A patch of black mould behind a wardrobe or beads of water running down a window can look like a simple household problem.
Sometimes it is ordinary condensation that can be reduced through better airflow, sensible heating and managing moisture. Sometimes the real cause is a leaking pipe, failed sealant, damaged roof, blocked gutter, defective extractor fan, cold bridge or water entering through an Edinburgh tenement’s stonework.
And sometimes several things are happening at once.
That is why tenants should not be expected to diagnose the problem before reporting it and landlords should not assume every mould report is caused by how somebody lives in the property.
The correct first step is simple: report the issue early, provide useful information and allow the property to be investigated. Clan Gordon tenants can report damp, mould and maintenance concerns through FixFlo.
From October 6 2026, Awaab’s Law will introduce defined timescales for Scottish private and social landlords to investigate reports of damp and mould, provide written findings and begin required repairs.
Condensation, damp and mould are not the same thing
The words are often used interchangeably but they describe different parts of the problem. The appearance alone does not always identify the cause, so a proper inspection may be needed.
| Term | What you may notice | Possible causes |
|---|---|---|
| Condensation | Water droplets on windows, mirrors, cold walls or behind furniture; mould in corners or around window reveals. | Warm moisture-laden air meeting a cold surface; poor or defective ventilation; inadequate or uneven heating; low surface temperatures; limited airflow. |
| Penetrating damp | Localised damp patches, staining, peeling paint or worsening after rain. | Defective roof coverings, gutters, external walls, stonework, windows, pointing or shared building components. |
| Rising damp | Moisture and staining beginning low on ground-floor or basement walls, sometimes with salts or damaged plaster. | Moisture moving upwards through the building fabric. This requires professional diagnosis and is less common than condensation. |
| Plumbing or appliance leak | Sudden wet patches, staining below a bathroom or kitchen, damp near pipework or water appearing after an appliance is used. | Leaking pipes, waste connections, failed seals, shower trays, baths, washing machines or a neighbouring property. |
| Mould | Black, green, grey or white growth; musty smell; recurring spots after cleaning. | Persistent moisture from condensation, leaks, water ingress or another unresolved source. Mould is a symptom, not the diagnosis. |
The Scottish Government’s Repairing Standard guidance recognises that condensation can be linked to inadequate heating, ventilation, insulation or defects in the property. Tenant behaviour may sometimes contribute but it should not be assumed before the building and its systems have been considered.
Why damp and mould should be taken seriously
Damp and mould are not simply cosmetic. According to NHS inform, exposure can be associated with respiratory problems, infections, allergies and asthma and may also affect the immune system.
Babies, children, older people and those with respiratory conditions, skin problems or weakened immune systems can be more sensitive.
That does not mean every small patch is an immediate medical emergency. It does mean persistent or spreading damp and mould should be reported and investigated rather than repeatedly wiped away and forgotten.
If you are worried that damp or mould is affecting your health, seek advice from your GP, pharmacist or NHS 24. Call 999 for a life-threatening emergency.
What tenants should report
You do not need to decide whether the issue is condensation, penetrating damp or a plumbing leak before contacting Clan Gordon.
Please report:
- Visible mould, even if the area is currently small but keeps returning.
- Damp patches, staining, bubbling paint or peeling wallpaper.
- Water droplets that persist despite normal use of heating and ventilation.
- A musty smell, especially inside cupboards or behind furniture.
- Water entering around windows, ceilings, walls or floors.
- A leaking pipe, shower, bath, appliance or seal.
- An extractor fan, vent, heating system or window that is not working properly.
- Damage that becomes worse during or after rain.
- Any health or vulnerability information you are comfortable sharing that may affect the urgency of the response.
What information helps us investigate
Use FixFlo so the report is time-stamped, recorded and sent to the appropriate team.
Include:
- The room and exact location of the problem.
- When you first noticed it.
- Whether it is new, spreading or recurring.
- Whether it appears after rain, bathing, cooking, laundry or use of an appliance.
- Whether there is visible water, staining, peeling decoration or a musty smell.
- Whether heating, hot water, ventilation or a window is not working.
- Clear photographs or a short video.
- Any recent repair or building work that may be relevant.
Clear information speeds up the response
A useful report does not need to be technical. “Black mould beside the bedroom window, first noticed last week, returning after wiping, extractor and heating working, photographs attached” is far more helpful than “the flat is damp”.
What happens after you report damp or mould?
The exact response depends on the information provided and the apparent level of risk, but the process should normally include the following stages.
The date, description, photographs and contact details are logged so the issue can be tracked.
A serious leak, electrical risk, major water ingress or significant health concern may need a faster response than a small patch of surface mould.
Clan Gordon may need to inspect the property, appoint a contractor or arrange specialist investigation. Tenants should provide reasonable access and tell the team promptly if a proposed appointment is not possible.
The inspection may consider heating, ventilation, extraction, plumbing, windows, external walls, roofs, gutters, insulation and patterns of moisture.
The landlord and tenant should receive clear information about what has been identified, what work or practical measures are required and what happens next.
Where a property defect is involved, the landlord is responsible for progressing the repair. Where no defect is identified, the landlord or agent should still provide appropriate, property-specific guidance rather than simply closing the report.
