Awaab's Law Scotland Timeline Calculator
Plan the damp and mould deadlines that apply to social and private landlords in Scotland from 6 October 2026. Enter the date the landlord became aware, then the investigation and repair dates as they happen.
Case details
A tenant report, a routine visit, another repair or a contractor can all make the landlord aware.
This starts the written summary and repair-start clocks.
This starts the 20 working day completion period for social landlords.
Each period begins the day after the event and skips weekends and Scottish bank holidays (GOV.UK list, to the end of 2028). If circumstances beyond the landlord's control stop a deadline being met, the landlord must tell the tenant why and when it will be met, and take reasonable steps to limit the damp or mould meanwhile. This tool is for planning only and is not legal advice.
Scope & sources
The Investigation and Commencement of Repair (Scotland) Regulations 2026 add "substantially free from damp and mould" to the Repairing Standard for private tenancies and add damp and mould duties to the Right to Repair Scheme for Scottish secure and short Scottish secure tenancies. They cover damp and mould only. They do not use England's emergency-hazard category or HHSRS, so use the England calculator for English social housing.
Social tenants can claim compensation if the investigation or the start of repairs is late: £15, plus £3 for each further working day, up to £100 for each duty. Private tenants can apply to the First-tier Tribunal for Scotland (Housing and Property Chamber), which must consider whether the landlord met these duties.
Sources reviewed 28 September 2026: The Investigation and Commencement of Repair (Scotland) Regulations 2026 (SSI 2026/173), Awaab's Law: guidance for landlords in Scotland, guidance for tenants and GOV.UK bank holidays (Scotland). See our Awaab's Law in Scotland guide and the investigation guide for surveyors.
Frequently asked questions
When does Awaab's Law start in Scotland?▾
The Investigation and Commencement of Repair (Scotland) Regulations 2026 come into force on 6 October 2026. The Scottish Government's tenant guidance says cases reported before 6 October 2026 are not subject to the Awaab's Law timeframes.
What are the Awaab's Law timescales in Scotland?▾
A competent person must complete an investigation within 10 working days of the landlord becoming aware of damp or mould. The tenant must get a written summary within 3 working days after the investigation. If substantial damp or mould is found, repair work must start within 5 working days after the investigation. Social landlords must then complete the repair within 20 working days; private landlords must complete it within a reasonable time.
Does the calculator skip Scottish bank holidays?▾
Yes. The Regulations define a working day as any day other than a Saturday, a Sunday or a bank holiday in Scotland, so the calculator skips the Scottish bank holidays published on GOV.UK, including St Andrew’s Day and 2 January. Local holidays are not bank holidays and are not skipped.
What if a deadline cannot be met?▾
If circumstances beyond the landlord’s control prevent the investigation or the start of repairs within the period, the landlord must tell the tenant which duty cannot be met and why, give a revised timeframe, and take reasonable steps where practicable to limit the damp or mould in the meantime.
Are you the housing association, not the surveyor?
DampApp Pro is built for the person carrying out the inspection. If instead you're the housing association or council itself — running Awaab's Law compliance across an entire stock, with statutory clocks, work orders, a central management portal and case-management integration (NEC, Civica, MRI, Aareon and more) rather than one report at a time — that's a different job, and it's what our sister platform HousingSurvey Pro is built for.
See HousingSurvey Pro for housing associations & councils →Investigate inside the 10 working days.
DampApp Pro™ records the rooms, readings and dated photos on site, works offline, and builds the investigation report on your device before you leave. With Pro, it also drafts a plain-English letter for the household that you edit into the written summary.
