Tenants: what to do about damp and mould

If you rent your home in Scotland, damp and mould is your landlord's responsibility. Since 6 October 2026 they've had legal deadlines to deal with it.

We don't take enquiries from tenants and we don't pass tenants' details to contractors. This page explains your rights and where to go instead.

Last checked: 24 October 2026. General information, not legal advice.

Step 1: report it to your landlord in writing

Tell your landlord or letting agent as soon as you notice it, using their usual repairs route. Email is best because it gives you a dated record. Say where the damp or mould is, how long it's been there, and include photos.

Keep a note of every contact: dates, what was said, and any visits. That record matters if you need to take it further.

Step 2: know what your landlord must do

Under Scotland's version of Awaab's Law, which applies to both private and social landlords, your landlord must:

arrange for a competent person to investigate within 10 working days of becoming aware of the problem
give you a written summary of what they found within 3 working days of the investigation, including whether your home is substantially free from damp and mould
if substantial damp or mould is found, start repairs within 5 working days of the investigation
finish the repairs within 20 working days of starting if they're a council or housing association, or within a reasonable time if they're a private landlord

If they can't meet a deadline for reasons outside their control, they must write to you, explain why, give a new timescale, and take steps to reduce the problem meanwhile. You should let them in for the investigation and repairs at reasonable times.

These timescales apply to reports made on or after 6 October 2026. Problems reported before then should still be fixed within a reasonable time.

Step 3: if your landlord doesn't act

Private tenants

Make a formal complaint to the landlord or letting agent in writing, using their complaints procedure if they have one.
Contact your council. Councils have private housing or environmental health teams that can inspect and, in some cases, take action or help you go to the tribunal. Find your council on mygov.scot.
Apply to the First-tier Tribunal for Scotland (Housing and Property Chamber). It can order your landlord to carry out repairs to meet the Repairing Standard. It's free to apply and you don't need a solicitor, but you'll need written proof that you reported the problem. Find out more on the Housing and Property Chamber website.

Council and housing association tenants

Use your landlord's complaints procedure. Every social landlord in Scotland has a two-stage complaints process.
Go to the Scottish Public Services Ombudsman if you're still not satisfied once the process is finished. See spso.org.uk.
You can also contact your local councillor or MSP for support.

Where to get free advice

Shelter Scotland: damp and mould, including template letters
Citizens Advice Scotland
Scottish Government: Awaab's Law guidance for tenants

Things that help in the meantime

None of these move the responsibility onto you, but they can slow things down while you wait:

use the extractor fan when cooking and showering, and open a window if you can
wipe condensation off windows in the morning
keep furniture a little away from outside walls
keep vents and trickle vents open

If heating costs are a problem, your council or Home Energy Scotland may be able to help.

Send your landlord this page

Not every landlord has caught up with the new rules yet. Sending this page along with your report can save a lot of back and forth.

Their side is simple enough. Get someone competent round to look within 10 working days of hearing from you. Put what they found in writing for you within 3 working days of that visit. If there's substantial damp or mould, start the repairs within 5 working days. Private and social landlords have the same deadlines, and the clock runs whether or not they've read the guidance.

If your landlord needs someone to carry out the investigation, our page for landlords and letting agents explains what to ask for and can put them in touch with a local specialist. The full detail is in our Awaab's Law guide for landlords.

Common questions

Can my landlord evict me for complaining about damp?

No. Shelter Scotland advises that a landlord can't evict you for reporting repairs or asking for them to be done. If you're worried, get advice from Shelter Scotland or Citizens Advice Scotland.

My landlord says it's my fault for drying clothes indoors.

Your landlord still has to investigate the report. If the investigation decides lifestyle is part of the cause, the landlord should still check that ventilation and heating are adequate. Ask for the written summary, which you're entitled to within 3 working days of the investigation.

Can I stop paying rent until it's fixed?

Don't withhold rent without advice first, as it can put your tenancy at risk. You may be able to ask for a rent reduction while repairs are carried out. Shelter Scotland has guidance on this.

Why won't you give me a quote?

Because the repair is your landlord's responsibility and cost, not yours. Paying for it yourself can make it harder to get the landlord to deal with the cause.