Awaab’s Law to come to Scotland: What does this mean for landlords?

The Scottish Government is set to follow England’s rollout of Awaab’s Law, which came into force in October 2025 for social landlords. In Scotland, the regulations will be implemented through the Investigation and Commencement of Repair (Scotland) Regulations 2026, due to come into force on 6 October 2026. These reforms will introduce clear statutory duties for landlords to investigate and remediate damp and mould within defined timescales.  

The legislation is named in memory of two-year-old Awaab Ishak, who tragically died in 2020 from a respiratory condition caused by prolonged exposure to mould in his family’s housing association flat in England. 

New statutory duties for landlords 

The regulations will amend the repairing standard to explicitly state that a house must be “substantially free from damp and mould”. For the first time, landlords will be subject to fixed statutory deadlines, removing uncertainty about what constitutes a reasonable response.  

Once a landlord is notified of a damp or mould issue, the following deadlines will apply:  

• Investigation: An investigation must be carried out within ten working days of the landlord being notified 

• Tenant communication: Landlords must provide tenants with a written summary of the investigation’s findings within three working days of its completion 

• Commencement of repairs: If safety work is required, it must commence within five working days following the completion of the investigation 

Delays beyond a landlord’s control 

If circumstances prevent compliance within the required timescales, landlords must: 

• Notify the tenant of the delay and explain the reason 

• State the date you expect to be able to comply 

• Take reasonable steps to minimise the impact of damp or mould during the period of non-compliance  

Government commitment to tenant safety 

Housing Secretary Màiri McAllan emphasised the importance of these protections, stating that while 90% of Scottish homes are free from damp and mould, universal protection is essential. 

McAllan said:  

“Everyone deserves to live in a home free from damp and mould. These regulations will help to ensure that’s the case by requiring any instances to be swiftly investigated by landlords and prompt action taken. That’s why we are leading the way in rolling out these protections to both social and private tenants.” 

The government has committed to raising awareness regarding the importance of identifying and addressing these issues promptly.  

Next steps for landlords 

With clear deadlines for investigation and repair now in draft legislation, landlords must prepare to adapt their maintenance processes to comply with their legal responsibilities.  

Where relevant, proactive steps include: 

• Carrying out regular property inspections to identify early signs of damp and mould, such as musty smells, condensation on windows, peeling paint, or black, green, or white patches on walls, ceilings, and around windows 

• Encouraging tenants to report issues promptly by making sure reporting channels are clear and accessible, and reassuring tenants that concerns will be taken seriously 

• Reviewing and updating maintenance procedures to make sure investigations can be arranged quickly and carried out by a competent person within the required timescales 

For more information on dealing with damp and mould, read our guide “Understanding damp, mould and condensation”, and listen to this episode of The LandlordZONE podcast which contains lots of practical advice.