Damp and mould have long been among the more challenging issues facing landlords and property managers. Identifying the source is not always straightforward, and what begins as a relatively minor report can involve everything from condensation and ventilation to water ingress, defective building fabric or more substantial repairs.

From 6 October 2026, however, the way landlords in Scotland respond to reports of damp and mould will be subject to new statutory timescales.

The first phase of Awaab’s Law in Scotland will introduce clear deadlines for investigating reported damp and mould, communicating the findings to tenants and beginning any necessary repairs. Importantly, the requirements will apply across both the social and private rented sectors.

For landlords and property managers, that makes good systems, clear communication and accurate record keeping more important than ever.

What is Awaab’s Law?

Awaab’s Law is named after two-year-old Awaab Ishak, who died in 2020 from a respiratory condition caused by mould in his housing association home in England.

His death brought renewed attention to the potentially serious consequences of damp and mould and to the responsibility of landlords to respond effectively when problems are reported.

Scotland is introducing its own provisions through the Investigation and Commencement of Repair (Scotland) Regulations 2026, which received parliamentary approval in March 2026.

The Scottish Government has chosen to begin implementation with damp and mould, establishing specific timescales for how landlords respond.

What are the new damp and mould timescales in Scotland?

From 6 October 2026, private and social landlords will be required to:

Investigate reports of damp and mould within 10 working days
Provide a written summary of the investigation findings within three working days
Begin any necessary repairs within five working days of the investigation taking place

These deadlines put considerably more structure around the process from the moment a problem is reported.

For letting agents, therefore, the issue isn’t simply how quickly a contractor can attend. The whole journey – report, investigation, diagnosis, communication, instruction and commencement of works – needs to function effectively.

Why does this matter for property management?

In practice, damp and mould cases aren’t always simple.

A report of mould on a bedroom wall, for example, could be associated with condensation and ventilation, but it could also indicate penetrating damp, a roof defect, leaking pipework, defective pointing or another building-fabric issue.

In tenements and other multi-occupancy properties, identifying responsibility and coordinating access or repairs can add another layer of complexity.

That means effective property management increasingly needs to be proactive rather than reactive.

The Scottish Housing Regulator has already emphasised the importance of landlords having systems capable of identifying and dealing with damp and mould reports promptly and effectively.

Awaab’s Law now adds clear timescales to that expectation.

The clock starts with the report

One of the practical implications for landlords and letting agents is the importance of the initial reporting process.

A damp or mould complaint sitting unnoticed in an inbox for several days could significantly reduce the time available to investigate it.

Letting agents should therefore consider whether existing systems make it easy to identify, prioritise and escalate relevant reports.

That could include reviewing how issues are logged, who receives them, what information is requested from residents and how cases are tracked through investigation and repair.

A photograph and a description of “mould in bedroom”, for example, may not provide enough information to establish what is happening. Having a consistent process for gathering information at the outset can help get the right person to the property sooner.

Good records will matter

Awaab’s Law also reinforces the importance of maintaining a clear audit trail.

Landlords will need to know when an issue was first reported, when it was investigated, what was found, when the tenant received the written findings and when remedial work began.

This direction of travel is already evident in the social housing sector. The Scottish Housing Regulator has introduced new damp and mould indicators covering areas including the time taken to resolve cases, reopened cases and cases remaining open at year end.

For letting agents, good data isn’t simply an administrative exercise. It can highlight recurring problems, identify buildings requiring further investigation and help demonstrate that appropriate action has been taken.

Fixing the symptom isn’t enough

Perhaps one of the most important lessons around damp and mould management is the need to understand the underlying cause.

Cleaning mould from a wall may improve its appearance, but it doesn’t resolve a leaking roof, defective gutter, water ingress or inadequate ventilation.

The Scottish Housing Regulator has acknowledged that the causes of damp and mould can be complex and multi-layered.

That makes proper investigation particularly important.

Where there is a building defect, identifying and addressing the source can prevent the problem from repeatedly returning – protecting residents while potentially avoiding greater repair costs later.

What should landlords and letting agents be doing now?

With the new requirements taking effect on 6 October 2026, there is an opportunity to review procedures before they are tested by a live case.

That could mean looking at:

how damp and mould reports are received and recorded;
whether urgent cases can be quickly identified and escalated;
access to suitable contractors and specialist inspections;
internal responsibilities for progressing cases;
processes for issuing written investigation findings;
systems for tracking statutory deadlines;
procedures for following repairs through to completion; and
whether recurring cases are being investigated beyond the immediate symptom.

For larger portfolios, it may also be worth looking beyond individual reports.

Repeated damp or mould problems within the same building could point towards a wider maintenance issue that would benefit from planned investigation rather than a series of individual reactive repairs.

Existing responsibilities haven’t disappeared

Awaab’s Law should also be viewed alongside landlords’ existing obligations rather than as a replacement for them.

Private rented properties in Scotland are already required to meet the Repairing Standard, which sets minimum physical standards and places legal and contractual responsibilities on private landlords. Tenants can refer unresolved disputes over these requirements to the First-tier Tribunal for Scotland Housing and Property Chamber.

Social landlords similarly operate within established housing quality, safety and regulatory requirements.

What Awaab’s Law changes is the introduction of a much clearer time framework for action when damp and mould are reported.

From reactive repair to proactive management

Ultimately, the introduction of Awaab’s Law reflects a wider shift in expectations around property management.

Waiting until a relatively small maintenance problem becomes a significant defect is rarely the best outcome for anyone.

Regular inspections, planned maintenance, good communication with residents and early intervention can all help identify problems sooner and reduce the risk of more disruptive and expensive repairs later.

For landlords and letting agents, the message ahead of October is straightforward:

Know what is happening across your properties. Make it easy for tenants to report problems. Investigate properly. Keep good records. And act early.

Those principles already sit at the heart of effective property management.

Awaab’s Law simply makes the timeframe much harder to ignore.

About Redpath Bruce

At Redpath Bruce, we provide professional letting agent and factoring services across Scotland, working with landlords and property owners to support the effective management, maintenance and long-term care of residential and commercial property.

For more information about our services, visit Redpath Bruce.