Window Replacement for Edinburgh Property Factors

Common Stair · Close Door · Owner Consultation · From Per project quote

Edinburgh property factors managing tenement blocks need a window contractor who understands the Tenement Management Scheme, the difference between scheme decisions and majority decisions, and how to write an owner consultation pack that actually achieves approval. Heatscape handles common-stair windows, close doors and full-block window replacement projects from survey to sign-off.

The Tenement Management Scheme reality

Under the Tenements (Scotland) Act 2004, common parts of a tenement (close door, stair window, common roof, gutters) are owned in common and maintained by scheme decision. Window replacement on the common stair needs majority owner approval; replacement on individual flat windows is the owner's own decision. Property factors need a contractor who can scope both and write the owner consultation pack.

Owner consultation packs

We draft the owner consultation pack as part of every common-stair project: scope description in plain English, cost per owner (apportioned by share), three-page heritage justification, photographic survey, programme of works, and contractor credentials. The pack goes out under the factor's letterhead; we provide the technical content. Typical pack 8-14 pages.

Common-stair windows and close doors

Edinburgh tenement common-stair windows are usually fixed-pane or top-hopper, often single-glazed and frequently the source of the worst draughts in the building. Replacement scope: timber or aluminium frame in conservation-compliant profile, double-glazed with toughened safety glass, secure locking, smoke-vent compliance where required by building warrant. From £1,895 per window. Close doors: timber or composite with 5-lever mortice, intercom-ready, conservation-compliant. From £2,495.

Factor consent for individual flat work

When a flat owner wants window replacement that touches common parts (any sash and case replacement does, because the box is structural), the factor must consent. We draft the consent application on the owner's behalf, addressed to the factor, including the scope, the contractor credentials and the method statement. Factors typically respond within 14 days.

Block project pricing

Full-block window replacement projects (all 4-8 flats and common stair) get 12-18% discount on per-flat pricing, scheduled to minimise scaffold/access cost. Most blocks complete in 6-10 weeks once owner consultation is approved. Single mobilisation, single waste removal, single completion certificate.

Conservation and Listed Building Consent

Most Edinburgh tenement blocks sit in conservation areas; many are listed (Cat B or C). We handle the prior-approval paperwork (conservation areas) or full Listed Building Consent (listed blocks) as part of every block project — heritage statement, photographic survey, drawings and council liaison.

Frequently asked questions

Do I need majority owner approval to replace a common-stair window?
Yes — under the Tenement Management Scheme it's a scheme decision needing majority owner approval. We draft the owner consultation pack for the factor to issue under their letterhead.
How long does owner consultation take?
Statutory minimum 28 days from pack issue to scheme decision. Most factors allow 6 weeks to absorb late responses. We schedule manufacture to start on consultation expiry so the programme is not delayed.
Can you handle the Listed Building Consent for a listed tenement block?
Yes — full LBC application included in every block project on a listed property: heritage statement, photographic survey, scale drawings, method statement and 8-week determination.
What's the discount for full-block window replacement?
12-18% off per-flat pricing for full-block scopes (all flats plus common stair). Single mobilisation, single waste removal, single completion certificate. Typical 6-10 week on-site programme.
Do you replace common close doors as well as windows?
Yes — close doors are commonly scoped with windows because the access and scaffold are the same. Timber or composite, 5-lever mortice, intercom-ready, conservation-compliant. From £2,495.
What insurance do you carry for tenement block work?
£10m public liability for block projects, £2m employer's liability, full CDM 2015 principal contractor competence, scaffold and platform licence management included.

Related Edinburgh window pages

Sash and case specialists

What our customers say