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

Could Climate Change Drive More People North?

By Joanne Stennett, Senior Associate

For generations, warmer weather has been one of the attractions of living in the south of England. However, as summers become hotter and periods of extreme heat more frequent, the UK’s traditional north–south property divide may begin to shift.

The Met Office projects that UK summers will continue to become warmer, with the most severe increases in temperature expected across southern areas. Hotter summers bring practical concerns, including uncomfortable homes, pressure on water supplies and increased risks to health. Many properties in the south were designed to retain heat rather than remain cool during prolonged periods of high temperatures.

Against this background, Scotland’s cooler climate could become increasingly attractive. The Highlands and Islands offer lower average summer temperatures, more space and access to coast, woodland and open countryside. These qualities may carry greater weight as people consider not only where they want to live now, but where they will feel comfortable in 10, 20 or 30 years.

Changing working practices could support this movement. Remote and hybrid working have already reduced the need for some buyers to live close to large southern cities. Better digital connectivity in many rural communities means that relocating north is now a practical option for a wider range of people.

Affordability is another consideration. Although property values vary considerably across Scotland, buyers moving from London and the south-east can often acquire a larger house with more land for substantially less than they would pay in their existing area. Energy-efficient homes, private water supplies, productive land and scope for renewable energy may become increasingly desirable.

This does not mean that Scotland is protected from climate change. Wetter winters, flooding, coastal erosion, storms and pressure on infrastructure must all be considered carefully. Buyers should examine flood maps, water supplies, access, energy efficiency and the condition of rural roads and services before purchasing. An area’s long-term resilience is more important than temperature alone.

Nor is a sudden mass relocation north inevitable. Employment, family connections, schools, healthcare and transport will continue to influence where people settle. However, climate is likely to become a more prominent part of the decision-making process.

Even a gradual increase in demand could affect the Highland property market, particularly for well-connected rural homes, properties with land and houses designed for low-energy living. This could support values, but it may also place additional pressure on housing availability for established communities.

Climate resilience is becoming part of how people assess property. As southern England faces more frequent periods of extreme heat, Scotland’s relatively moderate summers may become a stronger selling point, and one more reason why some buyers choose to look north.

For more information on living and buying in the Scottish Highlands, click here. 

Thinking of selling? Contact Joanne Stennett on 01463 717799, or email enquiries@bellingram.co.uk

Bell Ingram remains a familiar face at Scotland’s leading agricultural show

By Andrew Fuller

In an age where property transactions can be initiated, managed and even completed online, it is easy to assume that technology has replaced the need for personal interaction. Virtual property tours, digital signatures, desktop valuations and instant communication tools have transformed the way buyers and sellers engage with the property market. Yet despite these advances, one thing remains irreplaceable – a genuine face-to-face conversation.

That is why Bell Ingram continues to support both national agricultural shows and local community events, such as the recent Salen Show on Mull. These gatherings are about far more than maintaining a presence. They are an opportunity to connect with the people and communities at the heart of rural Scotland.

The Salen Show is one of Mull’s most important annual events, bringing together farmers, crofters, landowners, local businesses, families and visitors. While it celebrates rural life and agriculture, it also provides a valuable space for informal conversations. Often, the most important discussions are the ones that happen unexpectedly. A casual chat over coffee can lead to questions about market trends, rural property values, land sales, succession planning and diversification opportunities.

These conversations matter because property decisions are rarely just financial transactions. For many people, a home is their largest asset. For farming families and landowners, a farm or estate often represents generations of hard work, heritage and personal investment. Decisions of this scale require trust, and trust is built through relationships rather than websites.

This year’s Salen Show was particularly special for Bell Ingram, with colleagues from across the business coming together to engage with visitors throughout the day. Mull-based Andrew Fuller and Oban local Mairi Kennedy were on hand to discuss the local property market and answer a wide range of questions from new and existing clients.

The event also marked a first visit to the Salen Show for Bell Ingram Marketing Manager Alison Lowson and Farm Management Consultant Richard Scrivener. For both, it was an opportunity to experience first-hand the strong sense of community that makes the event such an important date on the island calendar.
Their presence reflected the breadth of expertise Bell Ingram can offer, from property sales and legal services to farm management and strategic marketing support. More importantly, it allowed people to speak directly with specialists in an informal setting, reinforcing the firm’s commitment to being accessible and approachable.

Events like the Salen Show allow people to meet Bell Ingram’s team without the formality of arranging an appointment. Visitors may want to understand if now is a good time to sell, what buyers are looking for, or how local plot and land values are changing. Sometimes a straightforward, honest answer from someone with local market expertise is all that is needed to provide clarity. Being able to provide comparable knowledge is invaluable.

