Awaab’s Law in Scotland is now in force, introducing new legal responsibilities for landlords to investigate and address damp and mould in rented properties.
From 6 October 2026, the Investigation and Commencement of Repair (Scotland) Regulations 2026 introduce specific timescales for responding to reports of damp and mould, strengthening protections for tenants and increasing accountability for housing providers.
For landlords and property managers, Awaab’s Law in Scotland reinforces the importance of timely inspections, accurate reporting and effective remedial action.
In this guide, we explore what the new regulations mean for landlords, the key compliance requirements and how housing providers can ensure their properties meet the required standards.
What Is Awaab’s Law in Scotland?
Awaab’s Law is named in memory of two-year-old Awaab Ishak, who died in 2020 following prolonged exposure to mould in his family’s home in Rochdale, England.
His death highlighted the serious health risks associated with damp and mould, alongside the consequences of failing to investigate and address reported housing conditions.
The legislation aims to strengthen accountability by establishing clear timescales for landlords to investigate concerns and undertake necessary repairs.
While Awaab’s Law was initially introduced in England, Scotland has established its own regulatory framework to improve how damp and mould issues are managed in rented accommodation.
Awaab’s Law in Scotland came into force on 6 October 2026, introducing new responsibilities for social landlords and most private landlords. The Scottish Government has published official guidance for landlords outlining the new requirements, statutory timescales and compliance responsibilities.
Who Does Awaab’s Law in Scotland Apply To?
Awaab’s Law in Scotland applies to social landlords and most private landlords, covering rented accommodation subject to the relevant repairing obligations.
The legislation introduces statutory requirements for investigating reports of damp and mould, communicating findings to tenants and commencing necessary repairs.
Although the Scottish regulations share similar objectives with Awaab’s Law in England, there are differences in their scope and implementation.
Housing providers operating across multiple UK regions should therefore ensure their inspection and maintenance procedures reflect the requirements applicable in each country.
For organisations managing extensive property portfolios, understanding these differences is particularly important for maintaining consistent compliance processes.
Awaab’s Law Scotland: Key Deadlines for Landlords
Under Awaab’s Law in Scotland, landlords must follow specific timescales when responding to reports of damp and mould.
These requirements are designed to ensure concerns are investigated promptly, tenants receive clear communication and necessary remedial works begin without unnecessary delays.
1. Investigate Within 10 Working Days
Landlords must arrange for a competent person to investigate reports of damp or mould within 10 working days of becoming aware of the issue.
The investigation should assess the extent of the problem, identify potential causes and determine whether remedial action is required.
Depending on the circumstances, this may involve a qualified building surveyor or damp and mould specialist with the appropriate knowledge and experience.
2. Provide Written Findings Within 3 Working Days
Following the investigation, landlords must provide tenants with a written summary of the findings within three working days.
This should clearly communicate the outcome of the investigation, including whether substantial damp or mould has been identified and what action is required.
Accurate reporting and documentation are essential for demonstrating that concerns have been appropriately investigated and for maintaining a clear record of the property’s condition.
3. Begin Necessary Repairs Within 5 Working Days
Where substantial damp or mould is identified, landlords must commence necessary repair work within five working days of the investigation concluding.
For social landlords, the regulations also establish a general requirement to complete necessary repairs within 20 working days of commencement. Private landlords must complete repairs within a reasonable timeframe.
Importantly, remedial work should address the underlying cause of the problem rather than simply removing visible mould.
These requirements make effective coordination between surveyors, property managers and maintenance contractors particularly important.
Why Damp and Mould Investigations Matter Under Awaab’s Law
Awaab’s Law in Scotland places greater emphasis on identifying and addressing damp and mould problems before they pose a serious risk to residents.
Damp and mould can develop for several reasons, and understanding the underlying cause is essential to determining the most appropriate remedial action.
Common contributing factors include:
- Penetrating damp: Moisture entering a property through defective roofing, external walls, windows or other building elements.
- Condensation: Excess moisture in the air collecting on colder internal surfaces, often associated with inadequate ventilation or heating.
- Thermal bridging: Areas of a building where heat escapes more readily, creating cold surfaces that are susceptible to condensation and mould growth.
- Plumbing leaks: Escaping water from pipes, fixtures or drainage systems contributing to persistent moisture.
- Insulation defects: Inadequate or poorly installed insulation creating uneven surface temperatures and increasing the likelihood of condensation.
In some cases, multiple factors may contribute to the same problem.
For housing providers, a professional damp and mould investigation can help distinguish between these causes and identify appropriate remedial measures.
Without understanding the source of moisture, surface cleaning and short-term treatments may fail to prevent mould from returning.
