Social housing standards in Scotland | Social Housing Contractors

Social landlords in Scotland must meet the Scottish Housing Quality Standard (SHQS), including an EICR at least every 5 years, and the tolerable standard's interlinked alarm rules. Since 6 October 2026, the Investigation and Commencement of Repair (Scotland) Regulations 2026 set timescales for investigating damp and mould and starting repairs, while the energy standard EESSH2 is under review.

Social landlords in Scotland work to the Scottish Housing Quality Standard (SHQS), the tolerable standard and, since 6 October 2026, the Investigation and Commencement of Repair (Scotland) Regulations 2026, which set damp and mould timescales. The Scottish Housing Regulator monitors performance through annual returns, and the energy standard EESSH2 is under review.

What does the SHQS require for electrical safety?

Under the SHQS, homes need an Electrical Installation Condition Report (EICR) at least every 5 years. The Scottish Housing Regulator treated homes without a valid EICR as SHQS fails (or "in abeyance") from the 2021/22 Annual Return on the Charter.

For works, this means a rolling EICR programme, prompt remedials and reports matched to each property record. See electrical remedial works.

What is happening to EESSH2 and the net zero standard?

The Energy Efficiency Standard for Social Housing post-2020 (EESSH2) is under review. Interim guidance for landlords was issued on 20 March 2026.

The Social Housing Net Zero Standard was consulted on from November 2023 to March 2024. Final decisions are expected by spring 2027, with the first reporting year to the Regulator from April 2028. Until then, treat its content as proposed, not decided, when planning retrofit. See whole-house retrofit.

What alarms does the tolerable standard require?

Since 1 February 2022, all homes in Scotland must have:

a smoke alarm in the main living room and in every hall or landing;
a heat alarm in the kitchen;
all of these alarms interlinked;
a CO alarm wherever there is a carbon-fuelled appliance or flue.

See smoke and CO alarms.

What do the Investigation and Commencement of Repair (Scotland) Regulations 2026 require?

The regulations (SSI 2026/173) were made on 24 March 2026 and came into force on 6 October 2026. They cover Scottish secure and short Scottish secure tenancies, and private residential tenancies.

Damp or mould must be investigated within 10 working days by a competent person.
The tenant gets a written summary within 3 working days.
Repairs must start within 5 working days.
Substantial damp and mould becomes a qualifying repair, with 20 working days to complete.
Where a qualifying repair is late, secure tenants are compensated £15 plus £3 a day, capped at £100.

The powers come from the Housing (Scotland) Acts of 2001 and 2006, as amended by the Housing (Scotland) Act 2025. These rules differ from England's Awaab's Law, so do not reuse English contract timescales unchanged. Compare the England standards.

What does the Scottish Housing Regulator expect?

Landlords submit the Annual Return on the Charter (ARC) each year and an Annual Assurance Statement by 31 October. The Regulator confirmed a 31 May ARC deadline for 2021; check its current timetable.

Contractor job data, such as repair completion times and EICR dates, feeds these returns, so agree in your contracts how and when it reaches you.

Which councils own housing, and which transferred it?

Six councils transferred their stock: Glasgow, Dumfries and Galloway, Scottish Borders, Argyll and Bute, Na h-Eileanan Siar and Inverclyde. In those areas, registered social landlords (housing associations) own the former council homes.

The other 26 keep their stock: Aberdeen City, Aberdeenshire, Angus, Clackmannanshire, Dundee City, East Ayrshire, East Dunbartonshire, East Lothian, East Renfrewshire, Edinburgh, Falkirk, Fife, Highland, Midlothian, Moray, North Ayrshire, North Lanarkshire, Orkney, Perth and Kinross, Renfrewshire, Shetland, South Ayrshire, South Lanarkshire, Stirling, West Dunbartonshire and West Lothian.

When do works need a building warrant?

Under section 8 of the Building (Scotland) Act 2003, building work, conversion or demolition needs a building warrant unless it is exempt under Schedule 3 of the Building (Scotland) Regulations 2004. The council acts as verifier, working without a required warrant is an offence, and a completion certificate follows the work. Allow time for warrants when planning programmes.

How are adaptations funded in Scotland?

Scotland has no Disabled Facilities Grant.

Housing association tenants: the Scottish Government funds adaptations by registered social landlords (often called "Stage 3"): £20.9m in 2025/26 and 2026/27, after £8.24m in 2024/25.
Council tenants: adaptations are funded from the Housing Revenue Account, with no contribution from the tenant.
Owners and private tenants: the Scheme of Assistance pays 80%, or 100% for people on certain benefits.

A review of the system is due to report in autumn 2026. See the adaptations funding guide.

What are the rules at a glance?

Rule	Applies to	Key requirement	Status
SHQS	Social landlords	EICR at least every 5 years	In force
EESSH2	Social landlords	Energy efficiency standard	Under review; interim guidance 20 March 2026
Social Housing Net Zero Standard	Social landlords	Not yet decided	Decisions expected by spring 2027
Tolerable standard alarms	All homes	Interlinked smoke and heat alarms; CO alarms	In force since 1 February 2022
Investigation and Commencement of Repair (Scotland) Regulations 2026	Scottish secure, short Scottish secure and private residential tenancies	Investigate damp and mould in 10 working days; start repairs in 5	In force since 6 October 2026
ARC and Annual Assurance Statement	Social landlords	Annual returns to the Regulator	Each year
Building warrant	Building work, conversion, demolition	Warrant before work unless exempt	In force
Adaptations funding	Tenants and owners	Route depends on tenure	Review due in autumn 2026

Check the current legislation or take advice for your own case.

How we help

We plan damp and mould, electrical, alarm and adaptations works around your timescales and policies, including the 2026 repair regulations, with dated records and photos for your returns. We confirm in writing, before appointment, who will carry out each measure and what certification they hold. Request a quote or contact us.

Common questions

Does Awaab's Law apply in Scotland?

No. Awaab's Law applies to England only. Scotland has its own Investigation and Commencement of Repair (Scotland) Regulations 2026, with a different scope and different timescales.

Do the 2026 repair regulations cover private landlords?

Yes. They cover private residential tenancies as well as Scottish secure and short Scottish secure tenancies.

Is there a Disabled Facilities Grant in Scotland?

No. Adaptations are funded by the Scottish Government for housing association homes, from the Housing Revenue Account for council tenants, and through the Scheme of Assistance for owners and private tenants.

Does the Procurement Act 2023 apply in Scotland?

No. The Act covers England, Wales and Northern Ireland. Check which Scottish procurement rules apply to each tender.

Sources

Checked 31 October 2026. This guide summarises the rules for planning purposes and is not legal advice; check the current legislation or take advice for your own case.

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Social housing standards in Scotland: SHQS, repairs and alarms