Repairs hub

Organising common repairs
Enforcing repairs
Reaching decisions
Contacting owners
Sharing repair costs
Repair obligations for flat owners
Building surveys
Organising common repairs
Enforcing repairs
Reaching decisions
Contacting owners
Sharing repair costs
Repair obligations for flat owners
Building surveys

Explore all our repairs hub articles

Access to your flat
Access to your flat

There are a number of defined occasions when you must allow access to your flat to allow for communal repairs and associated works. You must give access to your flat…

1200 800 Under One Roof
Appealing decisions
Appealing decisions

There is legal protection for owners who do not agree with majority decisions. The circumstances are relatively limited. If the decision has been made using the provisions of the Tenements…

1200 800 Under One Roof
Building contracts
Building contracts

You need to have a written agreement with any trade firm before you finally accept a quote and work starts on the ground. For smaller jobs, under £1,000 or so,…

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Common repairs
Common repairs

Common repairs refers to the parts of the building for which all owners as a group are responsible for maintaining. Repairs for which all owners are responsible are conveniently called…

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Communication tools and techniques
Communication tools and techniques

If you feel that establishing a property management agreement could improve the overall running of your block of flats or tenement and create a more harmonious living environment for residents,…

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Contacting owners
Contacting owners

It's good practice to have a list of owners and their contact details, including email addresses and phone numbers, if possible. When making decisions, you should take all reasonable steps…

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Dealing with damage
Dealing with damage

Owners may feel aggrieved if one owner, their visitors, or tradespeople they have employed, have caused damage to the common property. Ideally, the owner concerned should pay for the damage,…

1200 800 Under One Roof
Difficult conversations
Difficult conversations

When you need to speak to a neighbour, prepare yourself in advance. Be prepared first of all, get your facts in order, so you know what options are available to both…

1200 800 Under One Roof
Dormer windows – who pays?
Dormer windows – who pays?

Whether repairs to dormer windows are individual or common depends on when they were built. If dormer windows were built at the same time as the rest of the building,…

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Duty to Maintain
Duty to Maintain

Every owner has a duty to maintain the parts of the tenement that provide support and shelter. This would apply to leaking roofs, rot in structural timbers, leaks around individual’s…

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Effective meetings
Effective meetings

Some simple rules can help you to have a good meeting and keep owners coming back to finish business. You could circulate your meeting rules in advance. Take turns to…

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Enforcing repairs yourself
Enforcing repairs yourself

There are a number of options for enforcing repairs that you can take yourself, some with legal help. There are other solutions that can only be implemented by your local…

900 600 Under One Roof
Estate landscaping
Estate landscaping

Even if you live in a house rather than a flat, you may still have common responsibilities that apply to the housing estate around you. Problems may often occur on:…

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Finding a trades firm
Finding a trades firm

You need to get together a long list of potential tradespeople and then check out the firms to reach your shortlist. Ask your shortlisted trade firms to give you a…

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Garden maintenance
Garden maintenance

Gardens can be a very useful asset for your building and some good plans for improving buildings often come out of owners' discussions over a back garden BBQ. But who…

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Get your building surveyed every five years
Get your building surveyed every five years

If you don't know the condition of your building, you don't know how to prioritise repairs. A survey can give an objective assessment of the issues for you and your…

1200 800 Under One Roof
Getting quotes
Getting quotes

If you need an educated guess about what a repair will cost, ask for an estimate. If you want a considered, fixed price, ask for a quote. Putting together a…

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Health and safety
Health and safety

You have a legal responsibility to consider health and safety matters on every building contract. If you employ a professional to manage building work, they will take over all these…

1200 800 Under One Roof
How the council enforces repairs
How the council enforces repairs

Your council has a number of powers it can use to enforce repairs. However, not every council has the resources to do so. This can stop a council from taking…

1200 800 Under One Roof
Identify required work
Identify required work

Sometimes, the need for repair is obvious, such as when you have a damp patch. However, planned repairs can save you money - a stitch in time saves nine. Even…

1200 800 Under One Roof
Individual repairs
Individual repairs

Repairs for which a single owner is responsible are called 'individual repairs'. These are generally the inside of the flat, doors to individual flats, and windows. Repairs for which a…

900 600 Under One Roof
Inform owners and reach decisions
Inform owners and reach decisions

You need formal agreement from your co-owners at specific points in commissioning a repair. But, it is also good practice to keep everyone posted of progress throughout the repair process.…

1200 800 Under One Roof
Informal changes to shares paid
Informal changes to shares paid

You and your fellow co-owners can agree to divide shares differently to what is stated in the titles. Ideally, you should all sign an agreement that you are going to…

1200 800 Under One Roof
Joint owners
Joint owners

What to do when a flat is owned by a couple or a partnership. As always, check your title deeds on this matter. If there is nothing there, then the rules of…

1200 800 Under One Roof
Keeping common areas clean and tidy
Keeping common areas clean and tidy

