While many measures will take time to come into force, others will affect landlords much sooner. As a landlord, understanding what’s changing – and when – will help you stay compliant and protect both your property portfolio and your rental income.
Below, we break down the key points of the Act, how the changes may affect you, and what you can do to prepare.
The Act introduces new legislation covering housing standards, rent controls, tenant rights, eviction procedures, and succession rules. Not all changes will be immediate, but once fully implemented, the Act will significantly influence how landlords manage their properties and tenancies.
One of the biggest early changes is the extension of Awaab’s Law to private rented homes, potentially later in 2026, placing a new legal responsibility on landlords to tackle damp and mould quickly and effectively. Rent controls, meanwhile, won’t be introduced until at least 2028, but landlords should still be aware of how the new Rent Control Area powers will work.
Originally introduced for social housing, Awaab’s Law will apply to private rented homes from a date to be confirmed. It will require landlords to investigate and resolve damp and mould hazards within legally binding timeframes. This change aims to protect tenants’ health and ensure homes meet modern safety standards.
For landlords, this means:
Rent controls are one of the most talked-about elements of the Housing Act, but they aren’t coming into force immediately. The Scottish Government has confirmed that rent controls aren’t expected until 2028. However, the groundwork will begin sooner as councils carry out assessments to identify potential Rent Control Areas (RCAs).
In an RCA, rent increases will be capped at:
Some exemptions apply, such as mid-market rent and purpose-built student accommodation.
Councils must complete their initial rent condition assessments by 31 May 2027, with further reviews every five years. While landlords can continue using existing rent rules for now, it’s wise to understand how RCAs may affect long-term rental strategies.
The Act will give tenants more flexibility over their homes, including the ability to request permission to keep pets, decorate or make minor changes to the property. Landlords must respond within 30 days, and if they don’t reply, the request will be deemed accepted. If a refusal is deemed unreasonable, tenants can challenge it at the First-tier Tribunal.
The ct will also update tenancy management rules:
These changes mean landlords should ensure communication, documentation and tenancy processes are well organised.
The eviction process will also change under the Act. The Tribunal must consider delaying an eviction based on both the landlord’s and tenant’s circumstances, including situations where eviction could cause homelessness or significant hardship.
Penalties for unlawful eviction have increased significantly – up to 36 times the monthly rent. The Tribunal must also notify the local authority or Police Scotland if unlawful eviction is found, and may apply a formal delay where appropriate.
Succession rules have been updated so that a family member must now have lived in the rental property for six months (previously 12) to take over a Private Residential Tenancy when a tenant dies.
Landlords should ensure they understand how this applies if they experience tenant bereavement situations.
Below is a clear timeline to help landlords prepare:
Even though some changes won’t apply for a few years, early preparation helps you avoid risk and maintain good relationships with tenants.
Practical steps to take
If you work with a professional letting agent, they can guide you through these changes and help keep you compliant as the rules evolve.
Will rent controls affect my current tenancy?
Not yet. Rent controls will only apply once RCAs are officially designated, which isn’t expected until 2028.
Do I need to allow pets?
You must consider the request and respond within 30 days, but you can refuse if you have a reasonable justification.
What happens if a joint tenant leaves?
Under the new rules, one joint tenant can end only their part of the agreement, and the tenancy continues for the remaining tenants.
How serious are the new damp and mould rules?
Very – landlords will have legal deadlines to investigate and fix damp or mould issues. Failing to act could lead to enforcement.
Do these changes apply across the UK?
No, the Housing (Scotland) Act 2025 applies only to Scotland. England, Wales and Northern Ireland have separate legislation.
If you’re a landlord and want support keeping your property compliant – or simply want expert guidance –get in touch with your local branch today. We’re here to help you stay ahead of the changes and protect your investment.
