Maintenance Intelligence Tools

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 →

6
Tools live now
Growing
New tools added regularly
100%
Browser-based, no login
0
Data captured or stored
Built by Mike Wilson & Chris McKellar — decades of combined experience in social housing maintenance, giving something practical back to a sector we care about. No agenda. Just useful.
The sector has always had the data.
What it hasn’t had is the time.

Social housing maintenance professionals are sitting on numbers, comparisons and compliance calculations that could take minutes to produce — but still take hours because nobody has built the right tool. Until now, that was just how it was. Not any more.

Every tool on this page uses AI and browser-based technology to do in seconds what used to take a spreadsheet, a coffee and most of a morning. TSM benchmarking, Awaab’s Law deadlines, DLO comparisons, van stock modelling — the kind of analysis that matters, available instantly, with nothing to install, no login and no data captured.

We’re not stopping here. We have a growing pipeline of tools in development — some filling obvious gaps, some genuinely new ways of looking at operational problems that we don’t think anyone has built before. The goal is simple: less time on calculations, more time on actually improving services.

Use the tools. Share them with your team. And if you’ve got a problem you think we could build a tool for — tell us.
< 60 sec
Awaab’s Law deadlines calculated, including bank holidays
22 TSMs
Benchmarked against HouseMark sector medians, RAG rated instantly
DLO vs contractor
Full trade-by-trade cost comparison modelled in minutes, not days
30 years
Capital replacement programme projected across all components instantly
No login · No data captured · Runs in your browser
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.
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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.
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Asset Management
Component Replacement Planner
Project annual capital replacement spend over 30 years across kitchens, bathrooms, boilers, roofs and more.
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People & Recruitment
Trade Supervisor Role Profile Builder
Build a tailored Trade Supervisor job description from a pre-loaded responsibility library. Includes essential/desirable ratings, "Why this matters" context and a print-ready export.
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In development
People & Recruitment
Planner / Scheduler Role Profile Builder
The same approach as the Trade Supervisor builder — applied to the Planner and Scheduler role. Responsibility library, essential criteria and print-ready export.
In development — bookmark this page to be notified when live
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
🛑 Disrepair risk scorer 🏗 Void cost estimator 📈 Budget variance tracker 📋 Works order cycle time analyser
Suggest a tool →
socialhousing.ai — Tools Hub · No personal data collected or stored Read our insights →
How to use this tool
Awaab's Law Compliance Timer
What does this tool do?This tool calculates the exact compliance deadlines for a damp and mould case under Awaab's Law. Enter the date and time you became aware of the issue and it tells you when your investigation must begin, when it must conclude, when the written summary must reach the tenant, and when safety works must start. It accounts for working days and bank holidays automatically.
What you need
  • The date and time your organisation became aware of the report
  • Whether the hazard is significant (damp and mould) or an emergency
  • The case reference number if you have one
What you will get
  • All Awaab's Law deadlines calculated in working days
  • RAG status showing how much time remains at each stage
  • A printable summary you can attach to the case record
  • Bank holidays excluded automatically from working day counts
Start hereSelect whether the case is a significant hazard (damp and mould) or an emergency, enter the date and time you became aware, and the deadlines will calculate automatically. Use the print button to produce a record for the file.
Nothing is saved. All calculations run in your browser only. No data leaves your device.
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 does this tool do?This tool benchmarks your Tenant Satisfaction Measure results against HouseMark 2024/25 sector medians. Enter your actuals across all 22 TSMs and it RAG rates each one automatically, shows your variance from the sector median and quartile positions, and produces a chart overview you can use in board reports or performance reviews.
What you need
  • Your TSM results for the period you want to report on
  • Results are entered as percentages (e.g. 74.2) for perception measures and per 1,000 homes for repairs and complaints measures
  • You can enter as many or as few measures as you have available
What you will get
  • RAG rating for each measure against the HouseMark 2024/25 sector median
  • Your variance from median shown as positive or negative percentage points
  • Q1 and Q3 quartile benchmarks for context
  • Bar chart and RAG summary chart across all categories
  • CSV export of all results for reporting
Start hereThe measures are grouped by category — Tenant Perception (TP), Repairs (RP), Building Safety (BS), Complaints (CH) and Neighbourhood (NM). Click each tab and enter your actuals. Green means at or above sector median, amber means within 5 percentage points below, red means more than 5 points below.
Nothing is saved. All calculations run in your browser only. No data leaves your device.
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.

Van Stock Optimiser
Annual failed visit cost
—
Saving per 1% FTF improvement
—
Target annual saving
—
Stock payback period
—
Global assumptions
£120
5pp
46
Trade configuration
TradeOpsJobs/wk Avg SORFTF % Rec stock/opFailed/yr Annual cost
Failed visit cost by trade
Saving vs FTF improvement
Tool tutorial
Tutorial coming soonA short video walkthrough from Mike Wilson.
Tutorial by Mike Wilson · socialhousing.ai · No data is captured