With the Scottish Government’s Housing Bill moving through the legislative process, one question keeps coming up in conversations with landlords: is it still worth it?
The private rented sector in Scotland has always played a vital role in providing homes, offering flexibility for tenants and stable income for landlords. But the Bill signals a shift in how the sector will operate. While its measures are designed to improve affordability and security for tenants, they also introduce new challenges for those who let property.
The proposed legislation will bring permanent rent controls tied to local affordability, stronger tenant protections, and clearer eviction rules. Landlords will also face tighter enforcement of registration requirements and a greater emphasis on energy efficiency and property condition. These reforms are intended to raise standards, but they inevitably add to the cost and administrative burden of letting, particularly for those who manage properties themselves.
This comes on top of a financial environment that is already more challenging than in the past. Mortgage rates, while easing from their 2023 peak, remain well above pre-pandemic levels. Rent caps can limit income growth, and maintaining compliance with changing regulations, especially around energy performance, requires investment of both time and money. Unsurprisingly, some landlords, particularly those with one or two properties, have decided to sell. The result has been a gradual reduction in private rental stock, which risks making it even harder for tenants to find a home.
Yet, despite these pressures, the fundamentals of demand remain strong. Many first-time buyers are renting for longer before stepping onto the property ladder, and the number of single-person households continues to grow. Urban and well-connected areas, such as Edinburgh, continue to experience healthy yields and low vacancy rates. Properties here still let quickly (average of 24 days for a 1-bedroom property: Citylets Market Overview Q1 2025), and for landlords who take a professional, strategic approach, there is a compelling case for staying in the market.
The key difference now is that private letting is no longer a passive investment. It requires active involvement, a long-term view, and a willingness to adapt. The most successful landlords treat their properties as a business, keeping them well-maintained, providing high standards of service to tenants, and staying ahead of legal requirements. Many choose to work with experienced letting agents, whose expertise helps ensure compliance, maximise returns, and reduce risk.
The Housing Bill marks a clear move towards a more regulated, professionalised rental sector. This will not suit everyone, and some landlords will choose to exit. But for those willing to embrace the changes, it can still be a rewarding and stable investment. The combination of ongoing demand, the potential for capital growth, and the security of a tangible asset remains attractive, especially when supported by sound advice and careful planning.
Letting in Scotland is evolving, but it remains viable for those who are proactive and well-prepared. By understanding the new rules, budgeting for compliance, and working with the right professionals, landlords can not only navigate the post-Bill world but thrive in it.
At ESPC Lettings, we are committed to supporting landlords through this period of change. Our role is to provide clear, practical guidance that combines legal expertise with deep knowledge of the Scottish rental market. Whether you are considering entering the sector, expanding your portfolio, or reassessing your strategy, we can help you make informed decisions and move forward with confidence.
Nicky Lloyd is head of ESPC Lettings
