The 10+5 rule: meeting the new regulations

If you’ve been keeping an eye on the Scottish property news lately, you’ll know about the new Investigation and Commencement of Repair (Scotland) Regulations 2026 – often called Awaab’s Law.

Introduced after the tragic death of two-year-old Awaab Ishak, who died because of damp and mould in his home, the law exists to protect the health of tenants living in rental properties.

Set to go live on 6^th October 2026, the new regulation means that once a tenant reports damp or mould, a landlord has:

• 10 working days to investigate: a quick, professional look at the issue

• 3 working days: once the investigation has been completed, a clear report (written) must be shared with the tenant

• 5 working days to start the fix: if the investigation identifies a hazard, getting the right export on-site to begin the remedial work must begin within those following five working days

In the world of traditional property management, finding a specialist contractor, getting a quote and starting a job within 15 days is often a logistical nightmare. Under Awaab’s Law, it is a statutory requirement.

The Scottish Government’s focus on the Right to an Adequate Home means that failing to meet these strict timelines can lead to significant compensation claims, rent repayment orders and reputational damage. If you are still managing your property via a "handyman who will get to it next week," your business model is now a liability.

At EPIC Property Services, we treat every maintenance task as asset protection. We’ve spent years building a trusted network of North East trades who understand that in 2026, speed is just as important as quality. When a report comes in, our process is:

1. Immediate triage: we handle the initial contact and documentation, ensuring the start date is logged correctly

2. Rapid investigation: our specialists will meet the 10-day investigation window and provide the legally required professional reports

3. EPIC guarantee: because we’re managing the project, we ensure that the ‘fix’ starts within the 5-day window, protecting you from legal exposure

We’re almost half with through the year, October is practically around the corner! If you are aware of any mild or potential damp or mould issues in your property, now is the time to fix them.

When you partner with EPIC, that "10 + 5" countdown isn't your burden to carry alone. As we manage a rapid response and have our network of local trades on speed-dial, we hit those markers naturally. We turn a potential Tribunal stressor into a seamless, documented success story.

Curious about how your portfolio measures up for 2026? Let’s have a coffee and a chat about making your compliance effortless.

Note: For more information on the specific Scottish statutory instruments, please refer to the Scottish Government's Housing and Social Justice Directorate.

01224 645 500 | epicpropertyservice@gmail.com | LinkedIn