Scotland Repairing Standard: Bathroom, Kitchen and Fixtures Requirements

The repairing standard does not contain a section headed "bathrooms" or "kitchens." Instead, several of its elements combine to set the physical requirements for these rooms. Understanding which element covers what prevents the common mistake of fixing one thing while overlooking another.

Kitchen Requirements

Food storage and preparation (Section 13(1)(j)). Added on 1 March 2024, this requires the property to have satisfactory provision for a food storage area and a food preparation space, both safely accessible. In practice, this means hygienic, cleanable countertop surfaces for food preparation and secure cabinetry or shelving for food storage. A kitchen without a usable worktop or with only open, uncleanable shelving would fail.

Fixed heating (Section 13(1)(c)). The kitchen must be served by the property's permanently installed fixed space heating system. A portable plug-in electric heater does not satisfy this requirement as a primary heating source anywhere in the property, including the kitchen.

Installations (Section 13(1)(c)). The water supply, drainage, gas supply (if fitted), and electrical installations serving the kitchen must be in reasonable repair and proper working order. A leaking sink, faulty gas hob connection, or non-functioning extractor fan would fall here.

Fixtures and fittings (Section 13(1)(d)). Any appliances provided by the landlord — fridge, oven, microwave, washing machine, dishwasher — must be in reasonable repair and proper working order. This means they must actually function as intended, not just be present. A fridge that does not cool or an oven with a broken thermostat breaches this element.

Bathroom Requirements

Sanitation (Section 13(1)(c)). Installations for sanitation must be in reasonable repair and proper working order. The toilet, basin, bath or shower, and associated plumbing all fall under this element.

Tolerable standard (Section 13(1)(h)). Under the tolerable standard in Section 86 of the Housing (Scotland) Act 1987, the property must have satisfactory facilities for the cooking of food and a sink with adequate supply of both hot and cold water. It must also have a water closet (or waterless closet) available for exclusive use of the occupants, and an adequate fixed bath or shower with a satisfactory supply of hot and cold water.

A bathroom without functioning hot water, a toilet that does not flush properly, or a shower with dangerously low water pressure could breach both the tolerable standard and the repairing standard simultaneously.

Water safety. Under the March 2024 statutory guidance, water installations must be free from lead pipework between the boundary stopcock and the kitchen tap. If lead pipes are present in the bathroom supply lines between the boundary stopcock and the kitchen tap, the same obligation applies. Where lead pipes cannot be ruled out by visual inspection, a water quality test through Scottish Water or an accredited lab is required.

Fixtures and Fittings Generally

Section 13(1)(d) covers every fixture, fitting, and appliance the landlord provides — not just kitchen appliances. This includes white goods, light fittings, curtain rails, built-in wardrobes, towel rails, and anything else supplied as part of the let. If you provided it, you must maintain it.

Section 13(1)(e) adds that any furnishings provided by the landlord must be capable of being used safely for their intended purpose and comply with fire retardant standards. This catches upholstered furniture, mattresses, and soft furnishings in furnished lets.

The distinction matters: if a tenant brings their own furniture and appliances, those are not your responsibility under the repairing standard. But anything listed on the inventory as landlord-provided is.

The Common Inspection Gaps

The areas most frequently missed during a pre-let inspection:

• Kitchen extractor fan (an installation under Section 13(1)(c) if it was installed by the landlord)
• Sealant around baths, showers, and kitchen sinks (degraded sealant allows water penetration, which can trigger damp and mould obligations under Awaab's Law)
• Tap washers and toilet fill valves (functional, low-cost repairs that prevent larger water damage)
• Cabinet hinges and drawer runners on landlord-provided units (fixtures under Section 13(1)(d))

The Repairing Standard Compliance Guide includes a room-by-room inspection checklist that maps every element to the specific rooms it applies to, so you cover kitchens, bathrooms, and all landlord-provided fixtures in a single walk-through.

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