Under Awaab’s Law in Scotland, having access to competent surveying professionals can help landlords meet investigation requirements while ensuring that remedial recommendations address the underlying issues.
What Does Awaab’s Law in Scotland Mean for Housing Providers?
The introduction of Awaab’s Law in Scotland places greater emphasis on how landlords manage damp and mould throughout their property portfolios.
Meeting the statutory timescales requires more than simply responding to individual maintenance requests. Housing providers need reliable processes for identifying, investigating, documenting and resolving reported issues.
Greater Importance of Professional Inspections
With investigations required within 10 working days, landlords must ensure they have access to competent professionals who can assess damp and mould concerns promptly.
Professional building surveys can help establish the extent of a problem, identify underlying defects and provide recommendations for effective remedial action.
Improved Reporting and Record-Keeping
The requirement to provide written findings makes accurate documentation an important part of the compliance process.
Detailed inspection reports, photographic evidence and clear recommendations can help housing providers maintain an audit trail of reported issues and the actions taken to address them.
This information can also support communication between landlords, tenants, surveyors and contractors.
More Effective Maintenance Coordination
The requirement to begin repairs within five working days following an investigation means that delays in identifying defects or arranging contractors could affect compliance.
Housing providers may need to review their existing maintenance processes to ensure inspection findings can be translated into timely remedial action.
A Proactive Approach to Property Condition
Although Awaab’s Law in Scotland focuses on responding to reported damp and mould, it also highlights the value of proactive property maintenance.
Regular stock condition surveys can help housing providers identify deterioration, moisture-related defects and other maintenance concerns before they develop into more serious problems.
For organisations managing larger portfolios, this information can support long-term maintenance planning, investment decisions and asset management strategies.
How Can Landlords Meet Awaab’s Law Requirements in Scotland?
With Awaab’s Law now in force in Scotland, housing providers should review their existing damp and mould procedures to ensure they can meet the new requirements.
Key considerations include:
- Review reporting procedures: Ensure tenants can easily report damp and mould concerns and that reports are recorded promptly.
- Establish reliable inspection arrangements: Confirm that competent professionals are available to undertake investigations within the statutory timescale.
- Standardise inspection reporting: Ensure findings, potential causes and recommended remedial actions are documented consistently.
- Improve contractor coordination: Establish clear processes for arranging necessary repairs following an investigation.
- Maintain accurate records: Keep documentation of inspections, tenant communications, repair instructions and completed works.
- Identify recurring problems: Use inspection findings and property condition data to identify patterns and prioritise preventative maintenance.
Taking these steps can help housing providers improve their response to damp and mould while strengthening their wider property management processes.
For landlords managing multiple properties, consistent reporting and maintenance procedures can also make it easier to identify recurring defects, allocate resources and demonstrate that appropriate action has been taken.
How PM+ Supports Awaab’s Law Compliance in Scotland
With Awaab’s Law in Scotland introducing stricter requirements for investigating and addressing damp and mould, access to experienced surveying professionals is increasingly important.
At PM+, we support housing providers throughout Scotland with professional building surveying, damp and mould investigations and wider asset management services.
Our experienced team helps clients understand the condition of their properties, identify underlying defects and make informed decisions about necessary remedial action.
Our services include:
Damp and Mould Investigations
Professional investigations to assess reported damp and mould, identify potential causes and recommend appropriate remedial measures.
Our investigations help housing providers better understand moisture-related defects and determine appropriate next steps for addressing the problem.
Stock Condition Surveys
Comprehensive property condition assessments that help housing providers identify maintenance requirements, understand building performance and plan future investment.
Regular surveys can also help identify potential damp and mould risks before they develop into more serious problems.
Asset Management Support
Technical expertise and property condition information to support maintenance strategies, portfolio management and long-term asset planning.
By understanding recurring defects and maintenance requirements across their portfolios, housing providers can make more informed decisions about repair priorities and future investment.
Whether you manage a single property or an extensive housing portfolio, access to reliable surveying expertise can support more effective maintenance decisions and help you meet your responsibilities under Awaab’s Law.
Stay Ahead of Awaab’s Law in Scotland
Awaab’s Law in Scotland represents an important step towards improving housing conditions and protecting tenants from the risks associated with damp and mould.
For landlords, the regulations introduce clear expectations around investigation timescales, written reporting and remedial action.
Meeting these requirements depends on having the right processes, expertise and information in place.
PM+ works with housing providers across Scotland to deliver professional damp and mould investigations, stock condition surveys and asset management support.
Contact our team to discuss your property inspection requirements and how we can support your organisation.
