Ratings & Reviews

3.8★ weighted average calculated from 3 Google + 854 Trustpilot reviews

Recent Reviews

Google 5.0★
"Great Team & Superb Live Chat > Recently had a conversation with the Repairs team on LiveChat for some advice. Were very helpful and responsive! Overall, excellent service and highly recommend..forever going above beyond."
Raymond Johnston 2026-01-09
Google 1.0★
"Truly the worst business Ive ever dealt with. Paying a high rate with 0 service provided. Have had 28 calls regarding serious external leaks to our property since November 2024. All calls have promises that contractors are being contacted followed by further calls where “they have no record of..."
Jamie Reid 2025-05-01
Trustpilot
3.8★ (854)
Reviews are collected from public listings and may not represent all customer experiences.

Written Statement of Services

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Emergency Response
as soon as practicably possible
Enquiry Response
within 1 working day
Complaint Response
5 working days
Billing Frequency
in accordance with the terms of the Deed of Conditions or DMS
Notice Period
4 weeks
Delegated Authority
£750 including VAT
Online Portal Code of Conduct August 2021
The WSS is a legal requirement under the Property Factors (Scotland) Act 2011. Data extracted from official document.

Property Coverage

Ross & Liddell manages approximately 47,645 properties across 15 areas of Scotland.

Area Properties Market share
Glasgow 11,248 <5%
Lothians 10,861 22%
Edinburgh 7,704 11%
Paisley & Renfrewshire 4,495 10%
Fife 3,177 15%
Compare factors in Glasgow →
Based on 47,645 registered properties. Source: Scottish Property Factor Register ↗.

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Tribunal Record

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Since 2021
36
Cases
46%
Upheld
(avg: 69%)
2.7
Rate/10k
(avg: 4.7)
7
PFEOs
Enforcement
£6,400
Paid
Compensation
Communication
Top Issue
23 cases
All Complaint Types
Communication (23) Maintenance (17) Other (10) Complaints Handling (6) Financial (6) Consultation (5) Insurance (2) Disclosure (1) Debt Recovery (1)

Complaint Pattern Analysis

Of 36 tribunal cases since 2021, 23 involved communication complaints and 17 involved maintenance issues. Of cases involving communication complaints, 48% resulted in a finding against the factor. Individual cases often involve multiple complaint types.

The tribunal has awarded compensation totalling £6,400 across these cases.

All complaint themes raised: Communication (23), Maintenance (17), Other (10), Complaints Handling (6), Financial (6), Consultation (5), Insurance (2), Disclosure (1), Debt Recovery (1).

Case summaries from official HPC decisions. Verify with official records ↗

Recent Decisions

Full history →
FTS/HPC/PF/24/1702 2025-11-24
PFEO Proposed
The Tribunal found Ross & Liddell had breached the Code of Conduct and proposed a Property Factor Enforcement Order that included an apology and payment of £500 to the applicant.
"The Tribunal makes a Proposed Property Factor Enforcement Order in the above Application as follows: - The Respondent is to write to the Applicant take the following action: 1. Apologise for breaching their obligations under Section 6.4 of the relevant Code of Conduct. 2. Make a monetary payment of £500.00 to the Applicant as compensation for her inconvenience."
Communication
£500 compensation
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FTS/HPC/PF/24/3450 2025-10-29
PFEO Complied
The tribunal found the factor breached the code and proposed a PFEO, requiring the factor to pay compensation. The factor paid the compensation before the order was made, so the tribunal decided a PFEO was unnecessary.
"On 4 September 2025, following a Case Management Discussion held on 19 August 2025, the Tribunal made a Decision that the property factors had failed to comply with OPSP11 of the Property Factors Code of Conduct effective from 16 August 2021 and intimated that it proposed to make a Property Factor Enforcement Order."
£500 compensation
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Factor Complied
The homeowner alleged the factor failed to comply with the Code of Conduct. The tribunal found the factor had not breached its duties, as the homeowner failed to provide adequate specification of complaints. The application was dismissed.
"In all of the circumstances narrated above, the Tribunal finds that the Factor has not failed in its duty under section 17(1)(b) of the 2011 Act to comply with sections 2.1, 6.1 and 6.9 of the 2012 Code of Conduct, property factor duties during the period 16th November 2017 to 16th August 2021 and sections 2.1 and 6.1 of the 2021 Code of Conduct."
Communication Maintenance
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Had problems with Ross & Liddell Ltd? Read our step-by-step guide to making a formal complaint about your property factor.

Company Info

Companies House →
Status Active
Incorporated 1986-03-11
Company No. SC097770
Accounts Up to date
Directors 3
Avg. Tenure 14.4 yrs

FAQ

Has Ross & Liddell had any tribunal cases?
Yes, Ross & Liddell has had 36 tribunal cases since 2021, with 46% of complaints upheld.
How do I make a complaint about Ross & Liddell?
First, raise your complaint directly with Ross & Liddell using their formal complaints procedure (required by law to be in their Written Statement of Services). If unresolved after 8 weeks, you can apply to the Housing & Property Chamber. Visit housingandpropertychamber.scot to start an application. Our complaints guide explains the full process including template letters.
How do I switch away from Ross & Liddell?
To change property factors, you'll need a majority vote from property owners in your development (typically at an AGM or EGM). The new factor must be registered with the Scottish Property Factor Register. Our switching guide explains the full process step-by-step.