Awaab’s Law in Scotland: What Scottish Landlords Need to Know

Preparing for the New Damp and Mould Regulations from 6 October 2026

By Johanna Wiseman, Associate

Awaab’s Law introduces mandatory timescales for investigating reports of damp and mould and carrying out any necessary remedial works. These changes will apply to private landlords in Scotland and are designed to ensure tenants live in safe, healthy homes.

What is Awaab’s Law?

Awaab’s Law is named after two-year-old Awaab Ishak, who tragically died in 2020 following prolonged exposure to mould in his family’s housing association home in Rochdale.

The legislation has been introduced to ensure landlords respond promptly to reports of damp and mould and take appropriate action to address any issues identified.

For tenants, the new regulations provide greater clarity regarding how quickly reports should be investigated and the action that should follow.

For landlords, the legislation introduces specific response times and places greater emphasis on accurate record-keeping, effective communication, and access to reliable contractors.

Private landlords in Scotland are already required to ensure their properties meet the Repairing Standard. However, Awaab’s Law goes further by introducing fixed and enforceable timescales, removing any uncertainty around what constitutes a “reasonable period” to investigate and address damp and mould concerns.

Key Timescales

Investigate within 10 Working Days

Any report of damp or mould must be investigated within 10 working days of the landlord becoming aware of the issue.

Investigations should be undertaken by a competent person, which may be a specialist contractor or the landlord/letting agent themselves where they possess the necessary knowledge, experience, and expertise.

Provide Written Findings within Three Working Days

Following completion of the investigation, the tenant must receive a written summary of the findings within three working days.

This communication should clearly outline:

• The cause of the issue (where identified)
• Any repairs or remedial action required
• Proposed next steps and timescales.

Commence Repairs within Five Working Days

Where substantial damp or mould is identified and remedial works are required, repairs must commence within five working days of the investigation concluding.

Where there are legitimate reasons why works cannot begin within this timeframe, landlords should:

• Inform the tenant in writing of the reason for the delay
• Provide a revised timetable for the works
• Take any reasonable interim measures to reduce the impact of the issue while permanent repairs are arranged.

Why It Matters

Failure to address damp and mould can have serious consequences for both tenants and landlords.

Damp and mould can significantly affect a tenant’s health and wellbeing, particularly for children, the elderly, and those with respiratory conditions. In addition, delays in responding to reports may expose landlords to legal and regulatory risks, even where repairs are eventually completed.

Increasingly, compliance will not simply be measured by whether an issue is resolved, but by how quickly and effectively a landlord responds.

Key Risks for Landlords

Failure to comply with Awaab’s Law may result in:

• Legal action or tribunal claims from tenants
• Increased scrutiny from regulators and enforcement bodies
• Compensation claims, particularly where a tenant’s health has been affected
• Reputational damage for landlords and letting agents
• Increased costs where minor issues develop into major repair projects.

Robust record-keeping will be critical. If a landlord cannot demonstrate that appropriate action was taken within the required timescales, they may be considered non-compliant, regardless of whether repairs were ultimately completed.

Damp and Mould Reporting: Everyone’s Responsibility

It is important to remember that responsibility for identifying damp and mould issues extends beyond the tenant.

Landlords should ensure that anyone attending a property on their behalf remains vigilant for signs of damp, mould, condensation, water ingress, leaks, or inadequate ventilation.

This includes:

• Letting agents
• Property managers
• Gas engineers
• Electricians
• Plumbers
• General contractors
• Surveyors and inspectors

If any of these individuals identify signs of damp or mould during a visit, they should report their findings immediately to the landlord or managing agent so that the matter can be investigated without delay.

Likewise, any observations made during routine landlord or managing agent inspections should trigger appropriate follow-up action.

Encouraging contractors and property professionals to report concerns, even where they fall outside the scope of their original instructions, can help landlords identify issues at an early stage and demonstrate a proactive approach to compliance.

Trusted Financial Management from Bell Ingram’s Client Accounting Team

Bell Ingram’s Client Accounting team has long been regarded as one of the quiet success stories within the business – a trusted partner delivering meticulous financial management to estates, farms and rural enterprises across Scotland and the North of England. Now, Head of Client Accounting, Johan McKenzie, is keen to spread the word further.

