Awaab's Law: damp and mould repair timescales in Scotland

The Investigation and Commencement of Repair (Scotland) Regulations 2026, known as Awaab's Law, came into force on 6 October 2026. Landlords in Scotland already had to repair defects causing damp and mould under the Repairing and Tolerable Standards. The new regulations add fixed timescales for doing this.

Once a landlord becomes aware of a damp or mould issue, they must complete an investigation within 10 working days. The investigation must be carried out by a competent person: someone with the skills and experience to judge whether the home is substantially free from damp and mould, and whether repair work is needed. This could be the landlord if they have the right skills, but is more commonly a surveyor or damp specialist.

Within 3 working days of completing the investigation, the landlord must issue a written summary of the results to the tenant. This is measured from when the summary is issued, not when the tenant receives it. If the investigation finds substantial damp or mould, repair work must start within 5 working days of the investigation's completion, and be finished as soon as reasonably practicable. Landlords must also take reasonable steps to keep the home substantially free from damp and mould afterwards.

If a landlord cannot meet any of these timescales, they must write to the tenant explaining why and giving an expected timeframe. There is an exemption where damage is caused by the tenant not using the home properly, such as not using heating or ventilation correctly, but landlords must not assume this is the cause. A report cannot be dismissed as condensation without investigation.

This applies to private landlords in Scotland.

It sets out specific deadlines that sit on top of the existing duty to meet the Repairing Standard where damp or mould is caused by a defect in the property.

• Record the date you first become aware of any damp or mould report: this starts the 10-working-day clock
• Arrange an investigation by a competent person (yourself if qualified, or a surveyor/damp specialist) within 10 working days
• Send the tenant a written summary of the investigation findings within 3 working days of it being completed
• If substantial damp or mould is found, start repairs within 5 working days of the investigation completing, and finish as soon as reasonably practicable
• If you can't meet a deadline, write to the tenant with your reasons and an expected timeframe
• Don't assume a report is caused by tenant behaviour; investigate first, and only rely on the tenant-use exemption where the investigation supports it
• Check with a solicitor if you're unsure whether the tenant-use exemption applies in a particular case