Use cases

Find the damp, mould and hazards in every repair report

Prismlet reads every repair report as it arrives, by phone note, portal, email or webchat, and sorts it by hazard type and how serious it looks, with a trade, for a surveyor to confirm. Under Awaab's Law, social landlords in England must investigate an emergency hazard and make it safe within 24 hours, and investigate a potential significant damp or mould hazard within 10 working days, so every report needs the same read on the day it lands.

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Today

  • Advisors log a job from a script, and residents rarely say "hazard". They say "black on the wall behind the cot" or "a musty smell".
  • Reports arrive by phone note, portal, email and webchat, and there is time to read only some of them closely.
  • A repeat report, or a second hazard hiding in the same message, is easy to miss on a quick read.
  • Whether a baby, an older person or someone with a breathing condition lives in the home is easy to miss in a long paragraph.

What changes

  • Every report gets the same read: which hazard it describes, how serious it looks against your triage guide, and which trade should attend first.
  • A phone note, a portal report, an email and a webchat get the same read on the day each one arrives.
  • A second, separate hazard, and whether the report says someone at higher risk lives there, are flagged for a person instead of waiting to be caught on a re-read.
  • Each answer carries how sure it is, so the unsure ones can go to a surveyor too.
  • Every flag is a suggestion for a surveyor to confirm. The prism never decides a hazard is significant and never closes a report.

Try it on this example

Example · Repairs portal · damp and mould in a bedroom

Who reported it: Resident

Channel: Repairs portal

Repair report

Location: Bedroom 2 (my daughter's room) What's the problem: The wall behind my daughter's cot has gone black again. Someone came out in March and painted over it and said that would sort it, but it's come back worse and it's spreading up towards the ceiling. There's a musty smell in the room all the time now, and when I got her clothes out of the wardrobe this morning they had mould on them, so I've had to wash everything. She's 7 months old. The window in there also won't shut properly since the handle broke, so it's freezing at night and I have to keep the heating on full. I rang in April about the window and was told someone would call me back, and nobody ever did. I'm really fed up with being ignored.
  1. Does the text report a problem with the condition of the home?Yes99%
  2. Which hazard does the repair report describe?Damp and mould98%
  3. How serious is the hazard the repair report describes, by the triage guide?Potential significant hazard87%
  4. Does the repair report describe a second, separate hazard?Yes98%
  5. Does the report say someone at higher risk lives in the home?Yes99%
  6. Does the report say someone's health is already being affected?No88%
  7. Does the report say the problem was reported before or came back after a repair?Yes98%
  8. How far has the damp, mould or water damage spread?Widespread95%
  9. Which trade should attend first for the main problem in the repair report?Damp and mould specialist90%
  10. Does the report say where the problem is and what is wrong, clearly enough to raise a job?Yes97%
  11. Does the report express dissatisfaction with the landlord's service, actions or lack of action?Yes98%

These are real answers stored from one run 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.

Test it on your own data

The quickest way to decide is a file run on your own records. A file run in the app answers up to 10,000 rows and gives you the file back with the answers added.

This is for the first prism, Find damp, mould and emergency hazards in repair reports. Each prism lists its own fields in "The prisms behind it" below.

What to send
A CSV or TSV file with column names in the first row, or a JSON array of objects, one item per row. You pick the column for each thing the prism reads: Who reported it; Channel; Repair report. A row's fields together take up to about 100,000 characters.
What comes back
The same rows with the prism's columns added: reports_home_problem, reports_home_problem_probability, hazard_type, hazard_type_probability, hazard_level, hazard_level_probability, second_hazard, second_hazard_probability, vulnerable_occupant, vulnerable_occupant_probability, health_effect_reported, health_effect_reported_probability, repeat_report, repeat_report_probability, extent, extent_average, trade, trade_probability, enough_to_raise_job, enough_to_raise_job_probability, dissatisfaction_expressed, dissatisfaction_expressed_probability. Each answer says how sure it is, so the unsure rows are easy to find and give to a person.
Against your team's answers
Add columns with the answers your team gave, and the app reports how often Prismlet agreed, question by question and at each cutoff, split by a column such as language or site, with every miss listed. Your team's answers stay in your browser.

