Scotland’s private rented sector changed significantly on 6 October 2026. The Investigation and Commencement of Repair (Scotland) Regulations 2026 — Scotland’s equivalent of Awaab’s Law — came into force, placing strict new legal obligations on all private landlords across the country.
For landlords in Paisley, this is not a distant regulatory update. It is an immediate compliance requirement, and the consequences of falling short are serious.
If you own or manage rental property in PA1, PA2, or anywhere across Renfrewshire, here is exactly what you need to know.
What is Awaab’s Law and why does it apply to Paisley?
Awaab’s Law takes its name from Awaab Ishak, a two-year-old boy who died in 2020 as a result of prolonged exposure to severe mould in a social housing property. The legislation that followed in England applied initially to social housing providers. Scotland has now gone further.
The Scottish regulations cover social landlords and private accommodation subject to the Repairing Standard, including most private residential tenancies. Paisley landlords should check how the duties apply to their property rather than assuming they cover only PRT agreements.
Paisley’s housing stock makes this particularly relevant. The town’s PA1 and PA2 postcodes contain a high concentration of older sandstone tenements and Victorian-era properties — building types that are disproportionately susceptible to penetrating damp, rising damp, and condensation. Properties along Causeyside Street, around the Seedhill area, and throughout the West End’s traditional tenement streets are exactly the kind of stock this legislation was designed to protect.
The three core obligations you must know
The regulations introduce three clear, time-bound duties. There is no ambiguity in the timescales, and ignorance of the law is not a defence.
1. Investigate within 10 working days
Once a landlord becomes aware of possible damp or mould, the investigation must be conducted within 10 working days. The requirement is not merely to book or begin an inspection within that period.
The trigger point is awareness, not a formal complaint. If you visit a property in Foxbar or Gallowhill and notice signs of moisture or mould during a routine check, the clock starts there and then.
2. Provide a written summary within 3 working days of completing the investigation
Once the investigation is complete, landlords must provide the tenant with a written summary of findings within 3 working days. This summary must clearly set out what was found, the cause where identifiable, and what action will be taken.
Clear, documented communication is now a legal requirement — not simply good practice.
3. Commence necessary repairs within 5 working days of the investigation concluding
If the investigation identifies substantial damp or mould requiring repair, work must commence within five working days after the day the investigation concludes. The deadline does not run from the written summary. Private landlords must then complete the repairs within a reasonable period; the guidance also sets out the procedure for exceptional circumstances outside a landlord’s control.
For landlords without an established, responsive maintenance network, meeting this deadline consistently will be genuinely challenging.
The financial risk of non-compliance
Enforcement sits with the First-tier Tribunal for Scotland (Housing and Property Chamber), which has the authority to impose significant sanctions on non-compliant landlords.
From October 2026, wrongful termination payments under the PRT framework increase to between three and 36 times the relevant monthly sum. Where the rent is below £840, the statutory calculation uses £840. This separate sanction concerns wrongful termination, rather than automatically applying to every damp and mould breach.
The message from the Scottish Government is clear: compliance is not optional, and the penalties for falling short are growing.
How Martin & Co Paisley helps landlords stay compliant
Meeting these new timescales requires more than good intentions. It requires systems, relationships with reliable contractors, and the capacity to respond quickly — including outside standard working hours.
At Martin & Co Paisley, our managed service is built precisely for this. With over 30 years of experience in residential lettings and a deep understanding of the Scottish regulatory landscape, we help landlords across Paisley and Renfrewshire navigate exactly these kinds of compliance obligations — without the stress.
24/7 Repairs and maintenance support
Our managed landlords benefit from round-the-clock repairs and property maintenance support. When a damp or mould issue is reported — at any time of day — our team can act immediately. We work with trusted, vetted local contractors who understand the urgency that the new regulations demand.
For properties in older tenement buildings around Paisley town centre, the Canal Street area, or the sandstone terraces of Ralston and Elderslie, having a maintenance network that can respond within the required timeframes is no longer a convenience — it is a legal necessity.
Documented processes that protect you
Our team handles investigation coordination, written summaries, and repair scheduling as part of our managed service. Every step is documented, timestamped, and stored — giving you a clear audit trail should any matter ever reach the First-tier Tribunal.
Local knowledge, national expertise
Martin & Co Paisley’s dedicated local team understands the specific challenges of managing older property stock in this area. We manage properties across PA1 and PA2 regularly, and we know the building types, the common issues, and the contractors best placed to resolve them quickly.
Nationally, Martin & Co manages more than 41,000 properties across our network and lets 370 new properties every week. That scale means we have the systems, the experience, and the supplier relationships to deliver the responsiveness these new regulations require.
What landlords should do right now
If you are a landlord in Paisley, there are practical steps you should take immediately.
Review inspection reports and promptly investigate any damp or mould concern. Arrange a contractor who can commence necessary repairs within five working days after the investigation concludes, provide the written summary within three working days, and keep records of each stage. Review whether your management arrangements can meet the duties and respond to urgent risks.
If you are already with Martin & Co Paisley on a managed basis, these obligations are being handled on your behalf. If you are not yet managed, now is the right time to have that conversation.
Speak to Martin & Co Paisley today
Scotland’s new damp and mould regulations represent one of the most significant compliance shifts for private landlords in recent years. The timescales are tight, the documentation requirements are real, and the penalties for non-compliance are meaningful.
Martin & Co Paisley is here to make this straightforward. Our team of lettings experts — many of whom are landlords themselves — will walk you through exactly what these changes mean for your property and your obligations, and show you how our managed service takes the complexity off your plate entirely.
Get in touch with your local Martin & Co Paisley team today for a no-obligation conversation about how we can help you stay compliant and protect your investment. You can also book a free rental valuation to understand what your property could achieve in the current Paisley market.
We are here to simplify your property journey — without any fuss.
