The Housing (Scotland) Bill

EPIC
Dec 2, 2025
3 min read

The Scottish property landscape is undergoing its most significant transformation in years. The Housing (Scotland) Bill, introduced in 2024, is now moving from proposal to law, bringing new regulations that will fundamentally change how rental properties are managed, maintained and valued.

Whilst the dates are stagged over the next 2-3 years, Awaab’s Law comes into place in Q1 2026 and demands immediate attention.

What the Housing (Scotland) Bill means for landlords

The Bill has three goals: enhance tenant rights, improve property standards and introduce a framework for local rent controls. The two main areas of focus for landlords are:

1. Condition and safety: strict new rules and deadlines for addressing health and safety issues, primarily damp and mould.

2. Financial strategy: the framework will eventually allow local authorities to cap rent increases (likely a maximum of 6% per year)

Although separate to The Bill, energy efficiency will be a priority as all rental properties from 2028 must have a minimum band of C. This is part of the government’s initiative to reduce emissions and reduce tenant energy costs.

Rollout of key legislation

2025/early 2026 – Rent Control Area (RCA) Framework

This marks the point that the Housing (Scotland) Bill 2025 officially becomes law. This establishes it as a legal mechanism and basic criteria under which a local authority can apply to designate a RCA. It’s worth noting that the framework is a legal tool, but until a local council uses it, no rent controls are active.

March 2026 – Awaab’s Law

The most immediate component of the Housing (Scotland) Bill is the introduction of Awaab’s Law. Named after a young child who tragically died due to prolonged exposure to mould in his rental home, this law introduces strict legal timeframes for landlords to investigate and fix health hazards. Landlords are legally required to investigate and promptly fix health hazards like damp and mould, meaning zero tolerance for neglect and the introduction of non-negotiable legal deadlines for repair work.

May 31 2027 – Local Authority Assessment

Local councils must complete their initial assessment of local rent conditions (mandatory before they can official propose a RCA) This must provide mandatory, evidence-based data demonstrating that local rents are rising excessively and housing is unaffordable.

2027 – 2028 – First functioning RCAs

Once a local authority has completed its assessment, proposed a RCA (and had it approved), rent increases within that designated area will be legally capped. The current proposal is to limit rent increases to a defined formula (TBC) with an absolute maximum increase of 6%.

2027 – 2028 (ongoing) – increased Tenant Rights

These rights mean that landlords will loose the ability to impose blanket “no pet” clauses or “unreasonably” refuse a request for a pet to live in the rental property. Tenants will also have greater rights to personalisation (eg, painting, installing shelving) without requiring permission.

2028 – EPC Band C requirement (NOT part of the Housing (Scotland) Bill)

Separate from the Housing Bill but equally important, legislation is coming to govern Energy Performance Certificate (EPC) ratings. All properties must be EPC Band C+ by 2028 for new tenancies and 2033 for all tenancies. There are a few exceptions for those that are not technically feasible.

With years of experience in the lettings market, our team at EPIC specialise in planning and executing the work needed to stay compliant. We conduct inspections, manage legislative checks and reports, have a network of qualified tradespeople and can project manage quotes, budgets, oversee the work and approve compliance.

For full peace of mind in 2026, stay proactive and contact us today.