Bell Ingram’s strength lies not only in its national reach but also in its understanding of local markets. Every area has its own characteristics, and the property market on Mull differs from those in Perthshire, Aberdeenshire or the Borders. Understanding island life, ferry connections, tourism, farming and community dynamics is essential when providing meaningful advice. Equally important is knowing the people who live and work there.

Visibility within the community also creates familiarity and confidence. Bell Ingram’s presence at the Salen Show reinforces a simple message: we’re here when people need us. Whether someone is thinking about selling now, next year or five years from now, they are far more likely to remember a helpful conversation than a digital advertisement.

One of the most valuable services Bell Ingram can provide at shows is free, no-obligation advice. Not every discussion leads to an instruction, nor should it. Sometimes the best advice is to wait, take time to plan or consider alternative options. Honest guidance without a sales pitch is often the foundation of long-term relationships and trust.

Behind every house sale, farm transaction, plot appraisal and estate contract is a story. Understanding those stories requires listening, engaging and building relationships. While technology remains a powerful tool that Bell Ingram fully embraces, it works best when combined with personal connection rather than replacing it.

That is why Bell Ingram remains a familiar and welcome presence at shows across Scotland. It is an opportunity to support local communities, share expertise, listen to local concerns and build relationships that can last for years. Rural property is not just about houses, land values and transactions. It is about people, communities and the relationships that bring them together.

In an increasingly digital world, the most valuable connection is often still the simplest one: meeting someone in person.

To book a face-to-face meeting with our agency team, or for property related advice, please contact us on 01631 566122.

What’s Going on in the Scottish Property Market?

By Carl Warden, Partner, Head of Agency

Despite ongoing economic uncertainty, there remains a strong desire among buyers and sellers to move. While many people are understandably cautious, we are seeing a growing acceptance that buyers need to commit to the market before they can realistically secure their next property.

The cost of living continues to affect everyone, and when combined with volatility in the UK and global economy, confidence can be shaken. Events that have an immediate impact on day-to-day expenses, such as rising fuel and energy costs, often have a knock-on effect on the property market as people reassess their finances and future plans.

In our local market, many homeowners are focused on efficient tax planning and long-term financial decisions. As property is often their largest asset, it naturally plays a significant role in those considerations. This means decisions to move are often carefully thought through rather than taken lightly.

Seasonal factors also influence activity. Traditionally, colder weather and school holiday periods tend to be quieter times for the market, and this year has been no different. However, these lulls are often temporary. Buyers and sellers quickly refocus, keeping a close eye on new opportunities as they arise. The reality is that if the right property comes to market, interest can return almost immediately.

Transaction costs are another important consideration. Land and Buildings Transaction Tax (LBTT), Additional Dwelling Supplement charges on second homes, and various professional fees all contribute to the overall cost of moving. These expenses are carefully evaluated by buyers and can influence final decisions.

What remains constant is the public’s fascination with the property market. Property portals, social media, and online marketing make it easier than ever to monitor market activity, compare properties, and react quickly when something catches your eye.

Encouragingly, stock levels have increased across many estate agencies, giving buyers more choice and creating new opportunities for those considering a move. With a wider selection of properties available, now could be an excellent time to enter the market.

The key is to remain realistic. Be sensible when negotiating, understand the true value of your property, and maintain realistic expectations about market performance. Most importantly, seek advice from experienced property professionals who can provide accurate, up-to-date guidance on current market conditions.

While the Scottish property market continues to navigate economic challenges, demand remains very much alive. For buyers and sellers who are well-informed and prepared, there are still plenty of opportunities to achieve a successful move.

For more information on our property services, click here.

Ready-Built Homes vs Self-Build on Scotland’s West Coast

By Andrew Fuller, Senior Associate

For many buyers considering a move to Argyll and the Inner Hebrides, the decision often comes down to a simple question: build or buy? While purchasing a plot offers flexibility and the chance to create a bespoke home, the reality of construction costs on Scotland’s west coast increasingly makes ready-built homes an attractive and often more cost-effective option.

Across the UK, build costs typically range from around £1,800 to £3,500+ per m², depending on specification. On the west coast of Scotland, however, the figure frequently sits at the upper end of this bracket and, in some cases, beyond. In remote areas such as Mull, additional factors such as ferry transport, limited local labour, and complex ground conditions can increase costs further.

