Awaab’s Law: A new era for rented housing in Scotland
The new Scottish Government has confirmed that from March 2026 it will bring Awaab’s Law into force across all rented accommodation — social and private.
That means landlords (both local authorities / housing associations and private landlords) will be legally required to address serious damp and mould — and potentially other hazardous disrepair — within fixed timescales.
This is a major step forward. The law is named after the tragic case of Awaab Ishak — and reflects a commitment to ensure that no tenant in Scotland faces dangerous housing conditions that risk their health.
But while the law sets the framework, much depends on how LAs and private landlords implement it. Below are examples of what’s already happening on the ground — and what more may be needed.
What Awaab’s Law will require (initial focus) — and the pathway ahead
The first phase targets “significant” damp and mould hazards, and emergency hazards, establishing strict timeframes for investigation and repair. ([UK Parliament][3])
The legislation builds on existing standards such as the “tolerable standard” (homes must be substantially free from rising or penetrating damp). ([Scottish Parliament][4])
In 2026 and beyond, the law is expected to expand to cover a broader range of disrepair hazards — potentially including excess cold/heat, structural, fire, electrical and hygiene risks. ([Local Government Lawyer][5])
For the private rented sector (PRS), the new requirements — once finalised — may mirror those for social landlords, though the details are still being developed and landlords await clarity.
In other words: while 2026 marks the starting line, the full ambition is for a long-term upgrade to safety and habitability standards.
On the ground: how Scottish LAs and landlords are responding now
Examples from local authorities
Moray Council recently acknowledged “an increase in dampness and mould” across its social housing stock. In response, it has committed to mitigation measures — including substantial investment (£16.7 million) in improvements to energy efficiency, insulation and safety standards. ([northern-scot.co.uk][7])
Data from 2024–25 shows a 38% rise in damp and mould complaints in homes managed by Highland Council, with tenants lodging 2,429 complaints since 2022. The rise is attributed in part to greater awareness and encouragement for tenants to report issues. ([RossShire Journal][8])
Several councils have revised their approach: rather than blaming tenants’ lifestyles (e.g. heating / ventilation use), housing teams now focus on root causes such as poor insulation, leaks or structural issues. For instance, East Dunbartonshire Council has published a “Damp, Mould & Condensation Management Policy” which explicitly avoids “blame the tenant” language, emphasises prompt remediation, improved reporting, and preventive measures. ([eastdunbarton.gov.uk][9])
In cities such as Edinburgh, the local authority has set up a dedicated “Damp and Mould Team” as part of its 2025–2030 Housing Strategy — recognising that social housing had historically higher rates of damp/condensation than other tenures. ([The City of Edinburgh Council][10])
Leading landlords and private sector engagement
Ahead of the full roll-out in March 2026, industry players such as ARC Building Solutions have urged both private and social landlords to act now — investing in insulation, moisture control, cavity barriers, and professional retrofit works to address damp at source, not just surface mould removal. ([Scottish Housing News][11])
Broad sector guidance such as the briefing paper “Putting Safety First” — produced by the national housing regulator and housing associations — sets out a proactive, systematic approach: regular inspections, root-cause analysis, appropriate ventilation/heating, and data-driven monitoring — rather than treating damp/mould as a “tenant lifestyle” issue. ([Scottish Parliament][6])
These early interventions suggest that many landlords are now investing in structural and environmental solutions (insulation, heating upgrades, moisture control) — rather than short-term cosmetic fixes.
Challenges & Risks: why the law matters — but why action must be real
Despite growing activity, recent reporting highlights some serious enduring risks:
Councils have admitted that in many areas a significant proportion of their housing stock remains below national safety standards: some homes fail energy-efficiency or electrical safety criteria, alongside damp/mould issues. For example, Moray Council noted that nearly a third of its homes fall short of energy-efficiency or electrical-safety standards. ([northern-scot.co.uk][7])
A recent sector survey warned of a skills gap among landlords and contractors: many social housing providers historically used unqualified contractors, relied on temporary “mould washes,” or failed to tackle root causes — resulting in recurring damp/mould problems. ([Property News Desk][12])
Without proper investment in ventilation, insulation, heating and long-term moisture control, damp and mould can quickly re-emerge — meaning timeframes alone won’t guarantee lasting safety. ([home-safe.org.uk][13])
In short: while legal deadlines for remediation are vital, they must be accompanied by real investment and structural improvements if Awaab’s Law is to deliver lasting change.
What the change means for tenants, landlords — and Scotland’s housing future
For tenants: the new law gives stronger rights. Reporting damp or mould must trigger professional inspection and remedial action within defined timescales. Repeat complaints, structural issues or serious hazards should no longer be dismissed or ignored.
