Damp and mould specialists for landlords and letting agents
A tenant has reported damp or mould. Under Scotland's version of Awaab's Law you now have 10 working days to get it investigated. We'll pass your enquiry to one independent specialist who covers the property.
Scotland Mould Removal is a free matching service, not a contractor. The specialist we put you in touch with quotes you and does the work directly.
The deadlines you're working to
The Investigation and Commencement of Repair (Scotland) Regulations 2026 came into force on 6 October 2026. They apply to social and private landlords. In outline:
| Step | Deadline |
|---|---|
| Investigate the report, by a competent person | within 10 working days of becoming aware |
| Give the tenant a written summary of the findings | within 3 working days of the investigation |
| Start repairs, if substantial damp or mould is found | within 5 working days of the investigation |
| Complete repairs: social landlords | within 20 working days of starting |
| Complete repairs: private landlords | within a reasonable time |
There are rules for delays outside your control, and for moving the tenant temporarily if needed. Our Awaab's Law guide covers those, with links to the official guidance. If you'd rather work through it step by step, use the landlord checklist, which includes an example of counting working days. This is general information, not legal advice.
What to ask the specialist for
The investigation has to establish whether the home is substantially free from damp and mould and, if not, what repairs are needed, with attention to the cause. When you instruct someone, it helps to ask for:
- a dated visit, so you can show the investigation happened within the deadline
- a short written report with photos, moisture readings and their view on the cause
- a clear list of works, split into what's needed to deal with the damp and mould and anything else they noticed
- a start date for the works
- notes on anything that's a common repair in a shared building, such as the roof or rhones on a tenement
That report gives you most of what you need to write the tenant's summary, and a record if the case is ever looked at by the tribunal.
Common causes in rented property
Scottish council and tenant guidance keeps coming back to the same handful of problems in rented homes: broken or missing extractor fans, single glazing or failed double-glazed units, gutters and downpipes that haven't been cleared, and heating that tenants can't afford to run. Some are quick fixes. Others, especially on older tenements, involve the other owners in the block and take longer to arrange. That's one more reason to start the investigation promptly.
If you'd like the specialist to look at prevention across several properties, mention it in the form. Pages on ventilation fixes and damp surveys explain the work involved.
Letting agents
If you manage property for landlords, you can send enquiries on their behalf. Choose "landlord or letting agent" in the form and give the property postcode, not your office's. If you manage properties across more than one city, send a separate enquiry for each area so it goes to a specialist who covers it.
Where we cover
We started with Edinburgh, Glasgow, Aberdeen, Dundee and Paisley and Renfrewshire. You can send an enquiry for anywhere in Scotland; if we have nobody covering the area, we'll tell you straight away so you can look elsewhere without losing time.
Common questions
Can you guarantee a specialist will meet the 10-working-day deadline?
No. We pass your enquiry on quickly, and we tell the specialist about the deadline, but we can't promise their diary. Send the enquiry the day you hear from the tenant, choose "this week" for timing, and tell the specialist the date of the tenant's report when they call.
Do you handle work across several properties?
Yes, that's what the "number of properties" question in the form is for. Your enquiry still goes to one specialist covering the area, who can then discuss the portfolio with you.
Who pays?
You pay the specialist for any work you agree to. Using this site costs nothing.
Is this legal advice?
No. The information here is general. For a specific case, speak to a solicitor, a landlord association such as the Scottish Association of Landlords, or check the Scottish Government's guidance directly.
Get a free quote
This is a free matching service, not the firm doing the work. We pass your details to one independent damp and mould specialist who covers your postcode. They contact you, arrange a visit and quote you directly. You don't pay us anything.