Ratings & Reviews
Written Statement of Services
How Ross & Liddell's statement compares: notice period 28 days vs median 90; insurance commission: takes commission. See how all 80 statements compare →
- Management Fee
- Our Management Fee covers the provision of our Core Management Services.
- Emergency Response
- as soon as practicably possible
- Routine Response
- 1 working day
- Enquiry Response
- 10 working days
- Complaint Response
- 15 working days
- Billing Frequency
- in accordance with the terms of the Deed of Conditions or DMS
- Notice Period
- 28 days
- Delegated Authority
- £750
- Insurance Commission
- Takes 22.5% commission
Online Portal
Code of Conduct August 2021
Areas Covered
Ross & Liddell's coverage spans 15 areas of Scotland (from our coverage mapping).
Area
Mapped properties
Market share
Portfolio Profile
2,477
Buildings managed
19.2
Avg units / building
12
Median units / building
Building Size Distribution
Distribution of managed buildings by unit count. Average building size: 19.2 units.
Tribunal Record
Since 2021
39
Cases
38%
Upheld
(median: 50%)
4.1
Adjusted rate/10k
(median: 6.6)
7
PFEOs
Enforcement
£7,400
Paid
Compensation
Communication
Top Issue
24 cases
Rating basis: PFEO-weighted rate 4.1 per 10,000 (at or below 10). Unweighted adverse rate: 3.1 per 10,000 properties. How we calculate this →
All Complaint Types
Communication (24)
Maintenance (18)
Other (10)
Complaints Handling (6)
Financial (6)
Consultation (5)
Insurance (2)
Disclosure (1)
Debt Recovery (1)
Recent Decisions
FTS/HPC/PF/25/3037
2026-09-10
Breach - No Order
A homeowner brought four heads of complaint against the property factor relating to a late payment charge, tree survey work, remedial wall repairs, and communications. The Tribunal upheld the application in part, finding breaches of Code s.6.1, s.6.4, and OSP 2 solely in respect of wall repairs that took 13 months and were instructed on a wall subsequently found to have been adopted as a neighbouring homeowner's private boundary. No financial prejudice arose as charges were refunded, and the Tribunal directed the property factor to issue a formal written apology rather than making a PFEO.
"The Tribunal does not consider a Property Factor Enforcement order is appropriate or necessary given the circumstances."
Maintenance
Communication
View on HPC →
FTS/HPC/PF/25/1662
2026-05-18
Dismissed
The applicant alleged multiple breaches of the Property Factor Code of Conduct by Ross and Liddell in relation to incidents in March 2024 and January 2025. A full hearing was scheduled for 18 May 2026, but the applicant failed to attend or make any contact with the Tribunal. The Tribunal dismissed the proceedings under Rule 27(2)(b) on the basis that the applicant's failure to co-operate prevented a just and fair determination of the case.
"the applicant has failed to co-operate with the First-tier Tribunal to such an extent that the First-tier Tribunal cannot deal with the proceedings justly and fairly"
View on HPC →
FTS/HPC/PF/25/0685
2026-01-09
PFEO Pending
The Tribunal found the Factor in breach of the Code for failing to communicate a change in works to the homeowner, and proposes to issue a Property Factor Enforcement Order including compensation.
"the Tribunal proposes to make a PFEO."
View on HPC →
Thinking of switching from Ross & Liddell Ltd? Read our step-by-step guide to changing property factors in Scotland.
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
14.7 yrs
FAQ
Has Ross & Liddell had any tribunal cases?
Yes, Ross & Liddell has had 39 tribunal cases since 2021, with 38% 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 the factor refuses or unreasonably delays after you notify them in writing (section 17 of the Property Factors (Scotland) Act 2011), 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.