Transforming Scottish social housing through place-based, data-driven insights

Scotland’s social housing sector is undergoing a major transformation. Faced with ageing stock, rising tenant expectations and urgent climate targets, housing providers must think differently about how they manage assets and deliver services. Smarter use of Scottish social housing data is at the heart of this shift, helping landlords unlock efficiencies, improve tenant well-being and deliver on national policy commitments like the Scottish Government’s Net Zero Housing Route Map

Why place-based working matters in Scotland

At its core, place-based working Scotland is about tailoring solutions to local contexts. No two communities are alike. What works in Glasgow’s city centre may not suit rural Highland communities or towns like Dumfries or Arbroath.

The Place Principle, adopted by the Scottish Government and COSLA, calls for collaboration across sectors to deliver joined-up services shaped around the unique needs of each area. For housing, this means designing investment, maintenance and community support with a clear understanding of local demographics, economic conditions and tenant priorities.

The limits of the traditional model

Scotland’s housing sector has long relied on reactive maintenance and standardised investment plans. This “one size fits all” approach often fails to address:

• High levels of fuel poverty in rural areas.
• Ageing stock with poor energy efficiency.
• Unique community needs such as accessible housing or culturally appropriate designs.

Disconnected data systems make it harder to get a clear view of how assets perform or how tenant needs evolve over time.

What is the Internet of Things (IoT)?
The Internet of Things (IoT), describes everyday objects that are connected to the internet so they can share information automatically. In housing, this means boilers, heating systems, lights, or even individual sensors can be linked together, sending real-time data to help landlords and tenants manage homes more safely and efficiently.

What are IoT sensors?
At the heart of IoT are small devices known as sensors. These are designed to pick up information such as temperature, humidity, movement, air quality or energy use. Once collected, the data is transmitted wirelessly to a central system where it can be monitored, analysed and acted upon.

How IoT sensors work

• Sensing: The device detects a condition such as damp, unusual heat levels, or movement.
• Conversion: This information is turned into a digital signal.
• Communication: The sensor sends the data via Wi-Fi, Bluetooth or similar wireless technology.
• Analysis: The system reviews the data to spot issues, trends, or risks.
• Action: Automated alerts or adjustments are made – for example, flagging early signs of damp, adjusting heating, or sending a maintenance request.

Examples in housing

• Damp and mould detection: Sensors track humidity and temperature to highlight conditions that could put tenants at risk.
• Remote boiler monitoring: Devices report on performance and faults before they cause breakdowns.
• Energy efficiency: Smart meters and sensors measure energy use, helping to cut waste and lower costs.
• Air quality monitoring: Identifies poor ventilation or pollutant levels, protecting tenant health.
• Safety systems: Motion or fall detection sensors can support vulnerable residents, while connected smoke and CO alarms enhance compliance.

Benefits for housing associations

• Real-time monitoring: Continuous oversight of property conditions without the need for constant inspections.
• Early intervention: Problems such as leaks, damp or faulty equipment can be spotted before they escalate.
• Better tenant experience: Safer, healthier and more comfortable homes.
• Efficiency: Automated reporting and smarter maintenance reduce costs and time spent on reactive work.
• Sustainability: Improved energy management supports net zero targets.

IoT technology is increasingly central to how housing associations across Scotland manage homes and protect residents. By turning everyday property data into practical insight, IoT sensors can help improve safety, cut costs, and support long-term sustainability goals.

The case for a data-led, place-based approach

Integrating Scottish social housing data with asset management Scotland strategies can change this story. By combining property information with real-time tenant feedback, local socioeconomic data and predictive analytics, providers can:

• Deliver proactive maintenance: For example, Wheatley Group’s use of IoT sensors has helped predict damp and mould risk before it escalates, cutting complaints and repair costs.
• Align with net zero goals: The Net Zero Housing Route Map requires all homes to reach EPC C or better by 2033. Accurate energy data helps prioritise retrofits where they make the biggest impact.
• Segment customers and tailor services: By identifying groups such as elderly residents or families in fuel poverty, landlords can develop targeted support like energy advice or local job opportunities.
• Measure local impact: Place-based working Scotland models allow providers to show how investment improves local outcomes, from reduced carbon emissions to improved health and well-being.

Scotland examples:

The place-based, data-driven approach is already showing results:

• Glasgow’s Digital Housing Strategy: Glasgow City Council uses integrated housing data to identify where retrofits are most needed, aligning housing improvements with the city’s net zero commitments
• Kingdom Housing Association: In Fife, Kingdom combines tenant feedback with asset performance data to plan repairs, upgrades and new builds that reflect local demand.
• Highland Council: Remote communities in the Highlands benefit from place-based working through tailored affordable housing plans that consider the unique social and economic challenges of rural Scotland.

Key actions for housing providers

For PFH Scotland members, the message is clear: success lies in combining robust asset management Scotland practices with high-quality data and local insight. Steps to take include:

• Break down internal data silos to build a single source of truth on assets and tenants.
• Invest in predictive analytics and IoT to shift from reactive to proactive maintenance.
• Segment tenants to deliver more personalised services that tackle local challenges.
• Partner with local authorities and community groups to co-design place-based solutions.
• Align all asset investment plans with the Heat in Buildings Strategy, ensuring compliance and unlocking funding opportunities.

A clear path ahead

Scotland’s social housing sector stands at a crossroads. Those who embed data-driven, place-based thinking into everyday operations will be better placed to meet net zero targets, support tenants and build thriving, resilient communities. For housing providers, this is more than an operational upgrade, it is an investment in the future of Scotland’s people and places.