Damp and mould in a let in Edinburgh

The short answer

Damp in a let has to be investigated, not attributed to the tenant by default. Rising damp, penetrating damp from a defect, and condensation all look similar but need different fixes. The landlord is responsible for the building defect and for adequate ventilation and heating provision; the tenant is responsible for reasonable use. Reports should be logged, investigated and answered in writing.

What is different in Edinburgh

• Edinburgh's solid stone walls with no cavity behave differently from modern construction, and cold bridging at reveals is a common mould site.
• Top-floor tenement flats suffer from failed roof and gutter details; ground-floor flats from failed pointing and blocked gullies.
• Single-glazed sash windows in conservation areas can concentrate condensation, so secondary glazing is often the practical route.

What the work involves

An inspection identifying moisture source and pattern, checking gutters, roof, pointing and windows outside, extract ventilation inside, then a remedy aimed at the source rather than the surface.

Rules and responsibilities in Scotland

Damp affecting wind and watertightness or the fabric puts a property outside the Repairing Standard. Tenants can apply to the First-tier Tribunal if reports are not acted on.

What commonly goes wrong

Painting over mould and calling it resolved, blaming tenant lifestyle without inspecting, and fitting an extract fan that vents into a void.

What it usually costs

Indicative ranges only, to help you judge a quote. They are not an estimate for your property — only the business doing the work can give you that.

• Diagnosis by an independent surveyor costs less than an unnecessary chemical damp-proof course.
• Most condensation cases are resolved with working extract ventilation and background heating rather than major works.
• Penetrating damp from a shared roof or gutter becomes a shared tenement cost.

What to do, in order

1. 1Log the tenant's report with the date and photographs.
2. 2Inspect inside and outside before deciding the cause.
3. 3Get an independent diagnosis rather than a free survey from a firm selling the treatment.
4. 4Fix the source, then treat the affected surfaces.
5. 5Write to the tenant explaining what was found and done.

When you need a professional

An independent chartered surveyor should diagnose persistent damp; treatment firms have an interest in their own remedy.

Common questions

How quickly must a landlord respond to a damp report?

There is no single deadline, but a prompt inspection and a written response are what the Tribunal looks for if it is later disputed.

What does damp and mould in a let cost in Edinburgh?

Edinburgh labour rates sit above the Scottish average, and access is the other cost driver: tenement stair access, scaffolding on a busy street and parking permits all add to a quote. Get three written quotes for the same specification before comparing prices.

How do I find a reliable business for damp and mould in a let in Edinburgh?

Check the business is trading locally, ask for recent Edinburgh addresses you can look at, confirm public liability insurance and any trade registration, and get the quote in writing. Lothian Property lists independent local businesses and passes your enquiry on with your permission — we do not carry out the work ourselves.

Related pages

• Handling tenant repair reports

  A repair reporting process that keeps tenancies calm and evidences the landlord's response.

• EPC and energy standards

  Energy performance certificates for lets, what improves a rating, and the direction of Scottish policy.

• Meeting the Repairing Standard

  The legal condition test every private let in Scotland has to meet, and how landlords evidence it.