With demand growing for reliable, specialist bookkeeping and accounting support, Johan believes Bell Ingram is uniquely placed to help businesses looking for more than just a standard accountancy service.

Johan says: “We are passionate about helping rural businesses of all sizes who want the reassurance of top-quality bookkeeping, financial reporting and client accounting support from people who genuinely understand the rural sector.”

Bell Ingram’s Client Accounting department already works closely with a broad mix of private and commercial clients, managing finances efficiently and proactively while supporting colleagues involved in the day-to-day management of farms and estates.

What sets the team apart is its specialist understanding of rural businesses. Unlike generalist firms, Bell Ingram’s accountants work alongside land managers, estate agents, forestry specialists and utilities experts under one roof, giving clients access to joined-up advice and sector knowledge. The company itself has more than 100 professional staff across 10 offices throughout the UK.

Johan, a qualified accountant with extensive experience managing the financial affairs of diverse clients, leads a dedicated team based in Perth that includes accounts assistants and support staff focused on delivering a responsive and highly personal service.

The department’s services range from day-to-day bookkeeping and payroll support to VAT returns, management accounts and financial reporting. Bell Ingram also prepares and submits tax returns for individuals, partnerships, trusts and limited companies, while offering tailored advice on financial management plans designed specifically for rural enterprises.

“The demand for outsourced financial services has grown significantly in recent years as businesses look for expert support without the overheads of maintaining large in-house finance teams,” continues Johan. “Many clients are looking for a trusted finance partner who can provide everything from bookkeeping and VAT compliance to management accounting and financial reporting, while also understanding the commercial realities of rural and property businesses.”

However, Bell Ingram’s strength lies in combining those technical skills with an intimate understanding of land-based businesses and the challenges they face.

For clients, that means practical advice from professionals who understand seasonal cashflow pressures, estate administration, diversified income streams and the complexities of modern rural enterprises.

It also means peace of mind.

Bell Ingram operates robust client money handling procedures designed to safeguard and transparently manage client funds in line with professional standards and best practice.

For Johan and her team, the goal is simple: to become the trusted finance partner for businesses that value accuracy, reliability and personal service.

“In many cases, we become an extension of the client’s own business,” she adds. “We want people to know that whether they run a large estate, a farming enterprise or a growing rural business, we can provide the same high standard of financial support and attention to detail.”

For businesses looking to free up time, improve financial oversight and work with advisers who truly understand the rural economy, Bell Ingram’s Client Accounting team is ready to help.

Client Accounting Services at Bell Ingram

• Day-to-day bookkeeping
• Payroll services
• VAT returns and compliance
• Management accounts
• Financial reporting
• Preparation and submission of tax returns
• Accounts support for individuals, partnerships, trusts and limited companies
• Client account management
• Cashflow monitoring and financial administration
• Estate and farm financial management support
• Budgeting and financial planning
• Tailored financial management advice for rural businesses
• Management of client funds in line with professional standards
• Administrative support for estates and diversified rural enterprises
• Bespoke accounting support for farms, estates and property businesses

For more information onour Client Accounting Services click here. 

Contact Johan McKenzie on 01738 621 121, or email johan.mckenzie@bellingram.co.uk

Oban Estate Agent answers the Coastguard call

Bell Ingram is proud to support the local communities where we live and work, and our colleagues take this commitment extremely seriously.

None more so than Senior Associate Estate Agent Andrew Fuller from our Oban office, who has joined HM Coastguard as a volunteer coastguard after completing weeks of intensive training.

He is now part of the team on Mull which helps people who run into difficulty along the coastline as well as assisting with other land-based emergencies.

Andrew, who lives on Mull, says: “Ironically my first call-out didn’t involve a sea rescue. My team attended an incident at Ben More after reports of torches seen on the summit around midnight. It turned out to be a group of lads who decided to climb up to get a view of the aurora borealis. No injuries and they got down safe and sound without our help!”