# Rage Against Factors

> Together we get heard


## Pages

- [RAF Blog Library](https://rageagainstfactors.com/raf-blog-library/)
- [Tenements (Scotland) act 2004](https://rageagainstfactors.com/tenements-scotland-act-2004/): Tenements Scotland Act Search v3 | Rage Against Factors Rage Against Factors · Homeowner guidance Tenements (Scotland) Act 2004 Search Search a plain-English homeowner guide to the Tenements (Scotland) Act 2004. Type an issue such as roof, title deeds, scheme property, repairs, voting, insurance, access, notice, or estate-wide charging, and the closest relevant Act topics will appear below. Start searchingHow to use this page Search the Act by homeowner issue This page breaks the Act into 25 practical homeowner topics. It is designed for people who may not know the section or rule number, but know the issue they want to
- [Factor Code of Conduct Search](https://rageagainstfactors.com/factor-code-of-conduct-search/): Property Factors Code of Conduct Search | Rage Against Factors Rage Against Factors · Homeowner guidance Property Factors Code of Conduct Search Search the Factors Code of Conduct in plain English. Type a homeowner issue such as insurance, repairs, bills, sinking fund, consultation, complaints or personal data, and the closest relevant Code sections will appear below. Start searching How to use this page How this search page helps homeowners This page turns a plain-English breakdown of the Property Factors Code of Conduct into a practical search tool. It is designed for homeowners who may not know the exact Code number but
- [Homeowner Guides](https://rageagainstfactors.com/homeowner-guides/): Plain-English homeowner guidance Homeowner Guides Simple public-interest guides to help homeowners understand property factoring, title deeds, invoices, repairs, insurance charges, complaint records and possible escalation routes. Start with the basics, then check the documents Many property factor disputes are difficult because the same issue can involve title deeds, invoices, correspondence, repairs, insurance, homeowner meetings and formal complaint rules. These guides explain the main subjects in plain English so homeowners can understand what to look for before deciding what to do next. Use the guides as a starting point, then move to the evidence tools when you are ready to organise your
- [Homeowner Evidence Tools](https://rageagainstfactors.com/homeowner-evidence-tools/): Public-interest homeowner toolkit Homeowner Evidence Tools Practical checklists, prompts and simple tools to help homeowners organise title deeds, invoices, repair records, insurance charges, correspondence and complaint timelines. Turn a concern into organised evidence Property factor disputes can quickly become confusing. This page helps homeowners move from scattered emails, invoices and photographs into a clearer evidence structure. Use the tools below to identify the issue, collect the right documents, record what happened, and prepare a more organised complaint or evidence pack. Evidence awareness note These tools do not decide whether a factor is right or wrong. They help homeowners organise information. Public
- [Resource Centre](https://rageagainstfactors.com/resource-centre/): Rage Against Factors Resource Library v17 Public-interest homeowner resources Rage Against Factors Resource Library Search and browse Rage Against Factors resources, complaint libraries, guidance pages, evidence tools and tribunal case research. These resources are designed to help homeowners understand issues, check documents and organise evidence before reaching conclusions. Search resources Submit evidence Evidence awareness noteThese resources explain common issues and document checks. They do not prove that a factor, homeowner or contractor is right or wrong. Always check the facts against your own title deeds, invoices, correspondence and supporting documents. Not legal adviceRage Against Factors is not giving legal advice. These
- [Google Complaint Library](https://rageagainstfactors.com/google-complaint-library/): Public-interest information only Search James Gibb Google Reviews Search or scroll through all 164 public Google review complaints about James Gibb Property Management. Use the Rage Against Factors filters to find complaints by type, year, severity and keywords, or browse the full complaint library below. Search James Gibb Google Review Complaints Explore recurring complaint themes, open each summary to read the public Google review text, and compare concerns with title deeds, invoices, correspondence, tribunal decisions or other supporting documents. Public-interest information only Factor James Gibb Property Management This complaint library is specific to this factor. Complaint Type All complaint types Severity