Using the recently quoted figure of £3,500 per m², the build cost only for a modest 150 m² home would be circa £525,000. This excludes the initial cost of the plot, planning fees, professional services, utilities, access works and contingency, costs that can easily add to the overall budget.

In contrast, purchasing an existing property offers certainty, speed, and often better value. A ready-built home allows immediate occupation or income generation, eliminating the 12–24-month build timeline and the associated risks of cost overruns and delays.

The current market on Mull highlights this clearly. Through Bell Ingram’s Oban office, a variety of properties are available at price points that compare favourably with build costs:

• Iona Cottage, a traditional three-bedroom cottage in Ardtun is available at around £275,000.
• A four-bedroom detached home with partial coastal views can be secured for approximately £380,000
• Larger family homes with panoramic coastal views, such as Kinelvadon View, are marketed at around £540,000
• Even substantial lifestyle opportunities, including crofts with multiple letting cottages, are available from around £695,000.

When compared directly to the cost of building a new 150 m² home, these examples demonstrate that buyers can often acquire a finished property, sometimes with land, outbuildings, or income potential, for a similar or lower price.

Buying a plot undoubtedly offers creative freedom, allowing purchasers to design a home tailored to their lifestyle. However, this comes with significant responsibilities: sourcing contractors, managing timelines, navigating planning, and absorbing unforeseen costs.

By contrast, a completed home provided price certainty, immediate occupation and established infrastructure and access.

There is no one-size-fits-all answer. For those with a clear vision, time, and appetite for risk, self-build remains an appealing route. However, in today’s market, particularly on Scotland’s west coast, the economics are increasingly compelling in favour of shortlisting existing properties.

With a wide range of homes currently available through Bell Ingram’s Oban office, many buyers are finding that their dream home offers not only financial value, but the opportunity to start enjoying the west coast lifestyle immediately.

For more information on our property services on the West Coast, click here.

It’s Not Just The Traitors Who Are Plotting…

If there’s one thing the west coast of Scotland does better than dramatic scenery and unpredictable weather, it’s inspiring people to dream big. Increasingly, those dreams begin with a simple patch of land. Across Argyll, Mull, Ulva and the wider Hebridean coast, interest in land and development plots is booming – and specialist firms such as Bell Ingram Oban are right at the heart of it.

While Scotland’s love of a good plot twist may be fuelled by television hits like The Traitors, the real plotting happening in the west is far more literal. Buyers are snapping up small serviced plots, lifestyle parcels and larger development-ready tracts for self-build homes, future projects, or as long-term investments to hold until the timing is right.

Few places have captured the public imagination quite like the Isle of Ulva. Once home to hundreds, Ulva’s population fell to just six residents before a landmark community buyout in 2018 marked a turning point. Interest has surged again thanks to Banjo Beale and Rohan Christopher, whose popular Banjo and Ro’s Grand Island Hotel follows their ambitious restoration of the historic Ulva House into a boutique hotel.

Filmed throughout 2025, the series shines a spotlight on Ulva’s character, logistical challenges and remarkable potential. With creativity, mishaps and sheer determination on display, the island is increasingly viewed not as a remote outpost, but as a place where bold ideas can take root – a narrative reinforced by community-led regeneration and renewed interest in settlement.

It is therefore no surprise that development land and plots on Ulva and across the surrounding region, marketed by Bell Ingram, are attracting heightened attention from buyers inspired by the island’s story.

Not everyone purchasing a plot intends to build immediately. A growing proportion of west coast buyers are securing land as part of a longer-term vision – waiting for finances, designs or life circumstances to align, or simply banking land for a future family project. One thing is certain: once you own a piece of the west coast, you have secured your place within one of the most beautiful landscapes in the world.

Bell Ingram continues to see strong demand for small lifestyle plots, ideal for self-build homes, holiday lets or future relocation, as well as larger parcels offering scope for multiple dwellings. These larger sites, often in scenic yet accessible locations, are particularly attractive to developers exploring opportunities for sustainable and affordable housing.

Beyond the recent media attention, the west coast’s enduring appeal lies in its blend of wilderness, heritage and strong communities. We are witnessing the benefits of renewed settlement through both private and community ownership models, with Ulva standing as a powerful example of what can be achieved when communities take control of their future and newcomers are inspired to play a part.

As Banjo jokes in the programme, “we’ve officially lost the plot”. In reality, however, many people are doing the opposite – finding their plot, and beginning their own west coast story.

For further information on plot and land sales across Argyll and the Highlands, please contact Andrew Fuller at Bell Ingram Oban.