Scottish landlords are facing increasingly long waits to recover possession of their properties, with housing tribunal delays adding further pressure to an already strained rental market.
Figures from the Scottish Association of Landlords show that the average time between submitting an eviction application and receiving a tribunal decision has risen sharply. In 2019, the process typically took around three months, but by 2025 the average had climbed to more than eight months.
The organisation says the growing backlog is encouraging more landlords to leave the private rented sector, reducing the number of homes available to tenants.
Waiting Up to a Year for a Hearing
Legal specialists at Aberdein Considine LLP report that many landlords are now waiting between eight and twelve months from applying for an eviction order to actually appearing before a tribunal.
During that time, landlords may also face legal bills of up to £10,000 before a case is resolved.
Elaine Elder, a partner in the firm’s dispute resolution team, warned that smaller landlords are particularly vulnerable to the delays.
“The current delays are placing enormous financial pressure on landlords who are already dealing with rising costs and increased regulation,” she said.
Elder noted that many Scottish landlords own only one or two properties as part of their retirement or long-term financial planning. When they are forced to cover mortgage payments, insurance, maintenance costs and legal fees for months without receiving rent, many decide that selling the property is their only realistic option.
Rising Delays Since 2019
The data shows a clear increase in waiting times over recent years.
Average time from application to tribunal decision
SAL data
2019
around 3 months
Typical tribunal wait time
2025
more than 8 months
Current average wait time
John Blackwood, chief executive of the Scottish Association of Landlords, said the delays are having a significant effect on landlords’ businesses and the wider supply of rental housing.
“We have seen year-on-year increases in delays since 2019,” he said. “The Scottish Government should work with both landlords and tenants to speed up the process so that suitable rental homes remain available to those who need them.”
Unpaid Rent Also Increasing
SAL’s figures also show that rent arrears are becoming more severe.
Tenants being evicted for unpaid rent now owe an average of 14.7 months of rent by the time a tribunal reaches a decision. In 2019, the average arrears stood at 8.7 months.
Average rent arrears at tribunal decision
+6 months since 2019
2019
Average arrears
8.7 months
2025
Average arrears
14.7 months
Up from 8.7 months
Industry representatives say the combination of longer tribunal waits, rising legal costs and growing rent arrears is making it increasingly difficult for many landlords to remain in the market.
What This Means for Scotland’s Rental Market
Property professionals warn that if more landlords continue to sell their properties because of the delays, Scotland could face an even tighter rental market.
With demand for rented homes remaining high, a reduction in supply could place additional pressure on tenants searching for accommodation and contribute further to Scotland’s ongoing housing emergency.
Scottish tribunal wait times
Average time from eviction application to tribunal decision.
| year | months |
| 2019 | 3 |
| 2025 | 8.2 |
Average rent arrears by tribunal decision
Average months of unpaid rent owed by tenants at the point a tribunal reaches a decision.
| year | arrears |
| 2019 | 8.7 |
| 2025 | 14.7 |
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