Keeping the common areas clean is part of your maintenance obligations. These obligations are set out in law and in your title deeds. Like common repairs, you are almost always…

900 600 Under One Roof
Maintenance or improvement
Maintenance or improvement

You need to check your title deeds to see if they define what 'repairs' and 'improvements' are for your building. Title deeds are often very vague on these issues, especially those…

900 600 Under One Roof
Mutual repairs
Mutual repairs

Some parts of the building are shared between some, but not all, owners. Typically, these are parts of the building that only some owners use. The owners that don't have…

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Notice of Potential Liability for Costs
Notice of Potential Liability for Costs

Owners are responsible for paying for repairs from the time a properly agreed decision to go ahead with work is reached. However, if an owner sells and moves, it may…

1200 800 Under One Roof
Owner meetings
Owner meetings

Meetings are the best means of communicating with owners as everyone gets a chance to ask questions and share their point of view. You don't necessarily need a meeting to…

1200 800 Under One Roof
Owners’ associations
Owners’ associations

An owners' association is a formal arrangement between the owners of your building. It arranges regular meetings to discuss how your building will be managed and maintained. By 'formal' we…

1200 800 Under One Roof
Private landlords
Private landlords

One of the biggest changes to tenement and flat living in the past few years has been the increase in the number of flats which are rented out rather than…

1200 800 Under One Roof
Problems with your builder
Problems with your builder

Check your contract with the builder to see what scope you have for complaints. Use their complaints procedure first, and then escalate to their trade association complaints procedure (if they…

1200 800 Under One Roof
Shares where flats have been enlarged or split
Shares where flats have been enlarged or split

Problems may occur where flats have been subdivided, merged, or enlarged into the loft or basement after the title deeds were drawn up. Ideally, title deeds for all flats should…

1200 800 Under One Roof
Sharing costs according to the Tenements Act
Sharing costs according to the Tenements Act

If there is nothing in your title deeds or your deeds are unworkable, follow the guidance in the Tenements Act. The Tenements (Scotland) Act says that you should share repair…

1200 800 Under One Roof
Taking legal action
Taking legal action

If you have a dispute with a co-owner that you have been unable to resolve through meetings and discussions, you can use mediation or go to the Sheriff Court to…

1200 800 Under One Roof
The loft – who owns it?
The loft – who owns it?

In some cases, the loft may be individually owned. However, repairs to the loft are a common responsibility. Often, the loft space belongs to the flat immediately below it - but as always,…

1200 800 Under One Roof
Tracing absentee owners
Tracing absentee owners

Land ownership is public information, as is the name of landlords. Landlords You can search for the details of a private landlord through the Land Register. Note that it may take…

900 600 Under One Roof
Trade associations in Scotland
Trade associations in Scotland

Trade associations will register members and make, at the least, paper checks to ensure that the member is legitimate, solvent, and has appropriate qualifications. They all have an online service…

1200 800 Under One Roof
Typical ways costs are shared
Typical ways costs are shared

Your titles may set out the share to be paid by each owner in a number of ways. The most common ways that costs are shared are by: equal shares…

1200 800 Under One Roof
Voting
Voting

These are the rules that apply in most tenements, but you must check your own tenement rules in case there are differences. While most title deeds are straightforward in this…

1200 800 Under One Roof
Walls
Walls

What or where is the problem? Stonework Worn/decaying/flaking stone Staining on stones Cracked stones Cracked stones Rusting steel pins crack stones Crack in previous stone repair Bulging walls Bulging walls…

406 305 Under One Roof
What is ‘responsibility’?
What is ‘responsibility’?

Your responsibility in a flatted building doesn't just extend to paying for common repairs. If you are responsible for maintaining a part of a building you are required to: keep…

1200 800 Under One Roof
Whose agreement do we need?
Whose agreement do we need?

As always, check your title deeds to see what applies to your building.  If there is nothing, or it is unworkable, then act as below. Decisions about maintenance are made by a…

1200 800 Under One Roof
Work on-site
Work on-site

There is a lot that can be done to make it easier to cope with work on-site and get the best from your chosen firm. If you have employed an…

1200 800 Under One Roof

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Managing and maintaining a tenement building can be difficult. Under One Roof offers a free enquiry service that allows you to ask specific questions relating to your building.

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Mid ceiling

Below ground level

Your tenement may have a basement, sometimes used for living accommodation or sometimes used for storage, cellars or wash-houses. These buildings will often also have a 'dunny' between the basement…

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Energy efficiency improvements

Adding insulation and draught-proofing can save money and the planet but in…

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Insulating traditional solid walls

Recent research suggests that traditional solid stone or brick walls provide better…

2560 1707 Under One Roof

Flat roofs

Flat roofs can be found on buildings of all ages. They can…

406 305 Under One Roof

Asphalt flat roofs

On stone tenements, asphalt roofs are found on: 'high backs' - raised backcourt…

406 305 Under One Roof
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