Damp and mould in Scottish lets: the investigation, summary and repair deadlines

The law (in force 6 October 2026) says

Source: The Investigation and Commencement of Repair (Scotland) Regulations 2026, SSI 2026/173, on legislation.gov.uk, inserting new subsections into section 14 of the Housing (Scotland) Act 2006. Read 25 October 2026.

(6) The investigation must be completed within the period of 10 working days beginning with the day after the day on which the landlord is notified, or otherwise becomes aware, that the house is or may be affected by damp or mould (but see subsection (9)).

(7) The landlord must give the tenant a written summary of the results of the investigation within the period of 3 working days beginning with the day after the day on which the investigation is completed.

(8) If an investigation determines that relevant safety work is required in relation to the house, the landlord must ensure that the work is commenced within the period of 5 working days beginning with the day after the day on which the investigation is completed (but see subsection (9)).

(9) If, due to circumstances beyond the control of the landlord, the landlord is unable to comply with the duty imposed by subsection (6) or (8) within the period specified in the subsection in question (“the specified period”), the landlord must—

(a) give notice to the tenant specifying—

(i) that the landlord is unable to comply with the duty in question within the specified period, and the reason why, and

(ii) the period within which the landlord considers that the landlord will be able to comply with the duty,

(b) ensure that, until the landlord is able to comply with the duty, reasonable steps are taken where practicable to minimise the extent to which the house is affected by damp or mould.

The same page sets out the meaning of "working day" in subsection (11): "any day other than a Saturday, a Sunday or a day which, under the Banking and Financial Dealings Act 1971, is a bank holiday in Scotland".

The Scottish Government's Awaab's Law: guidance for landlords in Scotland is on gov.scot. The guidance includes an example written summary (Annex C) and a blank one (Annex D), free.

Notes

• If circumstances beyond your control stop you meeting the investigation or repair deadline, the law requires a notice to the tenant (subsection (9)).
• These Regulations contain no 24-hour emergency rule.
• The free Scottish Government guidance includes an example and a blank written summary.