A Complete Guide to Renting in the Scottish Borders

Thinking of renting in the Scottish Borders? Whether you're relocating from a city, moving for work, or simply looking for a more affordable and peaceful way of life, this guide covers everything you need to know about finding and securing a rental property in this beautiful part of Scotland.

The Scottish Borders rental market

The Borders rental market is very different from the Scottish Borders or Glasgow. Stock turns over more slowly, and properties are often listed through local letting agents rather than national portals. Word of mouth still plays a role — especially in smaller towns and villages. The good news is that competition is far less intense than in the cities, and you'll rarely face a bidding war for a rental property.

That said, supply can be limited, particularly for specific property types. Two-bed houses with gardens are the most sought-after, while there are fewer purpose-built flats than in urban areas.

Scottish tenancy law: the basics

Scotland has its own tenancy legislation, different from England and Wales. Since December 2017, most private rentals use the Private Residential Tenancy (PRT). Key features:

• Open-ended: there's no fixed end date. You can stay as long as you want, provided you pay rent and meet your obligations.
• 28 days' notice: tenants can leave with 28 days' written notice at any time.
• Eviction grounds: landlords can only evict using one of 18 specific grounds (e.g. selling the property, landlord moving in, significant rent arrears).
• Rent increases: landlords can increase rent once per year with 3 months' notice. You can challenge unreasonable increases through a Rent Officer.

Deposits

Your deposit must be protected in an approved tenancy deposit scheme within 30 working days of the tenancy starting. The three approved schemes in Scotland are:

• SafeDeposits Scotland
• Letting Protection Service Scotland
• mydeposits Scotland

Deposits are typically one month's rent. In the Borders, that means deposits are significantly lower than in the Scottish Borders — often £400–£700 compared to £900+ in the capital. If your landlord doesn't protect your deposit, you could be entitled to compensation of up to three times the deposit amount.

Finding a property in a rural area

Searching for rentals in the Borders requires a slightly different approach from city searching:

• Use local sources: Rent in the Borders focuses exclusively on the Scottish Borders region, so every listing is relevant. We also aggregate from local letting agents across the area.
• Check local agents: many Borders letting agents still rely on their own websites and office windows rather than national portals. Key agents operate from Galashiels, Kelso, Peebles, and Hawick.
• Be flexible on location: in the Borders, a village five miles from a town can offer significantly lower rent and a much larger property. If you have a car, widen your search radius.
• Consider the commute: if you need to travel to the Scottish Borders, proximity to the Borders Railway (Tweedbank/Galashiels) or the A68/A7 corridors matters more than which specific town you choose.
• Act promptly: while the market isn't as frantic as the Scottish Borders, good properties still go quickly — especially family homes with gardens.

What to check before signing

• EPC rating: properties must have a minimum Energy Performance Certificate rating.
• Gas safety certificate: must be renewed annually.
• Electrical installation condition report: required every 5 years.
• Letting agent registration: all agents must be on the Scottish Letting Agent Register.
• Landlord registration: all landlords must be registered with Scottish Borders Council.
• Broadband: particularly important in rural areas. Check actual speeds at the specific address using Ofcom's broadband checker before committing.
• Heating: many Borders properties use oil or LPG rather than mains gas. Understand the heating system and typical costs.

Typical costs

Beyond rent, budget for:

• Council tax: Scottish Borders Council rates are lower than the Scottish Borders — typically £80–£150/month depending on band.
• Energy: £80–£160/month. Rural properties can be less energy-efficient, and oil heating costs fluctuate with oil prices.
• Contents insurance: £10–£20/month (recommended).
• TV licence: £169.50/year if you watch live TV or use BBC iPlayer.
• Car costs: a car is essential for most Borders locations. Budget accordingly for fuel, insurance, and maintenance.

Note: letting agents in Scotland cannot charge tenants fees for referencing, credit checks, or administration. This was banned by the Tenant Fees Act.

Start your search on Rent in the Borders and use our neighbourhood guides to understand different areas across the region.