The Awaab's Law written summary, explained.
The written summary is the step teams most often treat as a formality — and the one most likely to be checked later, because it's the tenant-facing proof that an investigation actually happened and reached a conclusion. Here's what it needs to contain, when it's due, and what "done" actually looks like as evidence.
Work out your written-summary deadline for a real case
Enter the date you became aware of the hazard and the calculator gives you the investigation, written-summary and make-safe dates together.
Open the Awaab's Law deadline calculator →When it's due
Within 3 working days of the investigation ending — not 3 working days from the original report. For a significant damp and mould hazard investigated within the standard 10 working days, that puts the written summary due by day 13 overall. The clock counts working days only, so weekends and bank holidays don't count against you — but they also don't buy extra time if you miscount them.
What it must contain
- What was investigated. The hazard reported and the inspection carried out in response.
- What was found. The actual finding — a significant hazard identified, a lesser issue, or nothing meeting the threshold. Vague language ("assessed, no immediate concerns") is a weak record; specific findings are a strong one.
- Why, if no action is being taken. If the investigation didn't identify a significant hazard, the summary must explain why — this is the step landlords most often skip, and the one that most damages credibility if a tenant complains later.
- What happens next, if anything. Where a hazard was found, what work follows and roughly when — this hands off cleanly to the repair-window evidence.
Who has to receive it — and how
The tenant. Not a case management system, not an internal note — the person who reported the hazard needs to actually receive the written summary, and you need to be able to prove they did, and when. A letter, a portal message, or an email all work if the delivery and date are recorded against the same property case as the investigation.
Why this step gets scrutinised
The written summary is usually the tenant's first and only written confirmation that anything happened. If a case later reaches the Housing Ombudsman, "we investigated and it was fine" without a dated, specific written summary the tenant can point to is a weak position — even if the investigation itself was done properly. See the full statutory timeline for how this step fits with investigation, repair and the 24-hour emergency track.
More on Awaab's Law
- Awaab's Law & the evidence question (overview)
- The full statutory timeline explained
- HHSRS damp & mould hazard scoring, explained
- The Awaab's Law deadline calculator
Frequently asked questions
How long do we have to issue the written summary?
Within 3 working days of the investigation ending — day 13 overall for a significant damp and mould hazard, counting from the 10 working days allowed to investigate. The clock runs on working days, so weekends and bank holidays don't count.
Do we still have to issue a written summary if we find no hazard?
Yes. Awaab's Law guidance is explicit that the tenant must receive a written summary even when the investigation finds no significant hazard — it must explain why no further action is being taken, not just confirm that action is happening.
Does the written summary have to be a formal letter?
GOV.UK guidance does not mandate a specific format, but it must be written, given to the tenant (not just logged internally), and dated so the 3-working-day clock is evidenced. Most landlords issue it as a letter or portal message referencing the case.
This page is general information, not legal advice. Statutory timescales are counted in working days, differ between nations, and are being phased in — always confirm current requirements with your compliance team.