- [Trustpilot Complaint Library](https://rageagainstfactors.com/trustpilot-complaint-library/): Trustpilot Complaint Library Search James Gibb Complaints Search or scroll through all 399 public Trustpilot complaints about James Gibb Property Management. Use the Rage Against Factors filters to find complaints by type, year, severity and keywords, or browse the full complaint library below. Find complaints relevant to your issue Use the Rage Against Factors filters below to search the public Trustpilot complaint library. Public-interest information only Factor 🔒 James Gibb Property Management This complaint library is specific to this factor. Complaint Type All complaint types Severity All severities Review Year All years Keyword Search Reset filters Search complaints Search the public
- [FTT Case Library](https://rageagainstfactors.com/ftt-case-library/)
- [Evidence Lothian](https://rageagainstfactors.com/evidence-lothian/): Evidence Library Contractors Charges Allocated Beyond Ownership This page shows a quarterly James Gibb invoice together with the underlying Contractors invoices. It is presented because the quarterly Factor invoice charged all 125 homeowners, even though the contractor invoices identify specific blocks where the work was actually carried out. 117 homeowners were charged for bills they had no legal liability for. Nothing on this page suggests the contractor acted improperly; the issue raised here concerns how the factor later allocated those charges. How to use this page The James Gibb invoice is shown first because it is the document homeowners received and
- [Title Deeds v's Factors WSS](https://rageagainstfactors.com/title-deeds-vs-factors-wss/): Evidence Library Comparison Synopsis Cards This page gives visitors a quick way to scan evidence issues, decide whether a comparison looks relevant to their own situation, and then move through to the full document-led page. How to use this section These summary cards are designed as the first step in the Evidence Library. Each card gives a plain-English snapshot of the issue, why it may matter, and what documents are being compared. Visitors who think an entry may be relevant can then click through to read the full comparison. Quick Summaries Title Deeds v’s Factors WSS The aim is to help
- [Evidence Library](https://rageagainstfactors.com/evidence-library/): Documented Evidence What the documents show This page brings together real documents from my own dispute with the property factor. It exists so other homeowners can see how serious factoring issues can appear in writing through invoices, letters, schedules, policy documents, and formal responses. The purpose of this page is factual public-interest information. Visitors should read the documents for themselves and consider their own circumstances carefully. Nothing on this page is presented as legal advice. Quarterly Invoice Charges applied beyond the homeowner’s own block Example evidence item showing disputed allocation across buildings not owned. Written Statement “As factors we are not
- [Your Right To Question Bills](https://rageagainstfactors.com/your-right-to-question-bills/): Know Your Rights Your Right To Question Bills Homeowners have the right to ask what a bill relates to, how it was calculated, what authority is relied upon, and why the charge has been applied to them. Questioning a bill is not unreasonable. It is a sensible and often necessary step where charges are unclear, disputed, or unsupported by proper explanation. Back to Know Your Rights Share Your Story You are entitled to ask questions A factor should be able to explain what a charge is for, how it arose, and why it is being sought from you. Clarity matters Vague
- [Support Change](https://rageagainstfactors.com/support-reform/): A National Call For Change Support Change The problems homeowners face are not isolated incidents. Across Scotland, many people encounter the same patterns: unclear charges, weak transparency, disputed liabilities, poor communication, and difficulty challenging decisions that affect their homes and finances. Support Reform exists to make clear that these are not just private frustrations. They are part of a wider problem that demands serious attention and meaningful change. Share Your Story Explore Resources Homeowners across Scotland are raising the same concerns. Reform is needed to bring fairness, transparency, and real accountability to property factoring. Why Reform Is Needed These are not
- [Join The Community](https://rageagainstfactors.com/join-the-community/): Coming Soon Join the Community A stronger homeowner voice is being built. This page will, in time, become a space where homeowners across Scotland can connect, compare experiences, recognise shared patterns, and feel less isolated in dealing with unfair or exhausting factoring practices. That part of the site is still being developed, but the purpose behind it is already clear: one homeowner can be ignored far more easily than many acting together. Why a community space matters Many homeowners dealing with factors do not just face bills, repairs, or complaints. They also face uncertainty, isolation, and the feeling that they are
