Awaab's Law in Scotland: what landlords need to know

Last checked: 24 October 2026. Based on the Scottish Government's Awaab's Law guidance for landlords (first published 4 September 2026) and the Scottish Parliament Information Centre's briefing, Dampness and mould in rented housing: what will Awaab's Law in Scotland do? (SPICe, 19 March 2026).

This is general information, not legal advice. For a specific case, read the official guidance in full or speak to a solicitor or a landlord association.

Scotland's version of Awaab's Law puts landlords on fixed deadlines for dealing with damp and mould. The rules are in the Investigation and Commencement of Repair (Scotland) Regulations 2026, which came into force on 6 October 2026. They apply to social and private landlords alike.

The law is named after Awaab Ishak, a two-year-old who died in Rochdale in 2020. England introduced its own version for social housing in 2025. Scotland's regulations differ in the detail and, importantly, cover the private rented sector from the start.

The deadlines at a glance

The working-day figures are as set out in the Scottish Government guidance at the date above. Check the repair work chapter for the exact wording.

Step 1: becoming aware

The clock starts when you become aware of possible damp or mould. That will usually be a tenant's report, but it can also be something you or your agent see at an inspection. Make sure your agent, factor or anyone else who takes repair calls knows to pass damp and mould reports on the same day, and keep a record of the date.

Step 2: the investigation

Within 10 working days, a competent person has to investigate. The investigation must establish whether the home is substantially free from damp and mould and, if it isn't, what repairs are needed. The guidance asks investigators to look at the root cause, not just the visible mould.

In practice this means a visit from someone who knows what they're looking at, such as a damp and mould specialist or surveyor. They should record what they found, where, and why they think it's happening. Our page on damp and mould surveys describes what a good investigation covers.

If you can't meet the deadline for reasons outside your control, you must tell the tenant in writing, give the reason and a revised timescale, and take interim steps to reduce the damp or mould meanwhile, such as supplying a dehumidifier.

Step 3: the written summary

Within 3 working days of the investigation, the tenant must get a written summary. It must say whether the home is substantially free from damp and mould, and set out what happens next. The guidance includes an example summary and a blank template in its annexes, which are worth using.

Step 4: starting and finishing repairs

If substantial damp or mould is found, repairs must start within 5 working days of the investigation concluding. Social landlords then have 20 working days from the start to finish. Private landlords must finish within a reasonable time.

Repairs should deal with the cause. For many homes that means work on ventilation, heating or insulation as well as treating the mould, or repairs to the outside of the building. Our pages on condensation and ventilation and mould removal explain the common fixes.

The guidance also covers exceptional circumstances, such as a shortage of contractors or major structural work, and situations where a tenant may need to move out temporarily. Read those sections if they could apply to you.

Tenants' part

Tenants are expected to report damp and mould promptly and to give reasonable access for the investigation and repairs. If a tenant refuses access after you've tried to accommodate them, you're unlikely to be held responsible for the delay. Keep a record of every attempt to arrange a visit.

Enforcement

For private landlords, the guidance feeds into the Repairing Standard. Private landlords must have regard to it, and tenants can apply to the First-tier Tribunal for Scotland (Housing and Property Chamber), which can issue a repairing standard enforcement order and consider compensation. Councils can also take cases to the tribunal.

For social landlords, the rules sit alongside the Right to Repair scheme, and the Scottish Housing Regulator will have regard to the guidance when it monitors landlords. Social tenants can also complain to the Scottish Public Services Ombudsman once the landlord's complaints process is finished.

Keeping on top of it

We've put the steps in order, with a worked example of counting working days, on our Awaab's Law checklist for landlords. Two things it's worth doing before a report ever comes in: make sure everyone who takes repair calls knows damp and mould has its own deadline, and save a copy of the template written summary from the official guidance so it's ready when you need it.

Sources

• Scottish Government: Awaab's Law, guidance for landlords in Scotland
• Scottish Government: Awaab's Law, guidance for tenants in Scotland
• SPICe Spotlight: Dampness and mould in rented housing, what will Awaab's Law in Scotland do? (19 March 2026)
• Scottish Parliament Local Government, Housing and Planning Committee report on the draft regulations (March 2026)
• First-tier Tribunal for Scotland (Housing and Property Chamber)