Ending a tenancy is one of the most complex things a Scottish landlord ever does - and from 6 October 2026 the cost of getting it wrong rises sharply. Here is the process done properly, and the change every landlord should know about before autumn.
First: which tenancy do you have?
If your tenant moved in on or after 1 December 2017, they are almost certainly on a Private Residential Tenancy (PRT). Tenants who moved in before that date are likely on a short assured tenancy, which follows different rules. This article covers the PRT - the tenancy nearly all Glasgow landlords now use.
A PRT can only end on a legal ground
There is no “no-fault” route in Scotland. A landlord can only end a PRT using one of the eviction grounds set out in the legislation - for example: you intend to sell the property, you intend to live in it yourself, you plan refurbishment so disruptive the tenant cannot stay, or the tenant is in rent arrears or in breach of the tenancy. The ground must genuinely apply, and you must be able to evidence it.
The process, step by step
- Serve a valid Notice to Leave - stating the ground(s), with the correct notice period (28 or 84 days depending on the ground and length of tenancy) and a permitted delivery method.
- For rent arrears, follow the pre-action requirements first - clear information to the tenant about the arrears and their rights, and reasonable efforts to agree a repayment plan. The tribunal checks this.
- If the tenant stays past the notice period, apply to the First-tier Tribunal for Scotland (Housing and Property Chamber) for an eviction order - you cannot change the locks or remove them yourself.
- Keep evidence throughout - the ground, the notice, delivery proof, communications and, after the tenant leaves, proof you did what the ground said you would.
The October 2026 change: fines multiply
If a tribunal later finds the ground you used did not genuinely apply - the classic example is ending a tenancy “to sell” and then re-letting at a higher rent - it can issue a wrongful termination order requiring you to pay your former tenant a penalty. Today that penalty is capped at six months' rent. For tenants moving out on or after 6 October 2026, under the Housing (Scotland) Act 2025 the scale becomes three to thirty-six months' rent - a minimum of three months even at the low end, and up to three years' rent at the top. On a £1,200-a-month Glasgow flat, that is a potential £43,200.
What this means in practice
- Only use a ground that genuinely applies - and document why it applies before you serve notice
- If you cite intent to sell or move in, follow through and keep the proof
- Get the notice period and service method exactly right - errors restart the clock
- For arrears cases, evidence your pre-action steps
- If in any doubt, take advice before serving notice, not after
This is exactly the kind of process where professional management earns its keep: we handle notices, grounds, evidence and tribunal preparation for the landlords we work with - including taking on tenancies that have already gone wrong. If you are facing a difficult tenancy, talk to us before you act.
Frequently asked questions
How does a landlord end a tenancy in Scotland?
Serve a valid Notice to Leave citing a legal eviction ground with the correct notice period; if the tenant does not leave, apply to the First-tier Tribunal for an eviction order. There is no no-fault route.
What is a wrongful termination order?
A tribunal penalty where a landlord ended a tenancy on a ground that did not genuinely apply. From 6 October 2026 the penalty scale rises from 0-6 months' rent to 3-36 months' rent.
What are the pre-action requirements for rent arrears?
Before an arrears eviction, you must give the tenant clear information about the arrears and their rights, and make reasonable efforts to agree a repayment plan - and be able to show the tribunal you did.
How long does eviction take in Scotland?
Notice is 28 or 84 days depending on ground and tenancy length; a tribunal application realistically adds several months. Correct paperwork from day one is the biggest factor in avoiding delay.
This article is general information, not legal advice. For guidance on your circumstances, get in touch.