- [Resources](https://rageagainstfactors.com/resources/): Practical Support & Guidance Resources Homeowners dealing with factoring problems often need different kinds of help at different stages. Sometimes the immediate need is to understand the system better. Sometimes it is to check whether a factor is properly registered. Sometimes it is to make a complaint, understand common repairs, or work out where a more serious dispute should go next. This page brings together some of the main public-interest, government, tribunal, charity, and local-authority resources that may help homeowners in Scotland. A practical library of trusted guidance, public-interest support, and formal routes homeowners may be able to use. What this
- [Factoring Problems](https://rageagainstfactors.com/factoring-problems/): Practical Homeowner Guide Factoring Problems Many homeowners know something feels wrong long before they know exactly what kind of problem they are dealing with. Bills may be vague, repairs may be delayed, answers may not come, and costs may seem to spread far beyond a homeowner’s own block or responsibility. This page is designed as a practical one-stop guide to the most common factoring problems homeowners face in Scotland, why those problems matter, and the first sensible steps to take. Factoring problems often follow recognisable patterns, once you can identify the pattern, it becomes easier to question it. Why this page
- [Complaints and Escalation](https://rageagainstfactors.com/complaints-and-escalation/): Know Your Rights Complaints and Escalation You do not have to stay trapped in a loop of vague replies, delay, and unresolved concerns. A complaint is often the first serious step toward accountability. When the factor does not answer the real issue, refuses to resolve it, or drags matters out unreasonably, homeowners need to know how to move from complaint to escalation properly. Complaints should lead to answers – not excuses. A complaint is not just a protest. It is the start of your evidence trail. If the factor will not resolve the issue, or unreasonably delays, that written trail may
- [Repairs & Maintenance Disputes](https://rageagainstfactors.com/repairs-maintenance-didspute/): Know Your Rights Repairs and Maintenance Disputes A repair dispute is not just about a broken building part. It is also about how the problem was handled, how clearly it was explained, whether the work was done properly, and whether the cost being charged to homeowners can actually be justified. When repairs are delayed, botched, repeated, or badly explained, homeowners have every reason to question what has happened. A repair being done does not automatically mean it was done properly. Homeowners are not expected to accept poor repairs, repeated delays, vague explanations, or unclear maintenance charges without question. Even where a
- [Your Rights To Clear Information](https://rageagainstfactors.com/your-rights-to-clear-information/): Know Your Rights Your Right To Clear Information Homeowners are entitled to clear, usable information — not vague wording, shifting explanations, unexplained charges, or silence. If you cannot properly understand what the factor is saying, what you are being charged for, or how decisions are being made, your ability to protect your rights is weakened from the start. Unclear information keeps homeowners in the dark. Asking for clarity is not asking for a favour. Homeowners should be able to understand what services are being provided, what charges are being demanded, how decisions were made, and what complaints route exists if something
- [Share Your Story](https://rageagainstfactors.com/share-your-story/): Homeowners Across Scotland Can Be Heard Share Your Story If you have experienced unclear charges, disputed liability, poor communication, weak transparency, or other unfair factoring practices, you can share your experience here. The purpose of this page is to help highlight the extent of the factoring problem across Scotland through real homeowner experiences. Know Your Rights Explore Resources Important before you submit All stories are published anonymously. Your name will not be published on the website. The purpose of this page is to share homeowner experiences, not to identify individual people. Please do not include the name of any factor, any
- [Insurance & Liability](https://rageagainstfactors.com/insurance-liability/): Know Your Rights Insurance and Liability Insurance should follow real legal responsibility. Homeowners are often told that insurance arrangements, premiums, and excess charges are simply part of estate living — but that does not answer the real question. What is being insured, who is liable, and why you are being charged all still need to make legal sense. Insurance and liability are closely connected, but they are not the same thing. A factor arranging insurance does not automatically mean every premium, excess, or wider charging model is correct. Homeowners should be able to understand what is insured, what legal responsibility is
- [Estate-Wide Charging & Block-Specific Liability](https://rageagainstfactors.com/estate-wide-charging-block-specific-liability/): Know Your Rights Estate-Wide Charging & Block-Specific Liability Many homeowners are billed as though an entire development is one single financial unit. But estate-wide charging and block-specific liability are not the same thing. In some cases, the difference may be crucial. If your property is in a distinct block, or your deeds define liability in a more limited way, you may need to question why wider costs are being charged to you at all. Just because homes sit within the same estate, are managed by the same factor, or appear on the same billing system does not automatically mean every owner
