Bethany Christmas, FireAngel’s technical specification manager, looks at the use of technology in social housing to protect vulnerable residents and provide early detection of risks to improve residents’ wellbeing.
Systemic barriers and industry challenges continue to hinder the effective implementation of measures to ensure safer social housing. While some progress has been made following more than 50 recommendations in the Independent Review of Building Regulations & Fire Safety (Hackitt Review) and the establishment of the Building Safety Regulator, the home-safety landscape in the UK remains complex. Regulations differ by country, there is a lack of education and clarity around compliance and the cost-of-living crisis has had a shocking impact on fuel-poverty levels.
Social housing properties that are unfit for purpose, due to factors such as incomplete electrical safety tests, overdue fire remedial actions and dangerous levels of damp and mould, require a more holistic approach that considers all components of home safety because the risks are often interconnected.
For example, during the cold winter months, a tenant may try to heat their flat with a gas fire but if it is poorly insulated, damp and mould levels can rise and the risk of carbon monoxide poisoning increases. However, viable technological solutions exist to manage risks and improve the wellbeing of residents across the UK.
Current attitudes
The pandemic heightened societal awareness of health and safety which extended beyond that of infection and illness. Consumers are now more actively concerned with wellbeing in all areas of their lives. Greater transparency and availability of information means they are better informed to question safety measures in the home and demand reliable solutions. Organisations lead with more human-centric business strategies, and many actively contribute to improving people’s lives.
As part of this shift, pre-emptive work and proactive prevention have become more prevalent to keep people safe, with technology driving change. Smart alarms and environmental sensors that connect to individual’s mobiles, and alarm systems in a social housing portfolio that can be remotely monitored on a dashboard provide real-time updates on the home environment, allowing for greater control over home safety, enabling proactive intervention when necessary.
Reactive solutions are still common, especially regarding damp and mould but with stories of social housing in particular failing to meet acceptable standards, the demand for ‘always-on’ measures is growing.
In addition, the benefits of interconnected systems are more widely recognised. Such systems mean that if one alarm is triggered in a home, all alarms will sound, alerting residents wherever they are in the home, maximising critical seconds for escape.
Scotland is currently the only country in the UK which legislates that every home should be installed with interlinked smoke and heat alarms. In England and Wales, there is no legal requirement for an interlinked smoke and heat alarm system in buildings, but they are advised in larger properties.
However, the regulations outlined in the Regulatory Reform (Fire Safety) Order 2005 may require larger buildings or houses with multiple occupation (HMO) to install interlinked alarms if standalone alarms can’t be heard across the property. This falls under the duty of care for the ‘responsible person’, who may be the property owner, building manager or employer, to adequately protect inhabitants from risk.
For cold, damp and mould, stories of safeguarding failures have given rise to a wider perception and understanding of the risks of home environmental conditions. Awaab’s Law, set to come into force in October 2025, mandates that housing providers must address reported hazards, particularly damp and mould, within specific timeframes. This law aims to prevent similar tragedies to the death of Awaab Ishaak who tragically lost his life as a result of prolonged exposure to mould in social housing.
Trends
The integration of internet of things (IoT) into home safety systems has given housing providers more advanced options for risk management and preventative strategies.
IoT-enabled solutions deliver real-time, data-driven monitoring across entire property portfolios, offering scalable deployment and seamless integration with existing legacy systems. These technologies provide immediate visibility into residents’ wellbeing and property safety risks, enabling housing providers, carers or homeowners to proactively address issues such as recurring home safety alarm activations.
Centralised systems that analyse alarm trigger patterns and other risk indicators facilitate early interventions, reducing unnecessary callouts for fire and rescue services (FRS) by distinguishing likely false alarms. For example, if a deaf resident repeatedly triggers a heat alarm while cooking and a neighbour routinely intervenes, smart monitoring can alert the landlord to the pattern. The landlord can then investigate, address the underlying cause and install more suitable alarm solutions for the individual resident’s needs.
Combination alarms give homeowners the option of a two-in-one solution for fire and carbon monoxide safety. These alarms are often a more cost-effective solution when accounting for the installation and maintenance of a single alarm versus two separate ones. These alarms also usually have an element of smart integration, offering intuitive displays with alerts sent to users’ phones so that an intervention can be actioned remotely even if the homeowner is away. Early intervention limits damage to the property and risk to inhabitants because fire and rescue services can be notified and attend the fire sooner.
Solutions for cold, damp and mould vary by property, but smart technology is finding its place alongside conventional solutions such as insulation and dehumidifiers. Smart thermostats and environmental sensors can connect to users’ home safety systems and send notifications of a build-up of moisture or provide warnings of any temperature variation that might cause risk. These sensors can also be connected to ventilation apparatus such as smart fans, and some have the ability to automatically trigger suitably-enabled dehumidifiers.
For housing providers, some environmental sensing technology can connect to a central platform that allows them to remotely view the status of properties in real-time. This pre-emptive solution paves the way for interventions before environmental problems such as mould become a health hazard. Not only does this protect residents’ health and safety, but it also potentially avoids expensive remediations should damp and mould lead to the need for structural repairs.
Applying the 360-degree view
These newer connected devices are proven to offer effective early detection to risks in housing, with continuous monitoring that save lives and minimises the risk of expensive property damage.
With real-time data points, housing providers are also covered for compliance purposes because professional audits can be submitted more accurately and faster than manual reports. This transparent approach and opportunity for proactive prevention also saves money on repairs before they escalate.
Education on the benefits of technology in home safety is becoming more available for homeowners and property managers looking to upgrade systems. This will be key for users looking to adopt these devices and understand the process of purchasing, installation, maintenance and use.
Conclusion
Holistic, tech-enabled home safety solutions will become even more accessible as technology continues to evolve to support safer and healthier homes, with devices alerting inhabitants or building managers at the first signs of risk. Data will be key in risk mitigation and systems that can provide an overview of a property’s current status in real-time will improve the safety and wellbeing of residents in both public and private accommodation.
Housing providers that adopt these technologies early will see a cost-benefit in reducing the frequency and magnitude of costly repairs while also improving the customer experience and trust of residents.
As solutions become more interconnected between safety hazards, homeowners will be able to seamlessly monitor and manage the status of their home remotely, providing peace of mind and allowing for earlier interventions to protect the lives of loved ones.
Bethany Christmas is the technical specification manager at FireAngel.
