Awaab's Law in Scotland
Scotland has its own version, and in one important way it goes further than England's: it covers private landlords too.
A lot of Scottish tenants search for "Awaab's Law" and find English guidance that does not apply to them. To be clear about what is going on: Awaab's Law in England and Awaab's Law in Scotland are two separate pieces of law, made by two different governments, with different dates, different timescales and different coverage.
The Scottish rules are the Investigation and Commencement of Repair (Scotland) Regulations 2026, and they come into force on 6 October 2026.
The big difference: private renting is included
In England, Awaab's Law applies only to councils and housing associations. Private renters get nothing from it.
In Scotland, the rules apply to accommodation that falls under the Repairing Standard or the Right to Repair Scheme. That covers private rented homes as well as social housing, with some specific exemptions. So if you rent privately in Glasgow or Edinburgh, these timescales apply to your landlord. If you rent privately in Manchester or Birmingham, they do not.
The Scottish timescales
| Step | Deadline |
|---|---|
| Investigate after you report damp or mould | 10 working days |
| Give you the findings in writing | 3 working days after the investigation finishes |
| Start repairs, where substantial damp or mould is found | 5 working days |
| Finish the repairs, social landlord | 20 working days |
| Finish the repairs, private landlord | As soon as reasonably practicable |
The rules allow for circumstances outside a landlord's control. But they do not allow silence. A landlord who cannot meet a deadline has to tell you, give you a revised timeframe, and take reasonable steps in the meantime to limit the damp or mould. If you have simply heard nothing, that is not an exceptional circumstance, that is a breach.
If your landlord does not comply
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Put it in writing to your landlord
Email or letter, dated, describing the damp or mould and the rooms affected. Keep a copy. This is what starts the clock.
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Private landlord: apply to the Housing and Property Chamber
The First-tier Tribunal for Scotland (Housing and Property Chamber) deals with Repairing Standard cases. It is free to apply, you do not need a solicitor, and it can order your landlord to carry out work.
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Social landlord: complaints procedure, then the SPSO
Use your landlord's formal complaints procedure first. If that does not resolve it, the Scottish Public Services Ombudsman can investigate. Also free.
Note that the Housing Ombudsman for England has no jurisdiction in Scotland, and neither does the English Awaab's Law guidance. If a website or a company quotes you English deadlines for a Scottish property, they have not read the rules.
Common questions
Does Awaab’s Law apply in Scotland?
Yes, but it is a separate Scottish law, not the English one. It comes into force on 6 October 2026 under the Investigation and Commencement of Repair (Scotland) Regulations 2026.
Does it cover private landlords in Scotland?
Yes. The Scottish rules apply to accommodation covered by the Repairing Standard or the Right to Repair Scheme, which includes private rented homes as well as social housing. This is a significant difference from England, where private renters are not covered.
What are the Scottish timescales?
Investigate within 10 working days of being told about damp or mould. Give you written findings within 3 working days of finishing the investigation. Start repairs within 5 working days where substantial damp or mould is found. Social landlords must finish within 20 working days; private landlords must finish as soon as reasonably practicable.
What if my Scottish landlord ignores it?
For a private landlord or the Repairing Standard generally, you can apply to the First-tier Tribunal for Scotland (Housing and Property Chamber). For a social landlord, use their complaints procedure and then the Scottish Public Services Ombudsman. Both routes are free.