- [Know Your Rights](https://rageagainstfactors.com/know-your-rights/): Understanding Your Position Know Your Rights Many homeowners feel pressured to accept charges or decisions without first knowing whether those demands are justified. Understanding your rights is the first step in challenging unfair factoring practices. Too often, homeowners pay charges or accept terms without checking whether the factor has the right to impose them. Your Title Deeds Matter Your deeds define liability, repairs, and what you can properly be charged for. – Find out More click. What Factors Can and Cannot Charge For Know what factors can legally bill you for — and what they cannot. – Find out More click
- [What Factors Can and Cannot Charge For](https://rageagainstfactors.com/what-factors-can-and-cannot-charge-for/): Know Your Rights What Factors Can and Cannot Charge For A factor cannot simply issue a charge and expect homeowners to treat it as automatically valid. Charges should have a proper basis. They should relate to real responsibilities, real works, and clear authority — not assumption, convenience, or vague explanation. Homeowners are often made to feel that once an invoice arrives, payment is simply expected. But charges still need to be understood, explained, and justified. The fact that a factor has issued a bill does not remove your right to ask what the charge is for, how it has been calculated,
- [Title Deeds](https://rageagainstfactors.com/title-deeds/): Know Your Rights Your Title Deeds Matter For homeowners in Scotland, title deeds are often the starting point for understanding what you own, what you may be responsible for, and what a property factor can properly ask you to pay for. Before accepting that you owe a sum of money, or that a factor is entitled to act in a certain way, you should first understand what your title deeds say. Why title deeds are so important Many homeowners feel pressured to accept charges, repairs, insurance demands, or factoring decisions without first checking whether those demands are actually supported by their
- [Hero Section](https://rageagainstfactors.com/hero-section/)
- [Blog/Vlog](https://rageagainstfactors.com/services/): our services Web Design Tell your visitor how your service can improve their life. Connect with the problem that they\’re trying to solve and address any objections you think they might have.   What is the biggest benefit your customer will get from this? Keep your target audience in mind. From $99 Start a Project Graphic Design Tell your visitor how your service can improve their life. Connect with the problem that they\’re trying to solve and address any objections you think they might have.   What is the biggest benefit your customer will get from this? Keep your target audience
- [About](https://rageagainstfactors.com/about/): Why This Site Was Created About Rage Against Factors Rage Against Factors was created from direct personal experience of the problems that many homeowners face when dealing with property factors in Scotland. This is not a campaign built from theory. It comes from lived experience, years of frustration, and a determination to help homeowners stand together. I bought my flat in 2002. It was perfect for me. I bought it off plan and deliberately chose a detached block with no lift, so there would be no risk of excessive lift repair bills, and with only seven other homeowners in the block.
- [Contact](https://rageagainstfactors.com/contact/): contact us Get In Touch Contact Rage Against Factors If you want to get in touch about the site, ask a general question, raise an issue, or make contact about the wider campaign, you can use the form below. This page is for general contact rather than formal story submissions. For homeowner experiences you want considered for publication, please use the Share Your Story page. Share Your Story Explore Resources General Enquiries Get in touch about the website, campaign direction, or broader homeowner concerns. Campaign Contact Use this page if you want to make contact about reform, awareness, or the wider
- [Home](https://rageagainstfactors.com/): One voice can be ignored. Thousands can’t. Rage Against Factors is a campaign and support platform for homeowners across Scotland who are facing unfair, excessive, or unlawful conduct by property factors. Our aim is to provide information, guidance, and a growing community so homeowners can stand together, challenge abuse, and fight back. Quick links to the pages visitors use most. Know Your Rights Factoring Problems Title Deeds Resource Resource Centre First-tier Tribunal cases Hitting Back Against the Factoring Nightmare Why homeowners across Scotland are fighting back Across Scotland, many homeowners are facing excessive charges, poor transparency, weak accountability, and decisions that

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