If your home is unsafe, the way you report it matters. Awaab’s Law introduced legally binding response times for social landlords in England (councils and housing associations), so a clear, written hazard report can help start the clock and cut down the “we didn’t know” excuses.
This guide shows you how to report hazards properly, what to include, and gives you a copy/paste template letter.
It’s also worth remembering how common these issues are: the English Housing Survey estimates around 1.3 million households were living in damp homes in 2023–24.
Check if Awaab’s Law applies to you (and when the clock starts)
Awaab’s Law applies to the social rented sector in England (mainly council and housing association tenants). It came into force from 27 October 2025 and Phase 1 covers emergency hazards and significant damp and mould risks.
When does it start? In practice, you want a paper trail showing the landlord became aware on a specific date/time (your email/letter, reference number, and photos help).
If you’re a private renter, Awaab’s Law timelines don’t apply in the same way — but the reporting method below still helps you build evidence for complaints, Environmental Health involvement, and potential disrepair action.
If the hazard existed before 27 October 2025, guidance for social housing explains you may need to report it again for Awaab’s Law duties to trigger (unless something materially changed).
For legal support on tenant disrepair issues, start here: Housing disrepair services.
The key Awaab’s Law timelines you’re trying to trigger
From the tenant guidance, the headline timelines are:
- Emergency hazards: investigated and made safe within 24 hours.
- Significant damp and mould hazards (risk of harm): investigated within 10 working days, then made safe within 5 working days after the investigation finishes.
- If it can’t be made safe in time, the landlord should offer suitable alternative accommodation until it is safe.
- Landlords must also provide a written update/summary within a short timeframe after inspection (guidance references 3 working days).
If you want a deeper damp/mould-specific breakdown, read: Damp & mould under Awaab’s Law: investigation standards, interim measures, and decanting.
Before you report: build a simple “evidence pack” (15 minutes)
You don’t need anything fancy. You just need clear proof that:
- there’s a hazard, and
- it’s affecting your health/safety or day-to-day living.
Gather:
- Photos and short videos (include wide shots + close-ups; show water staining, blown plaster, black mould, leaks, broken electrics, missing smoke alarm, insecure door/window).
- Dates: screenshot your phone’s photo details, or email the photos to yourself with the date in the subject line.
- A 7-day diary: “bathroom ceiling leaking”, “child coughing at night”, “couldn’t use bedroom”, etc.
- Any vulnerable household details (baby, elderly person, asthma, disability) — you’re explaining risk, not oversharing.
- Receipts for extra costs in £ (laundrette, dehumidifier, extra heating top-ups, replacing damaged clothes/bedding). Keep it simple: “£18 laundrette on 12/01/2026” etc.
How to report hazards so the landlord can’t ignore it
The goal is to (a) report it via their repair route and (b) send a written report that clearly labels the issue as a hazard with an urgent risk.
Do this:
- Report via the official channel (repairs portal/phone line) and get a reference number.
- Send an email or letter the same day that includes:
- Your name, address, tenancy/reference number
- The hazard details (what/where/how long)
- The impact and risk (especially if there’s a vulnerability)
- A clear request for inspection and “make safe” action
- Attachments (photos/videos) and a request for written confirmation
If you don’t know who to send it to, use the landlord’s repairs email plus their complaints email (or ask for it on the phone), and keep your copy.
What to ask for (use these exact phrases)
- “Please confirm receipt of this hazard report today.”
- “Please confirm the repair reference number and the date/time the hazard was logged.”
- “Please arrange an inspection and provide your written findings.”
- “Where there is a risk of harm, please confirm the steps you will take to make the property safe, including any interim measures.”
- “If the property cannot be made safe within the required timeframe, please confirm arrangements for suitable alternative accommodation.”
If your landlord is dragging their feet, it can help to speak to a solicitor early: Landlord and tenant.
Template hazard report letter
Subject: URGENT HAZARD REPORT – [Your address] – request for Awaab’s Law timeframes (social housing)
To: [Repairs email] / [Complaints email]
Date: [DD/MM/YYYY]
Tenant name: [Full name]
Address: [Full address]
Tenancy/reference number: [Number]
Phone: [Number]
Dear [Landlord/Housing Association/Council name],
I am reporting the following housing hazard(s) at my home and request urgent action.
1) Hazard(s) reported
– Location: [e.g., Bedroom 1 external wall / bathroom ceiling / kitchen electrics]
– Issue: [e.g., severe damp and visible mould growth / active leak / unsafe electrics / broken external door]
– When it started / how long: [e.g., ongoing since Oct 2025, worsening over the last 4 weeks]
– Evidence attached: [list photos/videos and dates]
2) Risk and impact (why this is urgent)
– Health/safety risk: [e.g., breathing issues, persistent cough, asthma, baby in the property, risk of electric shock, slip hazard]
– Daily living impact: [e.g., room unusable, must keep windows open in winter, bedding/clothing damaged]
– Financial impact (if applicable): [e.g., extra heating £[amount] / laundrette £[amount] / replacement items £[amount]] – receipts available.
3) What I am asking you to do
– Please confirm receipt of this hazard report today and provide the repair reference number and the date/time logged.
– Please arrange an inspection as soon as possible and provide your written findings.
– If the hazard is considered an emergency, please investigate and make safe within 24 hours.
– For significant damp and mould hazards, please investigate within 10 working days and then make safe within 5 working days after the investigation is completed.
– If the property cannot be made safe within the required timeframe, please confirm arrangements for suitable alternative accommodation until it is safe.
Please contact me on [phone] to arrange access. I am available [give 2–3 time windows].
Yours faithfully,
[Full name]
[Signature if posting]
Attachments: [Photo 1… Photo 6… Video 1…]
If they miss deadlines: what you should do next
- Reply to your original email (so it stays in one thread) and ask for a dated update.
- Use the landlord’s complaints process and keep it short: “hazard reported on [date], no make-safe action, requesting escalation.”
- If you need legal help pulling the evidence together and pushing repairs/compensation, use: Contact Atalaw Solicitors.
- For disputes or formal steps, you may also need wider support: Civil litigation.
FAQs
Does Awaab’s Law cover private rentals?
Not in the same way. Awaab’s Law is aimed at the social rented sector in England.
But even in private renting, the same reporting approach helps you prove notice, escalation, and losses.
What counts as an “emergency hazard”?
Guidance includes things like dangerous electrical faults, insecure doors/windows, or major leaks — anything creating an immediate risk.
If you’re unsure, report it as urgent and explain the risk.
Do “working days” include weekends?
No — working days usually mean Monday to Friday (excluding bank holidays). If you report on a Friday, count from the next working day.
What if the landlord says it’s “just condensation”?
Still report it as a hazard and stick to facts: where it is, how long it’s been there, what you’ve tried, and the impact (especially health). Photos, a diary, and medical notes (if relevant) help.
Can you claim compensation?
Compensation in disrepair cases often looks at inconvenience, loss of enjoyment, and sometimes a rent reduction calculation depending on severity and duration.
Keep your receipts in £ and a timeline — they matter.
Should you stop paying rent to force repairs?
Usually, no. Withholding rent can create arrears and risks. It’s safer to keep paying and build your evidence, while taking formal steps.
Need help escalating a disrepair case?
If your landlord isn’t acting, you don’t have to handle it alone. Atalaw Solicitors can help you organise evidence, notify your landlord properly, and pursue repairs and compensation where appropriate. Start here: Housing disrepair services or get in touch via Contact us.
(And if you’d like to know more about the firm, see About us and our Complaints procedure / Privacy policy.)