Awaab's Law checklist for Scottish landlords
Since 6 October 2026, Awaab's Law has applied to private and social landlords in Scotland. When a tenant reports damp or mould, or you find out about it some other way, the clock starts the next working day.
Last checked 25 October 2026 against the Scottish Government's Awaab's Law: Guidance for landlords in Scotland and the Investigation and Commencement of Repair (Scotland) Regulations 2026 (SSI 2026 No. 173).
This isn't legal advice. It's a working checklist. If you're unsure about a particular case, go to the official guidance or speak to a solicitor or a landlord association.
The checklist
- Write down the date you were told about the damp or mould, or noticed it yourself. Everything else counts from here.
- Get a competent person to investigate within 10 working days.
- Give the tenant a written summary of what was found within 3 working days of the investigation finishing.
- If there's substantial damp or mould, start repairs within 5 working days of the investigation finishing.
- Finish the repair. Social landlords: within 20 working days of starting it. Private landlords: within a reasonable time.
- If something outwith your control holds things up, tell the tenant in writing, keep evidence of why, and take reasonable steps to limit the damp or mould in the meantime.
- Keep everything on file: photos, reports, and every message to and from the tenant.
- Not sure what's causing it? Book a specialist damp and mould survey or treatment.
Counting the days: an example
Working days leave out weekends and Scottish bank holidays, and that catches people out around holidays. Say a tenant emails you on Thursday 19 November 2026. Counting starts on Friday 20 November. Monday 30 November is St Andrew's Day, a bank holiday in Scotland, so it's skipped. The investigation has to happen by Friday 4 December.
If it's done that Friday, the tenant's written summary is due by Wednesday 9 December, and any repairs for substantial damp or mould need to start by Friday 11 December. Check the dates against the regulations yourself for any real case.
Need someone there quickly?
Need a mould specialist quickly to meet your deadline? Tell us about the property in the form at the bottom of this page and we'll pass it to one local firm. It's free to use, and the firm quotes you directly. Our page for landlords and letting agents explains what to ask them for, and the full rules are in our Awaab's Law guide.
Tenants have their side of this too. If you'd like them to know what to expect, point them to our tenants' guide.
Common questions
When do the 10 working days start?
The day after you're told about the damp or mould, or find out about it yourself. Saturdays, Sundays and Scottish bank holidays don't count.
Does this apply to private landlords as well as councils and housing associations?
Yes. The Scottish rules cover private and social landlords. The only difference in the checklist is how long you have to finish the repair.
Who counts as a competent person?
Someone with the skills to find out whether the home is substantially free from damp and mould and, if it isn't, what's causing it. The Scottish Government guidance goes into what that means. A qualified damp and mould specialist or surveyor will usually fit.
What if the tenant won't let anyone in?
The guidance says you won't be found in breach if you've made reasonable attempts to get access. Keep a record of every attempt: dates, times and what you offered.
Is this checklist legal advice?
No. It's a summary to help you keep track. For a specific case, read the official guidance or speak to a solicitor or a landlord association.
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