A follow-up may be needed to check that the repair or agreed measures have resolved the moisture source and that mould has not returned.
How Awaab’s Law changes the response from October 6 2026
Scotland’s first Awaab’s Law regulations apply to private and social landlords from October 6 2026. Read Clan Gordon’s full Awaab’s Law guide for Edinburgh landlords and tenants for the wider legal and practical detail.
Once a landlord becomes aware of a report of damp or mould, the new rules require:
| Required action | Timescale |
|---|---|
| Investigation by a competent person | Within 10 working days of the landlord becoming aware of the report |
| Written summary of the investigation findings | Provided to the tenant or representative within 3 working days of the investigation concluding |
| Beginning required repair work where substantial damp or mould is identified | Within 5 working days of the investigation concluding |
For private landlords, the five-working-day deadline is to begin the required repair. Complex work may take longer to complete, but it must then be completed as soon as reasonably practicable.
Where circumstances genuinely outside the landlord’s control prevent a deadline being met, the tenant should be told in writing why there is a delay and what the revised timescale is expected to be.
Awaab’s Law adds a clear clock and written record to repair duties that Scottish private landlords already have under the Repairing Standard.
Who is responsible for what?
The landlord or letting agent should
- take reports seriously and record them clearly;
- arrange an appropriate investigation rather than relying on assumptions;
- maintain the structure, exterior, heating, ventilation, plumbing and landlord-provided installations where these fall within the Repairing Standard;
- act on defects and retain evidence of inspections and remedial work;
- keep the tenant informed, including where a factor, neighbouring owner or specialist contractor is involved;
- provide practical advice where the investigation does not identify a building defect;
- follow the Awaab’s Law timescales once they come into force.
The tenant should
- report damp, mould, leaks and defective heating or ventilation promptly;
- provide accurate information and photographs where possible;
- allow reasonable access for inspections and repairs;
- use extractor fans, vents, windows and heating systems reasonably where they are available and working;
- avoid blocking permanent vents or damaging the property;
- follow tailored advice provided after the property has been assessed;
- report if the issue returns after treatment or repair.
A tenant should not be expected to compensate for a leaking roof, defective extractor, failed window, inadequate fixed heating or another building problem simply by keeping the heating on continuously or leaving windows open all day.
Equally, where the property is sound and normal household moisture is contributing to condensation, practical changes by the occupants may form part of the solution. The aim is not to win an argument about blame. It is to remove the source of moisture and prevent the problem returning.
Safe steps tenants can take while the issue is being investigated
The following steps may help reduce everyday condensation, provided they are safe and practical in your home:
- use working extractor fans during cooking and bathing and leave them running for the recommended period afterwards;
- keep trickle vents and other permanent ventilation open and unobstructed;
- close kitchen and bathroom doors while producing steam, where this does not prevent safe ventilation;
- dry laundry in the most ventilated space available and avoid placing wet clothes directly on radiators;
- keep a small gap between furniture and cold external walls where space allows;
- wipe away light surface condensation from windows and sills;
- use the fixed heating reasonably and consistently where affordable, rather than heating only one room intensely;
- report broken extractors, windows, vents or heating controls rather than trying to work around them indefinitely.
These are supportive measures, not a substitute for investigating persistent damp or mould.
Do not disturb or attempt to remove a large area of mould if you are unsure it is safe. NHS inform guidance says professional removal may be needed in some cases, particularly where the area is extensive or occupants are vulnerable.
What not to do
- Do not ignore recurring mould because it has been wiped away before.
- Do not paint over damp or mould without identifying and resolving the cause.
- Do not remove, cover or permanently close ventilation.
- Do not dismantle heating, electrical or plumbing systems.
- Do not wait until check-out to mention a problem that has been developing during the tenancy.
- Do not assume a neighbour, factor or contractor has already told Clan Gordon.
What if the problem comes from a shared Edinburgh tenement repair?
Many Edinburgh rental homes are in traditional tenements where roofs, gutters, stonework, drainage, external walls and common areas may be jointly owned.
A damp patch inside one flat may therefore originate from a common part of the building or from another property.
The tenant should still report the issue to Clan Gordon rather than trying to organise a shared repair with neighbouring owners.
The landlord or agent should investigate the effect on the rented home, involve the factor or other owners where necessary, keep records and tell the tenant what is happening. Shared ownership can make the final repair more complex, but it does not justify leaving the tenant without information or action.
Once published, link this section to Clan Gordon’s Tenement Repairs In Edinburgh guide. Verify the final live URL before publication.
Access for an inspection or repair
For a Private Residential Tenancy, the landlord or letting agent normally needs the tenant’s permission and at least 48 hours’ notice before entering for an inspection or repair, unless there is an emergency. Read more in Clan Gordon’s Tenant Rights And Responsibilities guide or the official access guidance.
A tenant can agree to an earlier appointment. If the proposed time is not possible, reply promptly and offer reasonable alternatives so the investigation is not delayed.
What if the problem is not resolved?
Start by contacting the Clan Gordon Property Management team and include the original FixFlo reference, dates, photographs and details of what has happened since the first report.
