Use cases

Check the Awaab's Law summary against the surveyor's notes

England. Flags a summary letter that drops a finding or work from the notes, lacks a timeframe or contact, or blames the tenant. It checks the letter only.

Ask for an inviteRead the use case

Try it on this example

Example · A summary that blames condensation and leaves out the gutter and fan repairs

Draft written summary to the tenant: Hollinsbrook Homes Property Services 16 September 2026 Ms D Fletcher Flat 6, Rowley Court Dear Ms Fletcher, Your recent inspection Thank you for letting our surveyor into your home on 14 September. What we found Our surveyor found condensation mould in the rear bedroom. Condensation mould is commonly caused by moisture from everyday activities such as drying clothes indoors, cooking without lids on pans and not opening windows, and it can usually be kept under control by heating and ventilating the home well. We have enclosed our leaflet 'Beating condensation', which has tips on reducing moisture. What we will do and when We will arrange for our contractor to carry out a mould wash in the bedroom, cleaning the walls with a treatment that kills the mould. We aim to start this within the next few weeks. Yours sincerely, Property Services Team

Surveyor's investigation notes

Job ref DM-20931. Investigation visit 14/09/2026, 10:15. Flat 6, Rowley Court (second floor, 2 bed). Reported: black mould in bedroom 2, back after mould wash in February. Found: - Bedroom 2, NE external wall and ceiling corner: black mould approx 1.5 m2, spreading from the ceiling corner down behind the cot. Damp meter readings high at skirting and at 1 m on the external wall. Internal walls dry. - External: gutter above bedroom 2 window blocked with vegetation and overflowing, water staining down the render below it. Likely cause of penetrating damp to the NE wall. - Bathroom extractor fan not working. No power at the isolator, fused spur may be faulty. - Trickle vents in bedroom 2 open. Heating on and working, bedroom 2 radiator warm. - Tenant has a baby, 8 months. Cot against the affected wall. Tenant says baby has had a cough for three weeks. Assessment: significant hazard, damp and mould, made worse by the baby sleeping next to the affected wall. Advised tenant to move the cot away from the wall for now. Recommend: 1. Clear gutter and check render. Urgent. 2. Mould wash and stain block to bedroom 2 once the wall has dried out. 3. Electrician to repair fused spur and replace bathroom extractor fan. 4. Temporary dehumidifier for bedroom 2 until works done. 5. Re-inspect in 6 weeks. Surveyor: J. Pickering
  1. What does the summary letter say the investigation found?Finding not stated100%
  2. Does the summary letter's account of the problem agree with the investigation notes?No94%
  3. Does the summary letter say which problem was investigated and where in the home it is?Yes95%
  4. What does the summary letter say will be done?Action described100%
  5. Does the summary letter give target times to begin and to complete the work?Partly given100%
  6. Does the summary letter cover every piece of work the investigation notes recommend?No90%
  7. Does the summary letter tell the tenant how to contact the landlord about it?No91%
  8. Does the summary letter put the damp or mould down to the tenant's everyday living?Yes95%
  9. Do the investigation notes say someone at higher risk lives in the home?Yes98%
  10. How easy is the letter for the tenant to follow?Some jargon53%
  11. What should happen to this summary letter before it is sent?Damp and mould lead reviews90%

These are real answers stored from one run on this example.

The prism behind it

Check the Awaab's Law summary against the surveyor's notes11 questions

Fields

  • Surveyor's investigation notes
  • Draft written summary to the tenant

Context

Rule set: England. Awaab's Law applies to social landlords in England. After investigating a potential hazard, the landlord must give the tenant a written summary of the findings within 3 working days of the investigation ending, unless all the work is finished within that time. Regulation 9 of the Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025 says the summary must include: - whether the investigation found a significant or emergency hazard, and which hazard; - if action is needed, what the action is, and a target time to begin it and to complete it; - if no action is needed, that no action is needed, and the reasons; - how to contact the landlord. The MHCLG guidance for social landlords says action includes temporary safety measures, a further investigation, safety work, preventative work and temporary alternative accommodation. The guidance also says it is unacceptable for a landlord to assume that damp and mould are caused by the tenant's lifestyle: everyday tasks such as cooking, bathing, washing and drying laundry make moisture in any home. Letter standards of Hollinsbrook Homes, a housing association: use the headings What we found, What we will do and when, and How to contact us. Name the rooms. Give each piece of work its own line with a target date to start and to finish. Plain words: no hazard scores, survey codes or trade terms without an explanation. Never describe the condition of the home as the tenant's fault. People at higher risk: babies and young children, pregnant women, older people, people with asthma or another breathing condition, a weakened immune system, a disability or a mental health condition. Go only on what the notes say. How the answers are used: the check runs when a surveyor submits the summary. A letter with a gap goes back to the surveyor, or to the damp and mould lead, before it is sent. The surveyor decides the finding and the work; these answers only compare the letter with the notes and the standards. The dates, the working-day clock and the legal time limits are checked by code. Nothing here says a letter meets the Regulations.