For landlords (social or private): now is the time to audit housing stock, identify damp / mould hazards — and plan remedial work (insulation, heating, ventilation, moisture control) rather than rely on temporary fixes. Proactive retrofit and maintenance programmes will likely prove the most effective long-term solution.
For Scotland’s housing sector: Awaab’s Law represents a commitment to raise the baseline standard of rented housing — not just reactive repairs, but systematic prevention of disrepair. If implemented properly, it could lead to healthier homes, fewer health risks, lower energy costs, and — over time — fewer vacancies and greater tenant satisfaction.
Moreover, this change comes within a broader reform context: the new Housing (Scotland) Bill 2025 already introduces expanded powers for Government, including long-term rent controls, homelessness prevention, and — crucially — the regulation of housing quality in both social and private sectors. ([Scottish Government][1])
Conclusion: A vital turning point — but only if landlords rise to the challenge
The announcement that Awaab’s Law will be extended across Scotland’s rented housing from March 2026 marks a watershed moment for housing standards. It’s a long-overdue recognition that damp, mould and disrepair aren’t minor inconveniences — they are serious health and safety issues that disproportionately affect low-income renters.
Already, many councils and landlords are moving — investing in retrofit, insulation, improved reporting systems, and dedicated damp & mould teams. But the success of Awaab’s Law will depend on scale, consistency and real structural change— not just ticking a compliance box.
At Techousing, we believe this is a welcome opportunity for landlords, tenants and local authorities to collaborate — to build a rented sector in Scotland where every home is safe, warm, and dignified.
* [socialhousing.co.uk](https://www.socialhousing.co.uk/news/scottish-government-plans-to-introduce-awaabs-law-91117)
* [idealhome.co.uk](https://www.idealhome.co.uk/house-manual/owning-renting/what-is-awaabs-law?)
* [idealhome.co.uk](https://www.idealhome.co.uk/house-manual/owning-renting/what-is-awaabs-law?)
[1]: https://www.gov.scot/news/preventing-homelessness-and-improving-housing-standards/ "Preventing homelessness and improving housing standards - gov.scot"
[2]: https://www.gov.scot/news/awaabs-law-to-come-to-scotland/ "Awaab’s Law to come to Scotland - gov.scot"
[3]: https://questions-statements.parliament.uk/written-statements/detail/2025-02-06/hlws419? "Written statements - Written questions, answers and statements - UK Parliament"
[4]: https://www.parliament.scot/chamber-and-committees/official-report/search-what-was-said-in-parliament/meeting-of-parliament-04-09-2025?iob=141273&meeting=16549& "Meeting of the Parliament: 04/09/2025 | Scottish Parliament Website"
[5]: https://localgovernmentlawyer.co.uk/sharpeedge/804-sharpeedge-housing/60237-government-statement-provides-update-on-awaab-s-law? "Government statement provides update on Awaab’s Law"
[6]: https://www.parliament.scot/~/media/committ/10108/PublicPaper1 "LGHP/S6/25/9/1"
[7]: https://www.northern-scot.co.uk/news/damp-and-mould-worsening-across-moray-s-council-houses-391831/ "Moray Council social housing hit by mould, dampness and safety concerns"
[8]: https://www.ross-shirejournal.co.uk/news/council-tenants-suffer-mould-and-damp-as-complaints-rise-by-417825/ "Highland Council homes see a 38% increase in mould and damp complaints but repair numbers fall"
[9]: https://www.eastdunbarton.gov.uk/services/a-z-of-services/housing-properties/council-housing-tenants/damp-mould-condensation-management-policy/ "Damp, Mould & Condensation Management Policy - East Dunbartonshire Council"
[10]: https://www.edinburgh.gov.uk/downloads/file/37781/local-housing-strategy-2025-2030 "Edinburgh’s Local Housing Strategy"
[11]: https://www.scottishhousingnews.com/articles/arc-building-solutions-urges-scottish-landlords-to-act-ahead-of-housing-bill "ARC Building Solutions urges landlords to act ahead of Housing Bill | Scottish Housing News"
[12]: https://propertynewsdesk.co.uk/2025/09/24/lack-of-landlord-training-could-leave-tenants-across-scotland-vulnerable-to-mould/ "Lack of landlord training could leave tenants across Scotland vulnerable to mould - UK Property Newsdesk"
[13]: https://home-safe.org.uk/news/2023/scottish-housing-bodies-collaborate-to-publish-new-advice-briefing-on-dealing-with-damp-and-mould-in-rented-homes "Scottish housing bodies collaborate to publish new advice briefing on dealing with damp and mould in rented homes | Selective Licensing | Additional Licensing | HMO Licensing | Private Rented Sector | Local Authority Licensing Support | The Home Safe Scheme | Delivery Partner | Home Safe Scheme"