Tenement flats
Renovating a bathroom in a tenement flat
Renovating a tenement bathroom means planning around things a house rarely has: a soil stack shared with the flats above and below, older floor joists, lath-and-plaster walls, a shared close and sometimes lead pipes. None of them stop a good renovation, but each one should be checked at the survey. This guide walks through what to expect and how to plan.
What makes tenement bathrooms different?
| Feature | Why it matters | What to do |
|---|---|---|
| Shared soil stack | It fixes where the toilet can go | Plan the layout around it |
| Older timber joists | Wet floors and heavy baths need a sound base | Check the joists after the strip-out |
| Lath-and-plaster walls | They are not a good base for tiles | Board the walls before tiling |
| Lead pipes | Common in homes built before 1970 | Have them replaced while walls are open |
| Shared close | Neighbours use it every day | Protect it and clean it daily |
Do you need a building warrant?
Replacing a bathroom like for like in the same layout usually does not need a building warrant. Because a tenement flat is not a house, the broad exemption for work to a house does not apply, so moving the bathroom, changing the drainage or creating a new bathroom or en-suite usually does need one. Your council's building standards team makes the final call. Read our building warrant guide for Scotland.
Lead pipes and asbestos
Lead pipes were banned in 1969, but Scottish Water says homes built before 1970 can still have them, and the pipes inside your home are the owner's responsibility. A renovation is a good time to replace them, because the walls and floor are open.
The HSE says asbestos can be found in buildings built or refurbished before 2000, including old cisterns, bath panels and textured ceilings. If it is suspected, work on that material should stop until a specialist has tested it.
Working in a shared building
- Tell your neighbours when the work will happen, especially if the water will be off.
- Check whether your title deeds or factor have rules about building work and working hours.
- Protect the close and stairs, and keep them clean every day.
- A skip on a public road needs a council permit, which your fitter should arrange.
Planning the layout
Most tenement bathrooms are narrow, with the soil stack in a fixed position. A walk-in shower often fits better than a bath, and a wall-hung basin frees up floor space. Our small tenement bathroom ideas guide has more layouts, and our tenement bathroom renovation service covers the whole job.
Sources
- Scottish Water: Lead and your water
- HSE: Asbestos in the home
- Scottish Government: Domestic Technical Handbook, 0.5 Work not requiring a warrant
Figures from other organisations are theirs, not our prices. Check each source for the latest version.
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Can I move the toilet in a tenement bathroom?
Sometimes, but the shared soil stack limits how far it can go. A toilet needs a waste route with enough fall to reach the stack, and long runs across old joists are not always possible. Moving the toilet also changes the drainage, which in a flat usually means a building warrant. We check the route at the survey and tell you honestly what will work.
Do I need my neighbours' permission to renovate my bathroom?
Usually not for work inside your own flat, but your title deeds, factor or the Tenement Management Scheme may have rules about shared parts such as the soil stack, and about notice and working hours. It is good practice to tell your neighbours before the work starts, especially if the water supply to the building needs to be turned off.
What happens if lead pipes are found?
Lead pipes are common in homes built before 1970, and the pipes inside your home are your responsibility. If we find them during a renovation, we point them out and give you a separate quote to replace them. Scottish Water offers free water testing if you are worried, and replacing pipes is easier while the walls and floor are already open.
How long does a tenement bathroom renovation take?
Most bathrooms we fit take 5 to 10 working days from strip-out to handover. Tenement flats can take a little longer because of access, carrying everything up the stairs, and older floors or walls that need extra preparation. If a building warrant is needed, the approval comes before work starts. We give you a timescale with your quote. We keep the close clean throughout.