Lorna Given of MRI Software explores how Internet of Things (IoT) solutions are enhancing building efficiency, safety, and compliance through real time data and proactive maintenance approaches.
As housing providers across the UK face increasing pressure to improve building performance, maintain compliance, and protect tenant wellbeing, smart technology is emerging as a powerful ally.
The Internet of Things (IoT) is no longer a futuristic concept, but is now a practical, impactful tool that can reshape the way social housing is managed. From energy efficiency to damp prevention, IoT offers housing professionals the opportunity to make data driven decisions, reduce operational costs, and build safer communities.
IoT in social housing
Managing large and often ageing housing portfolios presents ongoing challenges, from damp and leaks to compliance risks. Traditional methods rely heavily on manual checks and tenant reports, often leading to reactive maintenance cycles.
IoT changes the game by enabling a shift from reactive to proactive property management. Smart sensors can be installed throughout buildings to monitor temperature, humidity, water usage, air quality, occupancy, and more. These sensors transmit data in real time to central platforms, allowing providers to identify trends, anticipate problems, and intervene early. For example, temperature and humidity sensors can detect conditions that may foster mould growth; an issue that has come under sharp scrutiny following the introduction of Awaab’s Law this autumn, which demands faster, more effective responses to housing disrepair.
Beyond damp & mould
While damp and mould continue to dominate headlines, IoT applications go much further. Leak detection systems can prevent major water damage. Legionella sensors can automate compliance with health and safety standards. Emergency lighting systems can be monitored remotely to ensure regulatory checks are completed without physical inspections. When combined with environmental and occupancy data, IoT can also optimise energy usage, ensuring buildings aren’t needlessly heated or lit during unoccupied periods.
Environmental monitoring alone can improve building efficiency by over 35%, reducing both emissions and costs. In an era of tightening budgets and climate accountability, that’s a compelling figure.
Why IoT isn’t yet mainstream
Despite its benefits, IoT adoption in social housing remains limited. Many organisations are caught in reactive cycles due to poor data quality, unclear internal ownership, and limited resources. These constraints hinder the implementation of proactive strategies that could alleviate long term burdens.
However, the key to overcoming these barriers lies in simplicity. It’s not about launching a full scale digital overhaul overnight. Instead, success often starts with one clear, high impact use case.
Delays in adopting IoT solutions can lead to inefficiencies. For example, buildings may consume energy unnecessarily during unoccupied periods. By integrating occupancy sensors with environmental data, providers can identify and address such inefficiencies. Similarly, automated Legionella monitoring and emergency lighting checks can replace manual processes, saving time and resources.
Start with what matters most
For housing providers looking to begin their IoT journey, it’s wise to start small.
In terms of priorities, organisations should focus on a single, high impact issue, such as damp & mould in vulnerable properties. This targeted approach allows teams to build confidence and demonstrate value.
Even partial or imperfect data sets can still uncover trends and point the way towards wider improvements. It’s not about waiting for the ideal conditions but learning from what you have.
Pilot programmes are a valuable tool. A small scale rollout, even in just 12 homes, can produce actionable insights within weeks. These insights help secure buy-in from stakeholders and provide the basis for cost benefit analysis, which in turn justifies broader investment. It’s also a great way to identify and resolve technical or logistical issues before scaling.
Establishing clear ownership & expectations
Successful IoT projects require defined roles and responsibilities. Whether led by digital teams, asset managers, or compliance officers, clear ownership ensures accountability and sustained progress.
Don’t aim for perfection from day one. Early wins, such as preventing a major leak or avoiding a costly inspection, can justify further investment.
Equally important is cross department collaboration. Data collected by IoT devices has relevance across the organisation, from facilities teams to health and safety officers. Establishing clear communication channels and shared goals can amplify impact and reduce duplication of effort.
A shift in mindset
Implementing IoT is not about adding complexity but about enabling better decision making. Real time visibility into property conditions empowers housing providers to act proactively, improving tenant wellbeing and operational efficiency. Without measurement, control is unattainable; IoT bridges that gap.
Embracing IoT means trusting data, evolving workflows, and being open to innovation. Organisations that succeed often foster a culture of experimentation, where teams are encouraged to test, learn, and iterate quickly rather than waiting for perfect conditions.
A targeted approach to damp prevention
One housing association piloted IoT sensors in a subset of older properties prone to damp. Within weeks, the system identified several high risk units, allowing for timely intervention. This not only improved tenant satisfaction but also reduced repair costs and legal risks. The success of this pilot has informed a broader rollout strategy.
Building a resilient community
IoT offers a powerful tool for housing associations, local authorities, and private landlords to enhance property management. By starting small, leveraging data, and fostering internal collaboration, organisations can transition from reactive maintenance to proactive care; ultimately creating safer, more efficient homes for all.
Lorna Given is director of product management at MRI Software