Inventory Bee | Your Property Inventory Specialists

Awaab's Law establishes legally binding deadlines for landlords to investigate, report on, and repair serious housing hazards - most notably damp and mould - within fixed, enforceable timescales. It is being introduced in phases, and differs between England and Scotland:

• England: Currently applies to the social rented sector only. Extension to the private rented sector is proposed via the Renters' Rights Act 2025 - consultation opened 9 October 2026, closing 18 December 2026.
• Scotland: Separate legislation - the Investigation and Commencement of Repair (Scotland) Regulations 2026 - came into force on 6 October 2026, applying to both private and social rented homes.

• Phase 1 - 27 October 2025 (In force): Applies to social housing landlords. Emergency hazards → action within 24 hours. Significant damp & mould → investigate within 10 working days; written summary to tenant within 3 working days; repairs begin within 5 working days.
• Phase 2 - 30 November 2026 (Upcoming): Extends to additional hazards: excess cold/heat, falls, structural collapse, fire, explosions, electrical hazards, hygiene & food safety.
• Phase 3 - 2027 (Proposed): Covers remaining HHSRS hazards. Private rented sector extension under consultation - no confirmed start date yet.

Propertymark has set out clear duties applying to all landlords and agents in Scotland when damp or mould is reported:

• Investigate: A competent person must inspect within 10 working days of becoming aware of the issue - not just from a formal complaint.
• Report: Written summary of findings to tenant within 3 working days of investigation concluding.
• Repair: Remedial work begins within 5 working days if substantial damp or mould is confirmed; completed as soon as reasonably practicable.
• Do not dismiss: Landlords cannot assume damp/mould is tenant-caused without proper investigation - everyday activities like cooking, washing and drying clothes are normal and expected.

Even where Awaab's Law deadlines do not yet legally apply, the direction of travel is clear - and existing duties under the Homes (Fitness for Human Habitation) Act 2018 and Section 11 of the Landlord & Tenant Act 1985 already require you to keep properties safe and in good repair. Here's how to prepare:

• Inspect thoroughly & proactively: Routine mid-term inspections must include damp and moisture checks. Do not wait for tenants to report problems.
• Evidence-grade documentation: Clear, dated photos and measurements of walls, ceilings, windows and bathrooms create an undisputed record of condition - essential if disputes arise.
• Robust record-keeping: Propertymark emphasises audit trails - dates of reports sent, investigations scheduled, and works authorised - will be critical to demonstrating compliance.
• Know your hazards: Be able to distinguish between condensation and penetrating damp; identify early signs of mould and address root causes - ventilation, insulation, heating and drainage.
• Prepare for PRS extension: The consultation closing 18 December 2026 will shape private-sector rules. Start aligning your processes with Awaab's Law timescales now so you are ready when commencement is announced.

At Inventory Bee, we build Awaab's Law awareness directly into every inspection - because compliance starts the moment condition is recorded:

• Targeted damp & moisture checks: We inspect high-risk areas - bathrooms, kitchens, corners, behind furniture, around windows - and record findings with precision.
• Date-stamped photographic evidence: Every concern is photographed, leaving no room for later disagreement.
• Clear, actionable reports: Our language is precise and factual - exactly what Propertymark and deposit schemes expect in a compliant record.
• Independent & impartial: As ARLA-qualified professionals, our records stand up in disputes - before and after Awaab's Law fully applies.
• Future-ready processes: Our inspection framework is designed to adapt immediately when private-sector commencement dates are confirmed - keeping you protected automatically.