New damp and mould rules for landlords in Scotland: what investors need to know

DPG News Watch, 6 October 2026. New damp and mould rules came into force in Scotland today, and they apply to private landlords as well as social housing. If you let property in Scotland, or are thinking about investing there, this is worth understanding.

What's changed. Known as Awaab's Law, the Investigation and Commencement of Repair (Scotland) Regulations 2026 set fixed timescales for landlords to investigate reports of damp and mould, tell tenants what they found, and start repairs. It is named after two-year-old Awaab Ishak, who died in 2020 after prolonged exposure to mould in his family's home in Rochdale.

The key deadlines. Once a landlord becomes aware of damp or mould, a competent person must investigate within 10 working days. The tenant must then receive a written summary of the findings within 3 working days of the investigation finishing. If substantial damp or mould is found, repair work must begin within 5 working days of the investigation concluding.

Finishing the repairs. Social landlords must complete the work within 20 working days of starting it. Private landlords must finish within a reasonable time, as soon as reasonably practicable. Landlords are also expected to take sensible interim steps to limit the impact on the tenant while a permanent fix is arranged.

How this compares with England. In England, Awaab's Law currently applies only to social housing. Scotland has gone further by bringing private landlords in from day one.

Why it matters for investors. Our strategy is to buy below market value, often at auction, and refurbish before refinancing. Properties bought this way frequently need work, and damp is one of the most common problems. The refurb is the cheapest and easiest moment to deal with the causes, such as poor ventilation, failing gutters or rising damp, rather than waiting for a tenant to report it against a legal clock.

It also changes how you run a let. Response times are now part of compliance, so you need a clear way for tenants to report problems, a competent person you can get out quickly, and a record of every report, inspection and repair, with dates. If you use a letting agent, check they have a process that meets these timescales.

The takeaway. Fix damp properly during the refurb, budget for it in your numbers, and keep good records once tenants are in. Good landlords were already doing this. Now it is the law in Scotland.

Source: Scottish Government, Awaab's Law guidance for landlords in Scotland. This article is for general education only and is not legal advice. Check the official guidance or speak to a professional about your own properties.