Ratings & Reviews
Written Statement of Services
- Management Fee
- Our Management Fee covers the provision of our Core Management Services.
- Emergency Response
- as soon as practicably possible
- Enquiry Response
- 1 working day
- Complaint Response
- 5 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
Code of Conduct August 2021
Property Coverage
Ross & Liddell manages approximately 47,645 properties across 15 areas of Scotland.
Area
Properties
Market share
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Request quotes →Tribunal Record
Since 2021
38
Cases
36%
Upheld
(avg: 52%)
2.9
Rate/10k
(avg: 8.0)
7
PFEOs
Enforcement
£6,400
Paid
Compensation
Communication
Top Issue
25 cases
All Complaint Types
Communication (25)
Maintenance (17)
Other (11)
Financial (7)
Complaints Handling (6)
Consultation (5)
Insurance (3)
Disclosure (1)
Debt Recovery (1)
Recent Decisions
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
View on HPC →
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."
View on HPC →
FTS/HPC/PF/24/2616 | FTS/HPC/PF/24/2618
2025-09-15
Dismissed
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
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 38 tribunal cases since 2021, with 36% 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.