a comprehensive tenancy agreement that is legally binding. This document should clearly outline all terms and conditions of the tenancy, including rent, deposit details, tenant responsibilities, and any special clauses. To maximise your benefits, entrust the management of the agreement to a reliable letting agent.

Tenancy Deposit Protection

According to the law, you are obligated to protect your tenant's deposit in a government-approved scheme within 30 days of receiving it. Additionally, you must provide your tenant with prescribed information detailing the scheme and explaining how their deposit is safeguarded.

Right to Rent Checks

Before entering into a tenancy agreement with any tenant, it is vital to conduct Right to Rent checks to verify their immigration status. It is crucial to avoid renting to individuals without legal residency, as severe penalties can be imposed.

Gas and Electrical Safety

The safety of gas appliances and installations should be checked annually by a Gas Safe registered engineer. Furthermore, electrical systems and appliances should be regularly inspected by qualified professionals to ensure compliance with safety standards.


By adhering to these guidelines and fulfilling your obligations, you can ensure a legally compliant and secure tenancy arrangement.

Once you have your property ready for the market, it's important to decide who to work with. Here are some steps to help you make an informed choice:

Research and Shortlist

Start by researching local letting agents both online and through recommendations. Look for agencies that have a solid track record, positive reviews, and a strong presence in the area where your property is located.

Talk to Multiple Agents

Contact several agents and arrange meetings with them. During these meetings, ask about their experience, the services they offer, their fees, and their marketing strategies. Assess their communication skills and their knowledge of the local rental market. Consider if their strengths align with yours and if they will help maximise your property's potential.

Services Offered

Determine what services each agent provides. Full management typically includes tasks like tenant screening, maintenance coordination, and rent collection. On the other hand, tenant-find-only services focus mainly on advertising and tenant selection.

Fees and Contracts

Take the time to understand the fee structure of each agent. Fees are usually a percentage of the monthly rental amount or a fixed figure. Carefully review the contract terms, including termination clauses, and the responsibilities of both parties.

Check Credentials

Ensure that the agent you choose is a member of a professional body such as the Association of Residential Letting Agents (ARLA) or the Royal Institution of Chartered Surveyors (RICS). Membership in these organizations indicates adherence to ethical and professional standards.

By following these steps, you can ensure a clear and detailed approach to selecting the right agent for your property.

Everything depends on how a property is presented and advertised to potential tenants. Even if you have the most stunning property in the country, people won't see it if your listing doesn't showcase its beauty.

To begin, work closely with your chosen agent to create a captivating property listing. Include high-quality photos and a detailed description that highlights the key features of the property. This will attract numerous potential tenants. Additionally, providing a virtual tour of the property can help viewers envision how they will live there and encourage them to quickly submit bids.

Tenant screening is another crucial step. A reliable letting agent will conduct comprehensive checks on prospective tenants, including credit history, references, and affordability assessments. This thorough screening process helps minimise the risk of unreliable tenants.

Remember to adhere to fair housing laws when selecting tenants. Discrimination based on factors such as race, religion, gender, or disability is illegal. Treat all applicants fairly and without bias.

To maximise your chances of finding the right tenant, offer property viewings to as many interested individuals as possible. Ensure that the property is clean and well-presented beforehand and be prepared to answer any questions and highlight the benefits of the property.

Alternatively, if you prefer, you can entrust the entire process to your letting agent. We specialise in managing the entire letting process, from advertising to tenant selection.

When reviewing the tenant screening report and references provided by your letting agent, consider the tenant who best meets your criteria and demonstrates responsible behaviour. Factors such as timely rent payments, a history of good behaviour, and a willingness to sign long-term tenancy agreements are important considerations in choosing the right tenant.

Inventory and Check-In

Before the tenant moves in, it is crucial to conduct a comprehensive inventory of the property's condition and contents. This detailed record will serve as a reference point for any future disputes. It is also important to complete a thorough check-in process with the tenant, providing clear explanations on how appliances work and highlighting important features.

Rent Collection and Ongoing Maintenance

If you have opted to instruct an agent for full management services, your letting agent will handle rent collection and all maintenance requests on your behalf.

However, if you choose tenant-find-only services, you will be responsible for managing these tasks yourself. Such tasks may include chasing tenants for payment, coordinating repairs and refurbishments with contractors, deducting landlord taxes from income statements, and managing end-of-tenancy duties such as inventory checks and deposit repayments.

Periodic Inspections

Regularly inspecting your investment property is essential to ensure that the tenant is maintaining it properly. Always provide proper notice to your tenants before entering the property, respecting their privacy. It is recommended to bring a checklist to ensure that nothing is overlooked during the inspection.

Handling Disputes

In the event of disputes or issues, it is important to address them promptly and professionally. Maintaining open communication with tenants throughout the tenancy agreement and mediating disagreements is crucial.

Renewing or Serving Notice

When the end of the initial agreement approaches, it is crucial to communicate with your tenant about the future of the tenancy - whether to renew or not. If the decision is not to renew, it is paramount to provide proper notice as specified in the tenancy agreement. Similarly, tenants must also provide notice if they plan to move out.

Check-Out and Deposit Return

At the end of a tenancy agreement, it is advisable to conduct a thorough check-out inspection to assess the condition of the property compared to the initial inventory. Deduct any reasonable costs from the deposit and return the remaining amount to the tenant within the required timeframe.

Void Periods

One of the most concerning aspects of letting for landlords and investors is the occurrence of void periods. These periods refer to when a property is vacant and does not have a tenant in place. It's important to note that an investment cannot generate returns without income.

To minimise the vacant status of your property, serve notice well in advance or request tenants to provide notice within a similar timeframe. This allows ample time to find replacement tenants. Additionally, consider arranging a move-in date that aligns with the conclusion of any refurbishments.

Inventory Update

Before a new tenancy begins, update the property's inventory based on any changes that occurred during the previous tenancy. This ensures a clear record for your new tenants and helps maintain order.

Letting a property in Scotland involves careful planning, adhering to legal obligations, and effectively communicating with tenants and letting agents. Our comprehensive guides aim to help landlords navigate the process successfully and maximise their investment property. It is crucial to stay updated on changes in regulations and market trends to ensure a smooth and profitable letting experience.