How Places for People is Using Data to Transform Asset Management

From Raw Data to Actionable Insight

The presentation began with a simple but powerful premise: understanding what your data actually means. Megan showed how overlaying repair data with storm information revealed that most repair spikes corresponded to weather events—fences blown down, roof damage, and similar issues. This kind of contextual analysis transforms raw numbers into meaningful patterns.

Tackling Damp and Mould with Data

With damp and mould high on every housing provider's agenda, Places for People has been investigating the root causes through data. Their analysis uncovered a striking connection: 52% of gutter repairs occurred at properties close to trees identified in tree surveys. More significantly, 43% of those properties subsequently developed damp and mould issues.

This insight led directly to action. Places for People used the findings to build a business case for cyclical gutter cleaning, which has now gone live—a clear example of data driving preventative investment.

The team also examined the relationship between EPC ratings and mould cases. They found 45% of mould cases occurred in properties rated below EPC band D—despite these representing only around 20% of their stock. Interestingly, properties with higher ratings weren't immune; customer education around ventilation emerged as a key factor, particularly in highly insulated homes.

Perhaps most compelling was the repair demand analysis: properties with mould generate 133% more repairs over a 12-month period compared to mould-free homes.

Geography Matters: The Clustering Analysis

Using GIS mapping, Places for People identified "super clusters" of properties—areas with more than 500 homes within a 15-minute drive radius—versus "out of cluster" properties scattered across the country.

By tracking repair operatives over time, they confirmed what many suspect but rarely quantify: operatives working in clustered areas complete more repairs, spend less time travelling, and generate fewer follow-up visits. When overlaid with service delivery data, the impact became stark—response times for priority repairs in out-of-cluster areas were roughly double those in clustered areas.

Proving the Investment Case

One of the most substantial pieces of work addressed a fundamental question from the board: can you prove that repairs reduce when we invest?

The analysis revealed that 40% of Places for People's kitchens are in the final 10% of their lifecycle. These properties drive 55% of kitchen-related repairs and account for 63% of kitchen repair costs. Similar patterns emerged across bathrooms, boilers, doors, and windows.

By calculating average repair volumes before and after component replacement, the team established clear payback periods. Kitchens take around 60 years to pay back through repair savings alone—but this doesn't mean they shouldn't be replaced. Rather, it informs prioritisation. Bathrooms, boilers, and doors show quicker benefits, helping asset teams make evidence-based decisions about where investment delivers the greatest value.

The team illustrated this with a net zero retrofit project in Handsworth. Properties receiving external wall insulation, new windows, and new heating systems in 2023 showed a notable reduction in repairs compared to similar properties that didn't receive investment.

Customer Condition Surveys: A New Approach

Recognising that not all customers can or will provide access for traditional surveys, Places for People developed a customer condition survey. Around 1,000 surveys go out monthly, targeting properties where access has been difficult or where no gas service (and therefore no annual visit) takes place.

Customers rate the condition of their home and individual components, with an incentive to submit photographs. A surveyor validates the submissions, and the information updates asset records. This approach supports customers who work full-time or have other barriers to access, while still capturing valuable data.

An unexpected insight emerged when comparing customer ratings to internal assessments. In many cases, customers rated their components more favourably than the asset data suggested—prompting questions about whether customer standards differ, or whether records need updating.

Practical Tips for Getting Started

Paul shared straightforward advice for organisations looking to improve their data quality:

• Start somewhere, start now.

Don't wait for the perfect moment. If you need to review your starting point later, that's fi ne—but make a start today.

• Build rules around your data.

Simple logic checks—a house can't be on the first floor of a block, a flat can't be on a terrace—can flag exceptions without requiring manual analysis.

• Be curious and play with the data.

Cross-reference datasets, ask questions, and make time for focused analysis away from meetings.

• Share the results and tell the story.

Analysis that stays with the data team has limited impact. Regular touchpoints with data owners and stewards create connections and surface new questions.

• Visualise your findings.

It's easy to get lost in numbers. Charts and maps bring analysis to life and help track progress.

• The Bigger Picture

The session concluded with a call for better sector-wide data sharing. As Lee Reevell observed, housing providers collectively hold enormous amounts of customer and asset data, yet often make the same mistakes in isolation rather than learning from each other's experience.

The adoption of the UPRN (Unique Property Reference Number) was highlighted as an enabler—a standard identifier used across councils, utilities, and emergency services that could unlock better data integration. Going deeper, standardised component-level information would help the sector move faster, particularly as stock transfers and acquisitions become more common.

Key Takeaways

Data analysis can build compelling business cases for preventative investment

Geographic clustering significantly impacts service delivery efficiency

Understanding component lifecycles helps prioritise capital programmes

Customer condition surveys offer an alternative data capture method for hard-to-access properties

Sharing insights across the sector could reduce collective waste and accelerate improvement

Places for People's approach demonstrates what's possible when data teams work closely with asset and operational colleagues. The investment in building this capability is paying dividends—not just in better decisions, but in healthier homes for customers.

This article is based on a presentation delivered at a Healthy Homes Hub event on 2 December 2025.