Home Insights & blog
Tools hub

AI in practice.
Maintenance intelligence.

The tools hub for social housing maintenance professionals — and it's growing. New tools are added regularly. Bookmark this page and check back. Read our insights →

5
Tools live now
Growing
New tools added regularly
100%
Browser-based, no login
0
Data captured or stored

Built by Mike Wilson & Chris McKellar — 60+ years of combined experience in social housing maintenance, giving something practical back to a sector we care about. No agenda. Just useful.

Maintenance tools — growing library
Planning & compliance tools
Operational models for housing maintenance teams
Performance
TSM Performance Tracker
Enter your actuals across all 22 Tenant Satisfaction Measures. RAG rated against HouseMark 2024/25 sector medians. Radar chart, quartile positions and CSV export.
Open tool
Compliance
Awaab's Law Compliance Timer
Live deadline calculator, capacity modeller and phase readiness tracker for the Social Housing (Regulation) Act 2023.
Open tool
Financial
Responsive Repair Turnover Model
Calculate turnover per operative by trade. Model demand, SOR values and operative numbers with live charts.
Open tool
Strategic
DLO vs Contractor Comparison
Compare in-house DLO versus contractor delivery trade by trade. Model partial outsourcing — keep plumbing in-house, subcontract roofing — and find the optimal mix for your service.
Open tool
Asset Management
Component Replacement Planner
Project annual capital replacement spend over 30 years across kitchens, bathrooms, boilers, roofs and more.
Open tool
In development
Operations
Van Stock Optimiser
Calculate ideal parts inventory by trade and job mix to maximise first-time fix rates and cut costly return visits.
Check back soon — bookmark this page to stay updated
In development
Asset
EPC Band C Upgrade Planner
Cost and programme modelling to achieve EPC Band C across your stock profile by 2030.
Check back soon — bookmark this page to stay updated
On the roadmap
More tools coming regularly
🚐 Van stock optimiser 🌱 EPC Band C planner ⚠️ Disrepair risk scorer 🏗️ Void cost estimator 📈 Budget variance tracker
See what's coming [email protected]
Latest insights
All articles on socialhousing.ai
Loading latest articles from socialhousing.ai…
socialhousing.ai — Tools Hub · No personal data collected or stored · Read our insights →
Sources: HouseMark · RSH Global Accounts · MHCLG · NHF · Awaab's Law (England) Regulations 2025
How to use this tool
Awaab's Law Compliance Timer
What is Awaab's Law?Awaab's Law is a legal requirement that came into force in October 2025. It means that if a tenant reports damp, mould or a dangerous hazard in their home, your organisation must investigate and fix it within strict time limits. If you miss those deadlines, you are breaking the law. This tool shows you exactly how much time you have left for each case — and warns you before it is too late.
What you need
  • The date and time the tenant reported the problem — check your repairs log or housing management system
  • A reference for the case — a job number, address or anything that identifies it
  • Whether it is an emergency (dangerous fault) or a damp and mould issue
What you will get
  • A live countdown for every legal deadline on that case
  • Green means on track. Amber means act soon. Red means you are at risk of breaching the law.
  • The exact date and time each deadline falls
Start hereType a case reference in the first box — this can be anything like "14 High Street" or "DM-001". Select whether it is an emergency or a damp and mould case. Pick the date and time it was reported. Click "Add" and your deadlines appear instantly.
You cannot break anything. Nothing is saved. You can add as many cases as you like and delete them at any time.
Awaab's Law Compliance Timer
Phase 1 Live — Oct 2025 · Damp & mould + emergencies
Phase 2 — 2026 · Excess cold/heat, falls, fire…
Phase 3 — 2027 · All HHSRS hazards
Emergency
Investigate & make safe
24 hrs
Calendar hours from report
Significant D&M
Complete investigation
10 wkg days
From landlord awareness
Significant D&M
Written summary
+3 wkg days
After investigation ends
Significant D&M
Begin safety works
+5 wkg days
12-week longstop
Add case
Active cases
No cases yet. Add a case above to see live deadlines.

Working days exclude Sat, Sun and English bank holidays. Source: Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025.

