Scotland · Awaab's Law In force 6 October 2026 10 · 3 · 5 working-day duties
Attester
For Scottish letting agents & property managers

The damp & mould write-up, done before you leave the property.

Attester turns your inspection photos into a reviewed, dated record and a tenant-ready written summary — in cautious, observation-only wording, branded as yours. The admin that used to take an evening takes about five minutes.

Get early access → See a sample record

// Built in Dundee for the October 2026 rules.
// Not selling yet — testing with local agents.

Tay Lettings
REF AT-9423
26 OCT 2026
observation only · no cause stated
DATEDRECORD
Tenant summary

Dear Ms Brown,

Following the report received on 16 Oct, an inspection was carried out at 19 Riverside Court. The following visible observations were recorded…

Site photos → Objective observations → You review & sign off → Record + tenant summary
The admin nobody enjoys

You already do this work. By hand.

After every damp or mould visit there's a write-up — and from October 2026, a written summary owed to the tenant in working days. Attester does the boring first draft so you don't sit down to a blank document.

After a damp visit today
  • Download the photos and work out which is which
  • Write up each issue in a Word doc or email
  • Word it carefully so you don't imply cause or blame
  • Draft a separate summary for the tenant
  • Keep half an eye on the 3-working-day clock
30–45 minutesper inspection, per person
After a damp visit with Attester
  • Photos go in on-site, from your phone
  • Observations are drafted for you — location, surface, severity
  • Wording stays neutral by design — you can't fat-finger blame in
  • Tenant summary is generated from the same record
  • An indicative deadline is worked out for you
About 5 minutesreview, sign off, send

That's roughly half an hour back on every damp or mould visit. If your team does ten a month, Attester aims to hand back close to a full working day — time currently spent typing, not letting.

How it works

Photographs in. A finished write-up out.

The whole thing happens on your phone, standing in the property — no app to install, nothing to take back to the office. Open Attester in your browser, walk the rooms, and the record and tenant summary are done before you've locked up.

// 01
📷

Capture, on-site

Photograph each issue on your phone as you walk the property — straight from the browser, room by room. No app, no cables, no waiting until you're back at a desk.

// 02
⚙︎

Drafted for you

Each photo is read into plain, objective observations — location, surface, severity. Never a cause, never blame. The blank-document part is just gone.

// 03
✎

You review

Check and edit every line on the spot, then sign it off. You are the author of the record — the draft only saves you the typing, it never decides anything.

// 04
✓

Issue & send

Out comes a dated, branded PDF record and a tenant-ready written summary — ready to email from your phone before you've left the doorstep.

See exactly what you'd send

The record and the tenant summary.

This is a sample for a fictional property. The wording, the dated stamp, and the tenant letter are produced exactly like this — branded as your agency.

↓ Download sample record (PDF) ↓ Download tenant summary (PDF)
Tay Lettings Ltd
inspections@taylettings.co.uk
Damp & mould inspection record
19 Riverside Court, Dundee
RefAT-9423
Date26 Oct 2026
InspectorD. Mylse
Inspection summary
4 photos included
4 visible observations recorded
0 marked low confidence
Main observed: surface discolouration · plaster deterioration · dark surface spotting · visible water staining
01
Damp staining above bathroom splashback
Wall above tiled splashback, adjacent to sink and mirror, bathroom

Observed surface discolouration and water staining on the painted wall surface above the tiled splashback, adjacent to the sink and mirror. Extent recorded as moderate (a band of discolouration and tide-mark staining above the tile line, with peeling of the paint surface). Review recommended.

surface: painted wallseverity: moderateconfidence: medium
02
Dark mould spotting at skirting board corner
Wall corner and skirting board junction at floor level

Observed dark surface spotting on the painted wall surface and skirting board at the corner junction at floor level. Extent recorded as notable (dark spotting across the lower wall and skirting surfaces on both faces meeting at the corner). Review recommended.

surface: painted wallseverity: notableconfidence: high
DATEDRECORD · AT-9423✓

This record documents visible observations only. It does not determine the cause of damp or mould, assign responsibility, assess compliance with any regulation, or replace inspection by a competent person.

Made with Attester

Dear Ms Brown,

Following the damp and mould report received on 16 October 2026, an inspection was carried out on 26 October 2026 at 19 Riverside Court, Dundee.

The inspection recorded the following visible observations:

  • Wall above tiled splashback, adjacent to sink and mirror, bathroom: surface discolouration and water staining
  • Wall surface, mid-height, adjacent to doorway: plaster deterioration
  • Wall corner and skirting board junction at floor level: dark surface spotting
  • Window reveal and adjacent wall corner, interior: visible water staining

This summary documents visible observations only. It does not determine the cause of any damp or mould, assign responsibility, or assess compliance. A dated inspection record including the photographs is attached for your reference.

We expect to provide this written summary within 3 working days of completing the investigation (indicatively around 29 October 2026).

If you have any questions, please get in touch using the contact details below.

Kind regards,
David Mylse
Tay Lettings Ltd
inspections@taylettings.co.uk

Drafted from visible observations only — reviewed and issued by the inspector.

Why now — the 10 · 3 · 5 clock

From 6 October 2026, the clock starts at the report.

Scotland's new duties set three working-day deadlines once you're aware of a damp or mould report. Attester's record and tenant summary are built to support the first two.

10
working days
Investigate
Investigate the damp or mould, using a competent person, within 10 working days of becoming aware.
3
working days
Write to the tenant
Provide the tenant a written summary of the investigation within 3 working days of completing it.
5
working days
Begin any repairs
Where required repairs are identified, begin them within 5 working days of the investigation having taken place.
Free tool

Scotland damp & mould deadline calculator

Enter the date a report came in and it counts the working days for you — skipping weekends and Scottish bank holidays.

Investigate by10 working days from the report
— select a date —
Written summary to tenant by3 working days after investigation
— add completion date —
Commence any repairs by5 working days after investigation
— add completion date —

Indicative only, for planning. Working days exclude weekends and Scottish bank holidays. Not legal advice.

Based on Scottish Government published timescales for the Investigation and Commencement of Repair (Scotland) Regulations 2026.

Email me these deadlines + the Scotland damp & mould checklist

Built to stay in its lane

A record you can stand behind. Not a verdict you can't.

The reason this is safe to send is that it never strays past what the photo shows. That's a feature, not a limitation.

Attester does

  • Draft objective, observation-only wording you review and edit
  • Produce a dated, branded record and a tenant-ready summary
  • Work out the indicative working-day deadlines for you
  • Capture on your phone, in the browser — no app to install

Attester never

  • Diagnoses the cause of damp or mould
  • Suggests the tenant is to blame
  • Tells you whether you've met a legal duty
  • Replaces inspection by a competent person

Test it on a real inspection before launch.

Looking for 3 Scottish letting agents or property managers to try Attester on one real damp or mould visit. Leave your email and I'll send a sample record, the tenant summary, and early access — built in Dundee, ahead of the October rules.

// No spam. A sample, the checklist, and the launch. Unsubscribe any time.