Awaab’s Law: What Landlords and Tenants Need to Know About Damp and Mould

New rules come into force in Scotland on 6 October 2026

At iERO Property and Saltouns Lettings, providing safe, well-maintained homes and responding quickly when problems arise is an important part of how we manage properties.

From 6 October 2026, new rules known as Awaab’s Law introduce specific timescales for landlords in Scotland to investigate reports of damp and mould and, where necessary, begin repair work.

The legislation applies to social housing and most private rented properties covered by Scotland’s Repairing Standard.

For landlords and tenants, the message is straightforward: damp and mould should be reported, investigated and dealt with promptly.

What is Awaab’s Law?

Awaab’s Law is named in memory of two-year-old Awaab Ishak, who died following prolonged exposure to mould in his home in England.

In Scotland, the Investigation and Commencement of Repair (Scotland) Regulations 2026 introduce clear duties and timescales for dealing with damp and mould.

From 6 October 2026, when a landlord or managing agent becomes aware that a property may be affected by damp or mould, action must be taken within defined timescales.

What are the new timescales?

There are three key deadlines landlords need to be aware of:

Within 10 working days – Investigation

A report of damp or mould must be investigated by a competent person within 10 working days of the landlord becoming aware of the problem.

The investigation should look beyond simply identifying visible mould. Its purpose is to establish the extent of the problem, whether there is substantial damp or mould and, importantly, what is causing it.

Within 3 working days – Written findings

Once the investigation has been completed, the tenant must be provided with a written summary within 3 working days.

This will explain what has been found, whether substantial damp or mould has been identified, what action is required and the anticipated timescale for that action.

Within 5 working days – Repairs must begin

Where substantial damp or mould is identified and repair work is required, the necessary work must commence within 5 working days of the investigation being completed.

For privately rented properties, the required repair work must then be completed as soon as reasonably practicable.

Finding the cause – not simply treating the mould

One of the most important principles behind the new rules is that landlords should address the underlying cause of damp and mould wherever reasonably practicable.

There are many possible causes, including:

• water ingress or building defects;
• plumbing leaks;
• problems with ventilation;
• inadequate heating or insulation; and
• condensation and excessive moisture.

Every property and every case is different, which is why proper investigation is so important.

Simply cleaning visible mould may not be enough if the underlying problem remains. Scottish Government guidance specifically highlights the importance of tackling the root cause and taking reasonable steps to prevent the damp or mould from returning.

What does this mean for properties managed by iERO Property and Saltouns Lettings?

We have established a clear damp and mould procedure to ensure reports are recorded, investigated, communicated and progressed appropriately.

When we receive a report, our property management team will record the details and assess whether any immediate action is required.

We will then arrange an appropriate investigation, using a suitably competent contractor or specialist depending on the nature of the problem.

Following the investigation, we will communicate the findings to the tenant and, where repairs are required, coordinate with the landlord and our contractors to get the necessary work underway.

We will also maintain records of investigations, communications, photographs, contractor reports and completed works.

What should tenants do?

We would encourage tenants to report signs of damp, mould, leaks or water ingress as soon as they notice them.

Early reporting gives us the best opportunity to investigate the cause and prevent a relatively small problem from becoming more serious.

Providing photographs and information about where and when the problem occurs can also be extremely useful.

Tenants should also provide reasonable access to allow inspections and repairs to take place. Good communication between tenants, landlords, managing agents and contractors is one of the most effective ways of resolving these issues quickly.

What should landlords do?

For landlords whose properties are professionally managed by iERO Property or Saltouns Lettings, we will manage the reporting and investigation process and keep you informed where action or approval is required.

The new legislation does, however, make prompt decision-making particularly important.

Where an investigation identifies substantial damp or mould and repairs are required, there may be limited time available to obtain approval and instruct contractors. We therefore encourage landlords to respond promptly when contacted regarding damp, mould, water ingress or associated repairs.

In urgent circumstances, immediate or temporary measures may also be necessary to protect the tenant and prevent the condition of the property from deteriorating.

What happens if repairs are delayed?

There may occasionally be circumstances outside a landlord's reasonable control, such as contractor availability, specialist materials or particularly complex structural work.

Where this happens, the circumstances should be properly recorded and the tenant kept informed about the reason for the delay, the revised anticipated timescale and the steps being taken in the meantime.

The priority remains resolving the problem as quickly and effectively as reasonably possible.

A proactive approach to damp and mould

Awaab’s Law represents an important change to the way damp and mould cases are managed across Scotland's rented sector.

At iERO Property and Saltouns Lettings, our approach is not simply about meeting a deadline. We want to identify problems early, understand their cause, communicate clearly with landlords and tenants and ensure appropriate action is taken.

The key timescales from 6 October 2026 are easy to remember:

10 working days to investigate
3 working days to provide the written findings
5 working days to commence required repairs where substantial damp or mould is identified

For private landlords, those repairs must then be completed as soon as reasonably practicable.

Have a question about Awaab’s Law?

If you are an iERO Property or Saltouns Lettings landlord or tenant and have concerns about damp or mould in a managed property, please contact your Property Manager or report the issue through the usual maintenance reporting system.

If you are a landlord considering professional property management and would like to understand how the new regulations could affect you, our team would be happy to discuss the requirements and how we manage compliance on behalf of our clients.

This article provides general information about the Investigation and Commencement of Repair (Scotland) Regulations 2026 and Scottish Government guidance. It should not be treated as legal advice.