Keep copies of reports, messages and access arrangements.
If a private landlord does not carry out work needed to meet the Repairing Standard after being notified, a tenant can apply to the First-tier Tribunal for Scotland Housing and Property Chamber. There is no fee to apply, and the Tribunal can inspect the property and issue a Repairing Standard Enforcement Order.
Mygov.scot explains the evidence a tenant may need, including the tenancy agreement, repair correspondence and photographs.
How Clan Gordon supports tenants and landlords
Clan Gordon uses FixFlo to record repair reports and supporting photographs, helping the Property Management team assess the issue and appoint the right contractor.
Managed properties are also inspected within the first six weeks of a tenancy and then at six-month intervals. These visits include checks for signs of damp, deteriorating sealant, cracked grout and window issues. You can read more on our existing tenants page.
Where damp or mould is reported, the priority is to understand the cause, protect the people living in the home and prevent avoidable damage to the property.
That means clear reporting, proper investigation, written communication and timely action. It also means giving useful guidance when the property is sound, without treating generic condensation advice as a substitute for repairs.
Report damp, mould or water ingress now
If you are a Clan Gordon tenant and have noticed damp, mould, water ingress or recurring condensation, report it through FixFlo rather than waiting for the next inspection.
If you are an Edinburgh landlord looking for professional inspections, maintenance management and clear tenant communication, learn more about Clan Gordon’s property management service or contact our team.
Because wiping away the mould may remove the mark. Finding and resolving the cause is what stops it coming back.
This article provides general information and is not a substitute for legal, technical or medical advice. It was last reviewed on September 18 2026.
Frequently asked questions
Is condensation the same as damp or mould?
No. Condensation is moisture that forms when warm, humid air meets a colder surface. Damp can also be caused by leaks, penetrating water or other building defects. Mould is growth encouraged by persistent moisture. An inspection may be needed to identify the underlying cause.
Should I report a small patch of mould?
Yes, especially if it returns after cleaning, spreads, appears alongside staining or a musty smell, or is affecting someone who may be more vulnerable. Early reporting makes it easier to investigate before the issue becomes more serious.
Can a landlord simply say the mould is caused by the tenant?
The way a home is heated, ventilated and used may sometimes contribute to condensation, but this should not be assumed. Scottish Government guidance recognises that condensation can also result from inadequate heating, ventilation, insulation or building defects. The property and its systems should be considered before conclusions are reached.
How should Clan Gordon tenants report damp or mould?
Use the Clan Gordon FixFlo system. Include the location, date first noticed, whether it is spreading or recurring, any connection with rain or use of appliances, and photographs or video. Use the office number for an urgent issue during office hours.
What is Awaab’s Law?
Awaab’s Law is the name given to new Scottish regulations introducing response times for damp and mould reports. From 6 October 2026, private and social landlords must arrange an investigation within ten working days, provide a written summary within three working days of the investigation concluding and begin required repairs within five working days where substantial damp or mould is identified.
Do all damp and mould repairs have to be finished within five working days?
No. For private landlords, the five-working-day requirement is to begin the required repair. The work must then be completed as soon as reasonably practicable. Complex work involving a roof, stonework, another owner or specialist contractor may take longer, but the tenant should be kept informed.
What if the damp is caused by a shared tenement roof or wall?
The tenant should still report it to the landlord or letting agent. The landlord or agent may need to involve a property factor, neighbouring owners or specialist contractors. Shared ownership can affect how quickly the full repair is completed, but the issue should still be investigated, recorded and progressed.
Can the landlord or agent enter to inspect damp or mould?
For a Private Residential Tenancy, the landlord or agent normally needs the tenant’s permission and at least 48 hours’ notice, unless there is an emergency. The tenant can agree to an earlier appointment and should provide reasonable access for the investigation and repair.
Should I remove mould myself?
Light surface mould may sometimes be cleaned safely, but only after the source of moisture is understood and where the area is small. Do not disturb a large area, use products you are unsure about or attempt removal if a vulnerable person may be exposed. NHS inform says professional removal may be needed in some cases.
Will opening windows and turning on the heating solve the problem?
Ventilation and reasonable heating can help reduce everyday condensation, but they will not repair a leaking pipe, defective extractor, damaged roof, failed window or inadequate insulation. Persistent or recurring problems should be reported and investigated.
What can I do if the problem is not resolved?
Contact Clan Gordon with the original FixFlo reference and any updated evidence. If a private landlord fails to complete work needed to meet the Repairing Standard after being notified, the tenant can apply to the First-tier Tribunal for Scotland Housing and Property Chamber. There is no fee to apply.
About Clan Gordon
Clan Gordon is a family-owned, multi-award-winning Edinburgh letting agency specialising exclusively in residential lettings and property management.
Since 2008, our qualified team has helped landlords and tenants manage every stage of a tenancy, from property preparation and tenant selection to compliance, inspections, repairs and day-to-day communication.
Clan Gordon is registered on the Scottish Letting Agent Register under LARN1806018. Clan Gordon tenants can report maintenance through FixFlo. Edinburgh landlords can learn more about our property management service or contact the team on 0131 555 4444.