From 6 October 2026, landlords in Scotland face new responsibilities around investigating and repairing damp and mould, with clear timescales for action. The duties come from the Investigation and Commencement of Repair (Scotland) Regulations 2026 - Scotland's implementation of Awaab's Law - which amend the Repairing Standard under the Housing (Scotland) Act 2006. Here is what changes and how to stay on the right side of it.
What is changing?
Scottish landlords have long been required to deal with damp and mould to meet the Repairing Standard and the Tolerable Standard. The 2026 Regulations go further by introducing fixed statutory timescales: once you become aware of a damp or mould issue you must complete an investigation within 10 working days, and where work is needed it must commence within 5 working days of the investigation completing. If those timescales cannot be met, you must set out the reasons and the expected timescale to the tenant in writing.
Your damp and mould checklist
- Respond to any tenant report of damp or mould promptly and in writing
- Investigate the cause, not just the symptom - ventilation, leaks, insulation
- Keep dated records and photographs of the issue and the remedy
- Carry out repairs within the required timescales
- Follow up to confirm the problem has not returned
Prevention is cheaper than cure
Most damp and mould issues trace back to ventilation, heating patterns or small unresolved leaks. Regular inspections catch these early, before they become a health issue for tenants or a costly repair for you.
How we handle it
For managed landlords, we log every report, coordinate the trades through our trusted network, and keep the paper trail that shows you acted properly and on time. That protects your tenant, your property and you.
Frequently asked questions
When do the new damp and mould rules start in Scotland?
The new responsibilities for investigating and repairing damp and mould apply from 6 October 2026, under the Investigation and Commencement of Repair (Scotland) Regulations 2026. Investigations must be completed within 10 working days, and required work must commence within 5 working days of the investigation completing.
What are landlords required to do about damp and mould?
Landlords must investigate reports of damp and mould, identify and address the underlying cause, and complete repairs within the required timescales, keeping clear records throughout.
This article is general information, not legal or financial advice. For guidance on your circumstances, get in touch.