Scotland Eviction Process - Complete Landlord Guide 2026
Complete guide to the Scotland eviction process for landlords. Learn about Notice to Leave, First-tier Tribunal applications, eviction orders, and enforcement.
Evicting a tenant in Scotland requires following a specific legal process through the First-tier Tribunal (Housing and Property Chamber). Unlike England, there is no "no-fault" eviction - you must prove one of 18 statutory grounds applies. This guide walks you through each step of the Scottish eviction process.
Key Points
- All evictions must go through the First-tier Tribunal
- You must serve a valid Notice to Leave before applying
- The process typically takes 3-6 months minimum
- Illegal eviction is a criminal offence with severe penalties
Eviction Process Overview
The Scottish eviction process for Private Residential Tenancies (PRTs) follows these mandatory steps:
Five Steps to Eviction:
- 1Identify a valid eviction ground
Choose from the 18 statutory grounds - you must have evidence
- 2Serve a Notice to Leave
Give the correct notice period (28-84 days depending on ground and tenancy length)
- 3Apply to the First-tier Tribunal
Submit your application with evidence after the notice period expires
- 4Attend the Tribunal hearing
Present your case - the Tribunal decides whether to grant an eviction order
- 5Enforce the order
If the tenant doesn't leave, instruct sheriff officers to carry out the eviction
Never Self-Evict
Changing locks, removing belongings, cutting utilities, or harassing a tenant to leave is illegal eviction in Scotland. It's a criminal offence punishable by unlimited fines and imprisonment. The tenant can also claim substantial damages. Always follow the legal process.
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Get Section 21 Notice — £29.99Step 1: Identify Your Ground
You must have a valid reason (ground) to evict a PRT tenant. There are 18 grounds in total, divided into mandatory and discretionary grounds.
Most Common Grounds for Landlords
| Ground | Reason | Type |
|---|---|---|
| Ground 1 | Landlord intends to sell the property | Mandatory |
| Ground 4 | Landlord or family member intends to live in property | Mandatory |
| Ground 11 | Tenant has breached the tenancy agreement | Discretionary |
| Ground 12 | Rent arrears | Both* |
| Ground 14 | Tenant has behaved antisocially | Discretionary |
* Ground 12 is mandatory if arrears are 3+ consecutive months at both notice and hearing; otherwise discretionary
Mandatory vs Discretionary
- Mandatory: If you prove the ground applies, the Tribunal MUST grant an eviction order
- Discretionary: Even if the ground applies, the Tribunal will only grant eviction if it's reasonable in all the circumstances
Step 2: Serve Notice to Leave
Before applying to the Tribunal, you must serve a Notice to Leave on the tenant. This is a formal notice stating your intention to seek eviction and the ground(s) you're relying on.
Notice Periods
| Ground | Under 6 Months | 6 Months or More |
|---|---|---|
| Grounds 1-8, 10 | 28 days | 84 days |
| Grounds 9, 11-18 | 28 days | 28 days |
Step 3: Apply to the Tribunal
Once the notice period has expired (and the tenant hasn't left), apply to the First-tier Tribunal (Housing and Property Chamber) for an eviction order.
Application Requirements
- Completed application form
- Copy of the tenancy agreement
- Copy of the Notice to Leave
- Proof of service
- Evidence supporting your ground(s)
- Application fee
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Step 4: The Tribunal Hearing
After your application is accepted, the Tribunal schedules a Case Management Discussion (CMD) and possibly a full hearing.
Case Management Discussion
The CMD is a preliminary hearing, usually by phone or video. The Tribunal checks the application, identifies issues, and decides if a full hearing is needed.
Full Hearing
At the full hearing, you present your evidence and arguments. The tenant can present their case. The Tribunal decides whether to grant the eviction order.
Step 5: Enforcement
If the tenant doesn't leave after the eviction order is granted, you'll need to enforce it using sheriff officers.
Instructing Sheriff Officers
- Contact a sheriff officer firm
- Provide them with the eviction order
- They charge the tenant and give a deadline
- If necessary, they physically remove the tenant
Realistic Timescales
Typical Timeline:
- 28-84 days: Notice period
- 1-2 weeks: Preparing and submitting application
- 4-8 weeks: Tribunal processing and CMD
- 2-6 weeks: Full hearing (if needed)
- 1-2 weeks: Decision
- 2-4 weeks: Enforcement (if needed)
Total: 3-7 months
Eviction FAQ
Can I use multiple grounds?
Yes. You can state multiple grounds in your Notice to Leave to have backup options.
What if the tenant pays arrears before the hearing?
For Ground 12, arrears must exist at both notice and hearing for the mandatory element. If paid, the ground becomes discretionary.
Do I need a solicitor?
You can represent yourself at the Tribunal. It's designed for self-representation.
Can the tenant appeal?
Yes, to the Upper Tribunal within 30 days on a point of law.
Need Help With Your Eviction?
Landlord Heaven provides Scotland-specific eviction guides and templates to help you navigate the Tribunal process.
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Related Guides
Private Residential Tenancy (PRT) Guide - Scotland 2026
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Scotland Notice to Leave - Complete Guide 2026
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Scotland First-tier Tribunal - Landlord Guide 2026
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