Letting agents
Awaab's Law in Scotland: the letting agent's damp and mould workflow
General information, not legal advice. Last checked 30 Oct 2026. Sources are linked under each section.
From 6 October 2026, when a landlord in Scotland becomes aware of damp or mould, a competent person must investigate within 10 working days (counted from the next working day). The tenant must get a written summary within 3 working days of the investigation ending, and if substantial damp or mould is found, repairs must start within 5 working days. The duties fall on the landlord, but the agency usually runs the process, so this page sets out a workflow your team can follow.
The rules are in the Investigation and Commencement of Repair (Scotland) Regulations 2026, explained in the gov.scot guidance for landlords.
The timescales at a glance
| Step | Deadline | Clock starts | Source |
|---|---|---|---|
| Investigate (competent person) | 10 working days | Landlord becomes aware (counted from the next working day) | gov.scot guidance 2.5 |
| Written summary to tenant | 3 working days | Investigation concludes | gov.scot guidance 2.5 |
| Start repairs (if substantial) | 5 working days | Investigation concludes | gov.scot guidance 2.5 |
| Complete repairs (private) | As soon as reasonably practicable | Work starts | gov.scot guidance 2.5 |
| Can't investigate or start repairs in time, for a reason beyond the landlord's control (s14(9)) | Tell the tenant in writing: which duty, why, when. Not available for the written summary | — | gov.scot guidance 2.8; mygov.scot |
Who it applies to
Private rented homes covered by the Repairing Standard, plus social housing under the Right to Repair Scheme. The duty applies where the landlord is responsible for the part of the building and the repair.
Source: gov.scot guidance 2.1 to 2.4
When the clock starts
Awareness can come from a tenant report, a routine visit, a contractor or another source, not only a formal complaint. Log the date and source of every damp or mould mention, from any channel, the day it arrives.
Source: Propertymark summary of the guidance
A seven-step agency workflow
- Log the report. Who: whoever receives it. Record: date, source, property, photos, tenant contact details. Send: the acknowledgement template below.
- Tell the landlord the same day. Who: the property manager. Record: who instructs the investigation. Send: a written note to the landlord where the work isn't covered by your agreement (Code para 89).
- Book a competent investigator. Who: the property manager. Record: investigator name and date; diary the 10-working-day deadline.
- Tell the tenant the plan. Who: the property manager. Record: the date sent. Send: the planned action and likely timescale (Code para 91), using the "investigation booked" template.
- Send the written summary. Who: the property manager. Record: the date sent. Send: the summary within 3 working days of the investigation ending, with the cover note template.
- Start the work if substantial damp or mould is found. Who: the property manager and contractor. Record: the repair start date, within 5 working days. Send: progress updates, and report any delay with the reason as soon as possible (Code para 93), using the delay notice.
- Close the case. Who: the property manager. Record: the tenant's confirmation, and keep relevant records of the work (Code para 85).
Source: Letting Agent Code of Practice, section 5, paras 85, 89, 91 and 93
Message templates
Examples to adapt. The names are fictional.
Acknowledgement
Dear Ms Example, thank you for telling us about the mould in the bedroom at 1 Sample Street on 2 November. We have logged your report and told your landlord. We will arrange an inspection and write to you with the date.
Investigation booked
Dear Ms Example, an inspector will visit on 9 November between 10:00 and 12:00 to investigate the damp and mould. After the visit we will send you a written summary of what was found and what happens next.
Written summary cover note
Dear Ms Example, please find attached the written summary of the investigation carried out on 9 November. It sets out what was found and the work planned, with the expected start date.
Delay notice
Only for the investigate and start-repairs deadlines, and only where the reason is beyond the landlord's control (gov.scot guidance 2.8; regulation 14(9)). It can't extend the written summary deadline.
Dear Ms Example, we are sorry that we cannot start the repair within the required time. The reason, which is beyond your landlord's control, is that no suitable specialist contractor is available until 23 November. We expect to start the work on 23 November. In the meantime we will reduce the damp and mould as follows: a dehumidifier will be delivered on 16 November.
Records to keep
- Report date and source
- Every tenant and landlord message
- Investigator name and date
- Date the summary was sent
- Repair start date
- Delay notices, with reasons
Where agencies get caught out
Of the 280 letting-agent tribunal decisions that list the Code sections in issue, 194 (69%) cite Section 5, Management and maintenance, and 192 (69%) cite Section 7, Communications. This is our count, from the Housing and Property Chamber decisions index on 14 Oct 2026.
Source: Housing and Property Chamber, letting agents decisions
How Lorework helps
Lorework learns your team's processes, including your damp and mould procedure and templates, and shows the source behind what it prepares. Scheduled tasks handle follow-ups and updates on time, with a clear record of what was done and when. It reads, drafts and follows up in your email threads, and works over chat and SMS too. You can require approval before it writes or submits anything.
Questions
Does Awaab's Law apply to private landlords in Scotland?
Yes, from 6 October 2026, for homes under the Repairing Standard.
Source: gov.scot guidance 2.1 and 2.5
Are the timescales working days?
Yes: 10, 3 and 5 working days.
Source: gov.scot guidance 2.5
Is the letting agent or the landlord responsible?
The legal duty is the landlord's; agents running management should make sure their arrangements support it.
Source: mygov.scot; Propertymark
What if we can't get a contractor in time?
If a reason beyond the landlord's control means you can't investigate or start repairs in time, tell the tenant in writing which duty, why, and when you expect to comply, and reduce the damp or mould meanwhile. This doesn't apply to the written summary.
Source: gov.scot guidance 2.8; mygov.scot
How long do private landlords have to finish repairs?
As soon as reasonably practicable; social landlords have 20 working days.
Source: gov.scot guidance 2.5
Who counts as a competent person?
Someone the landlord reasonably believes has the skills and experience to judge it.
Source: gov.scot guidance 2.7
More for Scottish agencies: Lorework for letting agents in Scotland and all letting agent guides.