Questions

  1. What does the summary letter say the investigation found? Choice

    Read the summary letter only. Pick what it tells the tenant about whether a hazard was found. Describing a problem, such as mould, without saying whether it is a significant or emergency hazard does not state a finding.

    • Emergency hazard The letter says the investigation found an emergency hazard.
    • Significant hazard The letter says the investigation found a significant hazard.
    • No significant hazard The letter says no significant or emergency hazard was found.
    • Finding not stated The letter describes what the surveyor saw but never says whether a significant or emergency hazard was found.

  2. Does the summary letter's account of the problem agree with the investigation notes? Yes / No

    Compare what the letter says was found, and what caused it, with the investigation notes. Yes: The letter gives the same problem, cause and seriousness as the notes, and leaves out no risk the notes record. No: The letter leaves out, plays down or contradicts a risk, a cause or a level of seriousness the notes record, or states no finding at all.

  3. Does the summary letter say which problem was investigated and where in the home it is? Yes / No

    Read the summary letter only. Yes: The letter names the problem or hazard, such as damp and mould or a loose handrail, and the room or part of the home. No: The letter leaves out the problem or where it is.

  4. What does the summary letter say will be done? Choice

    Read the summary letter only. Pick what it says about work or other action, such as a repair, a treatment, a further investigation or somewhere else to stay.

    • Action described The letter says what work or other action will be taken.
    • No action, with reasons The letter says no action is needed and gives the reasons.
    • No action, no reasons The letter says no action is needed but gives no reasons.
    • Nothing stated The letter does not say whether any action will be taken.

  5. Does the summary letter give target times to begin and to complete the work? Choice

    Read the summary letter only. A date, or a number of days or weeks from the letter, counts as a target time. Code checks the times against the legal limits.

    • Begin and complete The letter gives a target time to begin the work and a target time to complete it.
    • Partly given The letter gives only a start or only a finish, gives times for only some of the work, or uses a vague time such as "soon" or "in the next few weeks".
    • None given The letter describes work but gives no time for it.
    • No work planned The letter says no action is needed, so no timeframe applies.

  6. Does the summary letter cover every piece of work the investigation notes recommend? Yes / No

    Take each piece of work, check or temporary measure the notes recommend, and look for it in the letter. Yes: Every piece of recommended work appears in the letter, or the notes recommend none. No: At least one piece of work the notes recommend is missing from the letter.

  7. Does the summary letter tell the tenant how to contact the landlord about it? Yes / No

    Read the summary letter only. Yes: The letter gives a phone number, email address, named contact or other clear way to contact the landlord about the findings or the work. No: The letter gives no way to contact the landlord about it. A sign-off with a team name only does not count.

  8. Does the summary letter put the damp or mould down to the tenant's everyday living? Yes / No

    Read the summary letter and the lifestyle paragraph in the context. Yes: The letter names or suggests everyday activities, such as drying clothes indoors, cooking, bathing, not heating or not opening windows, as the cause, or treats advice to the tenant as the fix. No: The letter does not put the problem down to how the tenant lives. Ventilation advice given alongside building work, without saying the tenant caused the problem, is No.

  9. Do the investigation notes say someone at higher risk lives in the home? Yes / No

    Read the investigation notes and the list of people at higher risk in the context. Go only on what the notes say, never on names. Yes: The notes say someone in the home is in one of these groups. No: The notes say nothing about anyone in the home being in one of these groups.

  10. How easy is the letter for the tenant to follow? Scale

    Judge the summary letter as a tenant with no building or survey knowledge would read it. Judge the words only; sentence length alone does not change the level.

    • Clear Everyday words; any trade term, score or code is explained.
    • Some jargon Mostly everyday words, with a few unexplained trade terms, scores or codes.
    • Hard to follow Survey language, hazard scores or codes throughout, mostly unexplained.

  11. What should happen to this summary letter before it is sent? Choice

    Judge the letter as a whole against the guidance, the letter standards and the investigation notes. The answer is a suggestion; the surveyor or the damp and mould lead decides. When more than one option fits, pick the one lowest in the list.

    • Send The letter states the finding, the action or the reasons for none, target times and a contact route, and agrees with the notes.
    • Back to the surveyor A part is missing or unclear that the surveyor can fix, such as the finding, a timeframe, a piece of work or the contact route.
    • Damp and mould lead reviews The letter plays down or contradicts the notes, or blames the tenant: the damp and mould lead reads it before it goes.

Lens columns

hazard_finding, hazard_finding_probability, finding_matches_notes, finding_matches_notes_probability, hazard_named, hazard_named_probability, action_stated, action_stated_probability, timeframe_given, timeframe_given_probability, recommended_work_covered, recommended_work_covered_probability, contact_given, contact_given_probability, blames_lifestyle, blames_lifestyle_probability, vulnerable_occupant, vulnerable_occupant_probability, plain_language, plain_language_average, send_decision, send_decision_probability

Run it on your own text

Add this prism in the app, change any question, and test it on a file of your own.

Ask for an invite