What landlords need to do
From 6 October 2026, where you become aware of potential damp or mould in a property for which you are responsible, you must:
- investigate within 10 working days. The investigation must be carried out by a competent person with the necessary skills and experience to assess whether the property is substantially free from damp and mould and whether repairs are required
- provide the tenant with a written summary within 3 working days of the investigation concluding. This should clearly set out the findings and any action that will be taken
- commence required repair work within 5 working days of the investigation concluding, where substantial damp or mould is identified
- As a private landlord, ensure the necessary repair work is completed as soon as reasonably practicable
- As far as reasonably practicable, ensure the property continues to be substantially free from damp and mould, including addressing the underlying cause to help prevent the problem recurring
These are maximum statutory timescales. Landlords should continue to deal with repairs as quickly as possible, and where another legal requirement requires quicker action, the shorter timescale applies.
When do the timescales start
The timescales start when a landlord becomes aware of a potential damp or mould issues. This does not have to result from a formal report by the tenant. For example, you could become aware during a property inspection, through a contractor or letting agent, or while attending to another repair.
Landlords must not assume that damp or mould is caused by the tenant's behaviour or dismiss a report on that basis. Reports should be properly investigated so that the cause can be established.
What if you cannot meet a timescale
Where circumstances beyond your control prevent you from meeting one of the statutory timescales, you must notify the tenant, explain the reason for the delay and provide a revised timeframe. You must also take reasonable steps, where practicable, to minimise the damp or mould while the issue remains outstanding.
Landlords are strongly encouraged to maintain clear records of reports, inspections, communications, repairs and any circumstances that prevent compliance with the required timescales.
Enforcement
Private tenants who consider that their landlord has not met the Repairing Standard can apply to the First-tier Tribunal for Scotland (Housing and Property Chamber). In considering whether repairs have been completed within a reasonable time, the Tribunal will consider compliance with the Awaab's Law timescales.
Preparing for 6 October
We recommend that landlords and letting agents review their arrangements now to ensure that:
- tenants know how to report damp and mould
- reports can be identified and acted upon promptly
- access to a suitably competent person can be arranged within the required timeframe
- appropriate systems are in place for recording investigations, decisions and communications
- arrangements with contractors allow repairs to begin promptly; and
- tenants receive the required written summary following an investigation
Guidance has been published to help understand the changes: