How to Report Damp, Mould or a Hazard to Your Landlord Under Awaab’s Law
A practical, step-by-step guide to reporting a hazard so it counts: how to put it in writing, what to include, what to keep, and what the landlord must then do.
Who does this apply to?
The practical steps below help any renter report a hazard well. But Awaab’s Law’s statutory deadlines (investigate, make safe, and so on) currently apply to social housing tenants in England — people who rent from a council or a housing association. If you rent from a private landlord, still report the problem in writing, but the Awaab’s Law clocks do not yet apply to you: report a serious hazard to your council’s environmental health team, and get free, independent advice from Citizens Advice or Shelter about your options.
Why put your report in writing?
Report it in writing — by email or letter — so you have a dated record of what you told your landlord and when. You do not have to use any special form or portal; a plain email is fine. The reason writing matters is practical: under Awaab’s Law the landlord’s duties begin once it becomes aware of the problem, and a dated written report is the clearest possible proof of when that happened. (For the formal position on how you are entitled to report, see What is Awaab’s Law?)
If you have already reported the problem only by phone or in person, it is worth following up in writing now so the record is unambiguous.
What should I put in the report?
Keep it clear and factual. A good report includes:
- the property address (and your tenancy or reference number if you have one);
- which rooms or areas are affected;
- when it started and how long it has been going on;
- dated photos or video of the damp, mould or hazard;
- the health impact — and in particular any vulnerable occupants, such as children, elderly residents, or anyone with a respiratory condition; and
- a clear, dated request asking the landlord to investigate and fix the problem.
You do not need legal language. If you would rather start from a ready-made template, our template letters guide gives you wording you can adapt.
What should I keep?
Keep everything, dated. Specifically:
- Dated copies of everything you send and receive — emails, letters, texts.
- A simple log of phone calls, visits and any missed appointments — date, time, who you spoke to, and what was said.
- The landlord’s replies, including any reference number it gives you.
This is the evidence that makes every later step — chasing the landlord, the Housing Ombudsman, the council, or a court — far easier.
What happens next?
Once a social landlord in England is aware of the problem, Awaab’s Law sets a sequence of deadlines. In outline:
- Investigation — within 10 working days of the landlord becoming aware (regulation 6). If it is an emergency hazard, the home must be made safe within 24 hours (regulation 5).
- Written summary — within 3 working days, counted from the day after the day on which the investigation is completed (regulation 9): a written account of what was found and what will be done.
- Make safe — within 5 working days for a significant hazard, counted from the day after the day on which the investigation is completed (regulation 11).
- Preventative work — begin within 5 working days by default (regulation 13(2)), counted from the day after the day on which the investigation is completed; only where that is not reasonably practicable does a 12-week (84-day) backstop apply (regulation 13(3)(b)).
That is the short version — for the full detail, the worked examples, and what to do about a problem you first reported before Awaab’s Law began, see the timescales guide.
What if it’s urgent, or the landlord ignores me?
If the hazard is an emergency — a serious, immediate risk to health or safety — see the 24-hour emergency rule. If the home cannot be made safe in time, your landlord may have to arrange temporary rehousing. And if your landlord misses the deadlines or ignores you, see your legal options — the Housing Ombudsman, the council, and the courts.