How it reaches your team

Works today

  • Call the API from your own system as each report arrives
  • Run a file of up to 10,000 repair reports in the app, one report per row, up to about 100,000 characters a row

Built with you

  • We work with you to send each report from your housing management system or a Power Automate flow as it arrives
  • We work with you to write each answer back onto the job record in your housing management system
  • We work with you to build a weekly count of hazard reports by type and trade, so a person can sample the routine band

The prisms behind it

Find damp, mould and emergency hazards in repair reports11 questions

Fields

  • Who reported it
  • Channel
  • Repair report

Context

Hazard triage guide of a social landlord in England, for repair reports from residents, contractors, staff and third parties. Awaab's Law applies to social landlords in England from 27 October 2025 for damp and mould and for all emergency hazards, and from 30 November 2026 also for excess cold and heat, falls, structural collapse, fire and explosion, electrical and hygiene hazards. The landlord's surveyors investigate and decide whether a hazard is significant. This guide only puts reports in order for them. Emergency hazard: an imminent and significant risk of harm to someone in the home, likely within hours, that needs making safe within 24 hours. Examples: a smell of gas; exposed or sparking wires, or water running onto electrics; a ceiling bowing or coming down; no heating in freezing weather in a home with a baby or an older resident; sewage inside the home. Damp and mould is an emergency only when the report says someone's breathing condition is getting worse because of it. Potential significant hazard: a hazard that could cause significant harm to health or safety if left, and needs an investigation within 10 working days. Examples: mould or damp in a living space; condensation that runs down walls every day; water coming through a ceiling; a loose stair handrail; a window that will not close in cold weather; a boiler that keeps failing; rats or mice in the home. Routine repair: a repair with no described risk to health or safety. Examples: a dripping tap, a sticking kitchen drawer, a cracked tile, a fence panel down. People at higher risk: babies and young children, pregnant women, older people, people with asthma, COPD or another breathing condition, a weakened immune system, a disability or a mental health condition. Go only on what the report says about the people in the home. Do not infer health or age from names, wording or tone. Complaints: the Housing Ombudsman's Complaint Handling Code defines a complaint as an expression of dissatisfaction, however made, about the standard of service, actions or lack of action by the landlord, its own staff, or those acting on its behalf, affecting a resident or group of residents. The resident does not have to use the word complaint.

Questions

  1. Does the text report a problem with the condition of the home? Yes / No

    Read the repair report. Does it report a problem with the home or the building: something broken, damaged, damp, leaking, unsafe, infested or not working? Yes: The text reports at least one problem with the home or the building. No: The text is about something else, such as rent, a neighbour dispute, a question about an appointment with no problem described, or a thank you.

  2. Which hazard does the repair report describe? Choice

    Read the repair report. Which hazard does it describe? If it describes more than one, choose the one that could cause the most serious harm to the people in the home; if they seem equal, the one the report says most about.

    • Damp and mould Mould, black patches, damp walls, condensation, a musty smell, or wallpaper peeling from damp.
    • Leak or water coming in Water through a ceiling, roof or window, or leaking from pipes, tanks or a home above, with no mould described.
    • Excess cold or heat No heating or not enough in cold weather, a window or door that will not close, or a home too hot to stay in.
    • Falls Broken stairs or steps, a loose handrail, a trip hazard, an unsafe balcony or a broken floor.
    • Structural collapse or falling elements A bowing ceiling, loose masonry or roof tiles, cracks that are growing, a wall moving.
    • Fire or explosion A smell of gas, a faulty gas appliance, a broken smoke alarm, or a fire door that will not close.
    • Electrical Exposed wires, sparking, burning smells from sockets, water near electrics, no power.
    • Hygiene Rats, mice or insects, blocked drains, sewage, or no working toilet.
    • No hazard described A cosmetic or routine repair with no described risk to health or safety.

  3. How serious is the hazard the repair report describes, by the triage guide? Choice

    Read the repair report and the definitions of emergency hazard, potential significant hazard and routine repair in the context. Which level fits the most serious problem the report describes? This sorts the report for a surveyor, who makes the decision.

    • Emergency hazard An imminent and significant risk of harm, likely within hours, that needs making safe within 24 hours.
    • Potential significant hazard Could cause significant harm to health or safety if left, and needs an investigation, but no harm is likely within hours.
    • Routine repair A repair with no described risk to anyone's health or safety.

