By Oliver Shaw, Head of Product Marketing, Switchee. As seen in Housing Executive Issue #24, Jan/Feb 2026
The introduction of Awaab’s Law has fundamentally shifted the dial for social housing providers. We have moved from a model of reactive repairs based on "first come, first served" to one of mandated timelines and strict vulnerability criteria. When a resident reports damp and mould, the clock starts ticking immediately.
This reality creates a significant operational threat: the repeat case. Under Awaab’s Law, a recurring issue isn't just a maintenance annoyance for housing providers and residents; it is a resource drain that resets the statutory clock.
Worse, this cycle will further fuel a booming industry of 'claim farming'. Recent Freedom of Information (FOI) data reveals housing disrepair claims against councils increased by 392% between 2020 and 2024.
In this environment, every recurring mould case is a fresh legal exposure. If a provider cannot prove a home has been made safe, they remain vulnerable.
Stopping this cycle requires tools designed for speed and causality.
This is the logic behind the Swift device by Switchee. Built for the reactive demands of Awaab’s Law, it answers two critical questions: What is the root cause? and Did the fix work?
Because Swift can be installed in minutes - with no drilling, wiring, or Wi-Fi setup - surveyors can deploy it immediately during an active case. The power here lies not in the hardware, but in the insight. Unlike generic temperature and humidity sensors, Switchee’s algorithms identify exactly what is driving the mould, whether that is fluctuating humidity from sources like kitchens and bathrooms, elevated moisture content due to structural issues, walls losing heat too quickly, or underheating.
This diagnosis ensures the right fix is applied the first time. Crucially, the device remains in place post-repair to verify the hazard is gone. It turns a subjective "job done" into objective data that the home is safe, protecting the resident and minimising any risk of future disputes.
However, treating mould as an isolated issue creates its own risks. Housing providers are right to be wary of "point solutions": single-purpose devices that solve one problem but trap data in silos.
The cost of this fragmentation is quantifiable. A 2024 government report estimates that data inefficiencies in repairs and allocations alone are costing the sector £400 million a year.
This is where Switchee stands apart. Switchee is unique in offering a truly modular IoT platform that prevents data silos by design. Whether installing a single Swift sensor for a reactive case or deploying a full Connected Home ecosystem, the data does not sit in isolation. All data goes to a single connected portal and through an open API, Switchee integrates directly into major housing management systems, including NEC, Civica, and Salesforce.
In other words: a device deployed tactically today supports your strategic infrastructure tomorrow.
To truly meet the spirit of the (Housing Health and Safety Rating System) HHSRS and Awaab’s Law, the strategy must eventually extend beyond simple sensors to build a comprehensive picture of the home and needs of the resident. This means scaling from a single sensor to a larger Connected Home solution, incorporating smart thermostats, additional room sensors, air quality monitors, energy clamps, and connected fans.
When these devices connect into a single portal, they unlock a holistic view. For example, Switchee-enabled Vent-Axia fans allow landlords to verify that ventilation remains turned on and running effectively. Integrating the Switchee smart thermostat provides visibility on heating usage, identifying how a misunderstanding of new devices like heat pumps, or severe underheating, may be driving mould.
Most importantly, the thermostat enables direct communication. With a 92% response rate to messages sent via the device, landlords can engage residents on heating advice or arrange access for repairs far more effectively than by phone or letter. This combination, verifying building performance while actively supporting the resident, is the key to a truly resident-centric housing strategy.
This data-led journey is already delivering results. Fairhive Homes, for example, utilised these insights to uncover previously unknown mould problems, preventing an estimated £209,000 in disrepair costs in a single year.
The message is clear: compliance does not have to be a burden. With a strategy that scales from rapid diagnosis to holistic care, it can be the catalyst for a smarter, safer future for social housing.
