Edinburgh landlord guide: part two
Letting your property in Edinburgh: from valuation to move-in
Once the property is ready, what happens next? From setting the rent to choosing a tenant and handing over the keys, here is how to approach your next let with a clear plan.
There is more to letting a property than publishing an advert and choosing someone who can move quickly. You need to understand the rental value, assess applications properly and have the tenancy paperwork ready before the keys change hands.
Still working through repairs or furnishing decisions? Start with preparing your property to rent in Edinburgh. For the wider picture, explore our complete landlord guide.
1. Set the rent using evidence, not optimism
Ask how the proposed rent compares with similar homes recently let nearby. The comparison should account for the location, layout, condition, furnishing and energy performance, rather than bedroom numbers alone.
An asking price on a property portal is a starting point, not proof of the rent someone has agreed to pay. Ask your agent to explain the evidence behind the valuation and when you will review the response to the advert.
Consider the whole letting plan too. An ambitious monthly figure is not much use if the property sits empty while the bills continue. Before setting or changing a rent, check the Scottish rules that apply to the property and tenancy at that time.
2. Make the advert clear and accurate
Show the property as the tenant will receive it. Use up-to-date photographs and explain the layout, what furniture and appliances are included, and when it will be available. Useful detail is more helpful than another description of a room as “stunning”.
Check the essentials before publication. Scottish rental adverts must include the landlord registration number, or the words “landlord registration pending” where the application is being processed, and the Energy Performance Certificate (EPC) rating. See the official registration and advertising guidance.
Agree where the property will be advertised and how enquiries will be handled. Make the next step obvious for someone who would like to view it.
3. Give viewings and applications proper attention
Use viewings to answer practical questions about the home. Afterwards, review the feedback: are people querying the rent, the condition or something missing from the advert? Look for a pattern before deciding what to change.
Applications need more than a first impression. Agree a fair, consistent assessment process with your agent, including the references and checks to be completed. These may cover identity, affordability, employment or other income, and rental history where available.
Ask for anything unclear to be followed up before making your decision. Applicants should understand what information is being requested and how it will be used. The Scottish Letting Agent Code of Practice sets out expectations for applications and referencing.
Keep the limits of referencing in mind. Checks help you make an informed decision, but they cannot promise that circumstances will never change. A sound application process still needs good tenancy management behind it.
4. Get the tenancy agreement right
Most new private residential lets in Scotland use a Private Residential Tenancy (PRT), subject to exceptions. A PRT is open-ended: it does not have a fixed end date or a minimum six- or twelve-month term.
Check the names, property address, start date, rent, payment arrangements and deposit details carefully. Give the tenant time to read the agreement and ask questions, and provide the required supporting documents.
Use Scottish tenancy documentation rather than an English tenancy template. The Scottish Government's model PRT agreement explains the structure. Where the arrangement is unusual, get advice on the correct tenancy type before proceeding.
5. Record the condition and arrange the deposit
Prepare an inventory that reflects the property
An inventory should record the contents and condition, not simply list the furniture. Include dated photographs and existing marks or damage. Give the tenant a reasonable opportunity to check the record and raise corrections, then keep the agreed version.
Keep the deposit separate from the rent
A tenancy deposit in Scotland cannot exceed two months' rent. Unless an exemption applies, it must be placed in an approved scheme within 30 working days of the tenancy starting. The tenant must also receive the required written deposit information within that period.
Confirm who will lodge the money, send the information and retain the records. Appointing an agent does not remove your legal responsibilities as landlord. Read the Scottish deposit protection guidance.
Do not add administration, referencing or other prohibited fees to the tenant's move-in costs. The official guidance on deposits and tenant fees explains what can and cannot be charged.
6. Plan the handover and what follows
Agree the practical arrangements before moving day. Confirm the tenancy start, the first rent payment, the deposit arrangements and when and how the tenant will receive the keys. Leave time for a final property check and make sure any outstanding preparation has been completed.
At handover, record meter readings and the keys provided. Have the relevant safety documents and appliance instructions ready, and explain the heating controls, refuse arrangements and how to report a repair.
Be clear about who is responsible once the tenant has moved in. Who monitors rent, responds to maintenance reports and keeps the records? Where you appoint an agent, check that these responsibilities are covered in the agreed service rather than assuming they are included.
Questions about letting your property
How long should I allow to find a tenant?
Plan around the property's readiness and the work involved, rather than a promised number of days. Marketing, viewings, references and documents all need time. Ask your agent for a property-specific timetable, including anything that could delay the proposed move-in date.
What should I do if viewings are not leading to applications?
Review the feedback alongside the advert. Check whether the photographs reflect the property, whether key information is missing and how the asking rent compares with relevant alternatives. Agree a specific change and review its effect rather than changing everything at once.
Can Albany help once the tenant has moved in?
Albany offers ongoing property management as well as support with letting. Discuss the level of help you need and confirm what is included in your written agreement. Finding a tenant and managing the tenancy are different parts of the service.