  4. Does the repair report describe a second, separate hazard? Yes / No

    Read the repair report. Besides its main problem, does it describe a second, separate hazard of a different type, for example mould and also a window that will not close, or a leak and also sparking lights? Yes: The report describes at least two hazards of different types. No: The report describes one hazard, or one problem with several symptoms, or no hazard.

  5. Does the report say someone at higher risk lives in the home? Yes / No

    Read the repair report and the list of people at higher risk in the context. Does the report say that someone in the home is at higher risk: a baby or young child, a pregnancy, an older person, a breathing condition, a weakened immune system, a disability or a mental health condition? Go only on what the report says, never on names, wording or tone. Yes: The report says someone in the home is in one of these groups. No: The report says nothing about anyone in the home being in one of these groups.

  6. Does the report say someone's health is already being affected? Yes / No

    Read the repair report. Does it say that someone's health is already affected by the condition of the home: coughing, breathing problems, chest infections, rashes, a fall or an injury? Yes: The report describes at least one effect on someone's health. No: The report describes no effect on anyone's health. A risk to health that has not yet caused harm does not count.

  7. Does the report say the problem was reported before or came back after a repair? Yes / No

    Read the repair report. Does it say that this problem was reported to the landlord before, or that it came back after an earlier visit or repair? Yes: The report says the problem was reported before or has returned after a repair. No: The report reads as the first report of this problem.

  8. How far has the damp, mould or water damage spread? Scale

    Read the repair report. How far does it say damp, mould or water damage has spread? Rate what the report describes, not what might be behind it.

    • None described The report describes no damp, mould or water damage.
    • Small One patch or spot, or one window frame, in one room.
    • Spreading Several patches in one room, or a patch the report says is growing or has come back.
    • Widespread Several rooms affected, or belongings, clothes, furniture or a ceiling damaged by it.

  9. Which trade should attend first for the main problem in the repair report? Choice

    Read the repair report. Which trade should attend first for the main problem it describes, the one that could cause the most serious harm?

    • Plumbing Pipes, taps, tanks, toilets and leaks from the water supply.
    • Roofing and gutters Roofs, tiles, flashings, gutters and downpipes.
    • Heating and gas Boilers, radiators, gas appliances and gas smells.
    • Electrical Wiring, sockets, lights, fuse boards and electric heaters.
    • Carpentry and joinery Doors, windows, window handles, stairs, handrails and kitchen units.
    • General building Plastering, brickwork, tiling, fencing and paths.
    • Damp and mould specialist Mould treatment, ventilation and damp surveys.
    • Pest control Rats, mice, cockroaches, bed bugs and other pests.
    • Drainage Blocked drains, sewers and sewage.
    • Survey first The report does not show what is wrong or what is causing it, so a surveyor needs to look before a trade is chosen.

  10. Does the report say where the problem is and what is wrong, clearly enough to raise a job? Yes / No

    Read the repair report. Does it say where in the home or building the problem is and what is wrong, clearly enough for a repairs adviser to raise a job without asking again? Yes: The report gives both the location and the problem. No: The location or the problem is missing or too unclear to raise a job.

  11. Does the report express dissatisfaction with the landlord's service, actions or lack of action? Yes / No

    Read the repair report and the Housing Ombudsman Code definition of a complaint in the context. Does the person reporting express dissatisfaction, in any words, with the standard of the landlord's service, something the landlord or its contractors did, or something they failed to do? They do not need to use the word complaint. A person decides whether to log it as a complaint. Yes: The report expresses dissatisfaction with the landlord's service, actions or lack of action. No: The report describes the problem without any dissatisfaction with how the landlord has handled it. Unhappiness about the problem itself does not count.

Lens columns

reports_home_problem, reports_home_problem_probability, hazard_type, hazard_type_probability, hazard_level, hazard_level_probability, second_hazard, second_hazard_probability, vulnerable_occupant, vulnerable_occupant_probability, health_effect_reported, health_effect_reported_probability, repeat_report, repeat_report_probability, extent, extent_average, trade, trade_probability, enough_to_raise_job, enough_to_raise_job_probability, dissatisfaction_expressed, dissatisfaction_expressed_probability

This prism on its own page
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

This prism on its own page

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