How to use this tool
Responsive Repair Turnover Model
What does this tool do?This tool calculates how much income your repairs service generates, broken down by trade. It shows how much each operative — plumber, electrician and so on — produces in turnover per week, month or year. This helps you understand the financial performance of your team and plan resources.
What you need
  • How many operatives you have in each trade — for example 4 plumbers, 3 electricians
  • How many jobs each trade completes per week on average
  • The average value of a job for each trade — your finance or contracts team will have this
What you will get
  • Turnover per operative by trade — who generates the most value
  • Total turnover for your whole repairs service
  • Charts showing the breakdown visually
  • A file you can download and share
Start hereThe table is already filled with typical figures so you can see how it works. Start by changing the numbers to match your own service — click on any number and type over it. The trade names can also be changed to match your trades.
You cannot break anything. Nothing is saved. The tool resets if you close the page.
Works best in landscapeRotate your device for a better view of this tool
Responsive Repair Turnover Model
Total operatives
—
Jobs per week
—
Turnover per week
—
Avg per operative
—
100%
46
Trade configuration
Trade Operatives Jobs/week Jobs/op/day Avg SOR (£) Turnover/op
Turnover per operative by trade
Jobs per operative per day
Total turnover split by trade
How to use this tool
DLO vs Contractor — Trade Comparison
What does this tool do?A DLO (Direct Labour Organisation) means using your own employed staff to carry out repairs. This tool goes beyond a simple in-house versus contractor comparison — it lets you model partial outsourcing trade by trade. For example, you might keep plumbing and electrical in-house but subcontract roofing, which rarely justifies a full-time operative. It shows you the cheapest delivery model for each trade and the total saving from the optimal mix.
What you need
  • How many repair jobs you do per week
  • What your staff cost per year including salary, National Insurance, pension and van — your HR or finance team will have this
  • What contractors charge — either a percentage on top of the job value or a management fee
What you will get
  • A side-by-side annual cost breakdown for DLO versus contractor
  • The annual saving from choosing the cheaper option
  • A chart showing where the break-even point is as job volume changes
Start hereSet the three global rates at the top — your operative annual cost, contractor margin percentage and management overhead. Then look at the trade table. Each row is a trade. Use the In-house / Hybrid / Outsource buttons on each row to set how you currently deliver that trade. The cost comparison and verdict update instantly for each one.
You cannot break anything. Nothing is saved. All figures are estimates to support your thinking — not financial advice.
Works best in landscapeRotate your device for a better view of this tool
DLO vs Contractor — Trade Comparison
Total annual DLO cost
—
Total annual contractor cost
—
Optimal mix saving
—
Working weeks / year
46
Global rates
£42k
18%
£50k
Trade-by-trade delivery model
Trade Jobs/wk Avg SOR (£) Jobs/op/wk Delivery model DLO cost/yr Contractor cost/yr Verdict
Annual cost by trade
Optimal delivery mix

DLO cost = operatives required × fully loaded annual cost + materials (35% of SOR) + overhead allocation. Contractor cost = SOR value × (1 + margin%). Verdict shows the cheaper option for each trade at current job volumes. Partial outsourcing means some trades use DLO and others use contractors — the optimal mix total shows the saving versus whole-service DLO or whole-service contractor.

How to use this tool
Component Replacement Planner
What does this tool do?Things in your homes wear out and need replacing — kitchens, bathrooms, boilers, roofs, windows and more. This tool forecasts how much you will need to spend replacing these items over the next 10 to 30 years, based on the size of your stock and how long each component typically lasts. It helps you plan your capital budget well in advance.
What you need
  • How many homes you manage — a round number is fine to start
  • Optionally, the typical replacement cost for each component — the tool already has sensible default figures filled in
What you will get
  • A year-by-year bar chart of forecast capital spending
  • Your peak spending year highlighted
  • Total spend and average annual spend over your chosen period
Start hereUse the first slider labelled "Total homes" and drag it to the number of homes you manage. The chart updates immediately with a spending forecast. You can then adjust the inflation rate, the number of years, and the individual component costs in the table on the right.
You cannot break anything. Nothing is saved. All costs are indicative estimates — not a financial plan.
Component Replacement Planner
Stock size
—
Peak yr spend
—
30-yr total
—
Avg annual spend
—
Stock profile
2,500
3%
30
Components
ComponentUnit cost (£)Life (yrs)% stock
Annual replacement spend forecast

Component costs are indicative 2025 benchmarks for social housing (supply and fix). Adjust unit costs and life cycles to match your stock and contract rates. Inflation applied annually from year 1.

How to use this tool
TSM Performance Tracker
What are TSMs?Tenant Satisfaction Measures (TSMs) are 22 questions the government now requires every social housing landlord to ask their tenants and report on every year. They cover repairs satisfaction, safety checks, complaint handling and more. This tool lets you enter your results and instantly see how you compare to the national sector average across England.
What you need
  • Your organisation's TSM results as percentages — for example 74% for repairs satisfaction
  • These will be in your annual TSM report or from your survey provider
  • You do not need all 22 — enter as many as you have
What you will get
  • Green, amber or red rating for each measure — green means above the national average
  • Your exact difference from the sector median
  • Charts showing your scores against benchmarks
  • A file you can download and share
Start hereClick the "Tenant perception" tab at the top. You will see a table. Click in the "Your %" column next to any measure and type your result as a number — type 74 for 74%. The green, amber or red rating updates immediately.
You cannot break anything. Nothing is saved. Your figures stay private in your browser only.
Works best in landscapeRotate your device for a better view of this tool
TSM Performance Tracker

TSM Performance Tracker

Enter your actuals for all 22 Tenant Satisfaction Measures. Benchmarked against HouseMark 2024/25 sector medians. RAG rated automatically.

Overall satisfaction
—
Benchmark 72.5%
Green ? measures
0
Above sector median
Amber ? measures
0
Within 5pts / 5%
Red ? measures
0
Below benchmark
Data entered
0 / 22
TSMs completed
Tenant perception measures
Collected via tenant survey. Enter your % satisfied for each measure.
Above median
Within 5pts
Below benchmark
Code Measure
Your %?
Enter your result as a number — e.g. type 74 for 74%. Leave blank if you don't have this measure.
Median?
National sector median from HouseMark 2024/25 (217 English RPs). Half of providers score above this, half below.
Q1?
Lower quartile — 25% of providers score below this. Scoring below Q1 indicates significant underperformance.
Q3?
Upper quartile — only 25% of providers score above this. Scoring above Q3 indicates strong performance.
Variance?
Difference between your score and the sector median. Positive = above median. Negative = below median.
RAG?
Green = above median. Amber = within 5 points below. Red = more than 5 points below median.

Benchmarks: HouseMark 2024/25 year-end results (217 English RPs, 2.6m homes). Sector medians used for RAG thresholds. Green = above median · Amber = within 5 percentage points below · Red = more than 5 points below. For volume measures, direction is reversed where lower = better.