Do you run the tenant survey?

We can. We set the survey up on your Microsoft 365 with the regulator’s required questions, invite tenants by email and SMS first, then fill the gaps by telephone, either your own team calling from the same app or a telephone partner we work with. Responses are tracked against your sample targets as they come in and feed straight into the report. If you already use a survey supplier, we load their result files instead.

Why not survey everyone online?

Online-only surveys tend to score lower than telephone ones, so most landlords mix the two. We start with email and SMS because they cost least, then use telephone interviews to reach the tenants who have not replied and to keep the sample representative.

Which measures do you calculate?

The system-based measures: building safety (BS01–BS05), Decent Homes and repairs (RP01–RP02), complaints (CH01–CH02) and anti-social behaviour (NM01), from your housing, repairs, compliance and complaints data.

How do you handle the edge cases in the definitions?

We go through the regulator’s requirements with your team line by line, agree how each one applies to your data, and record that decision with the report so it is the same every year.

Can this support internal audit and board assurance?

Yes. Every figure can be traced to the records and rules behind it, and the board can see the measures monthly rather than once a year.

Does it cover Awaab’s Law?

Yes. Hazard cases are tracked against the investigation, written summary and safety work deadlines, with the cases closest to breach at the top.

What about homes managed for us by someone else?

We can take data from managing agents or other partners alongside your own, as long as they can share an extract on a schedule.

Where does the data live?

Inside your own Microsoft tenant. We use read-only access and nothing leaves your environment.

As a fixed-price project agreed before work starts. A short data check comes first, so you know what can be automated and what it will cost.

Social housing reporting

Your TSM return, built from your own systems

The system-based Tenant Satisfaction Measures calculated automatically from your housing, repairs, compliance and complaints data, the tenant survey run alongside, and Awaab’s Law deadlines tracked. Monthly, in Power BI, inside your own Microsoft tenant.

Book a TSM data check Try the report

The return takes weeks. The board sees it once a year.

Ten of the 22 measures come from data you already hold. The work is getting it out of four or five systems, the same way, every year.

The return is a spreadsheet project

Every spring someone pulls extracts from the housing, repairs, compliance and complaints systems and rebuilds the system-based measures by hand.

Definitions get argued every year

Which homes count, what counts as a stage two complaint, whether a repair met its target. The answer changes with whoever built last year’s workbook.

The board sees it once a year

By the time the figures reach the board, the year is over and there is nothing left to fix.

Survey results sit on their own

The survey supplier sends results in its own format, and they never sit next to the repairs and complaints data that explain them.

Deadlines are tracked in inboxes

Awaab’s Law deadlines live across the repairs system, emails and surveyors’ diaries, so a breach is often spotted after it happens.

Audit asks how a figure was made

The method lives in one person’s head and a folder of formulas.

All measures

All 22 measures, every month

Every TSM calculated over a rolling 12 months, next to the benchmark and last year, so you know where the return will land long before year end.

Building safety, repairs, complaints and anti-social behaviour measures calculated from your own systems
Tenant survey results side by side with the operational data, whether we run the survey or your supplier does
Filter by area, scheme or measure group to see where you are ahead or behind

Safety and repairs

Every overdue safety check, by address

Gas, fire, asbestos, water and lift checks with the homes and buildings behind every gap, and repairs completed within target by month.

Click a check type or area to list every overdue address, most overdue first
The reason it is overdue and the contractor responsible, on the same line
Emergency and non-emergency repairs on time, month by month

Awaab’s Law

Deadlines you can see coming

Every damp, mould and emergency hazard case against its legal deadline, with the cases closest to breach at the top of the list.

Investigation, written summary and safety work deadlines worked out for every case
Cases past a deadline and due within two working days, flagged in colour
Share investigated and made safe on time, by area and hazard type

We can run the survey too

The 12 perception measures come from a survey with fixed questions, minimum sample sizes and a published method. We run it on your own Microsoft 365, so the results land in the same report as everything else.

Talk about your survey

The regulator’s TP01–TP12 questions and response options, fixed so they cannot drift
A sample drawn from your housing system, with the size you need worked out for you
Email and SMS invitations first, then telephone interviews from the same script, by your team or our partner
Live tracking of responses against your targets by area, age and property type
Your summary of approach, ready to publish alongside the results

One set of figures for everyone who asks

Ready for the board

A monthly view of every measure, so the board sees the trend while there is still time to act.

Ready for the return

Figures worked out from the definitions in the regulator’s requirements, ready to copy into the annual return.

Ready to publish

A table of your results against last year, laid out the way tenants expect to read it on your website.

An audit trail

Every figure traces back to the records and rules that produced it, which is what internal audit asks for.

Try the report

A working report on sample data for Northbridge Homes, a landlord with 6,250 homes in three areas. Change the area or year, or click any chart to filter the page.

Home page of the TSM sample report, with all measures, safety and repairs, and Awaab’s Law

Open the live report

Works with the systems you already run

We read from your systems as they are. No new software for your teams, and no changes to how they record their work.

Housing management

Civica Cx, NEC Housing, MRI Housing, Aareon QL and similar systems for homes, tenancies and anti-social behaviour cases.

Repairs and works

Your repairs or job management system, including contractor portals and works orders.

Compliance

Gas, fire, asbestos, water and lift records from your compliance system or contractor certificates.

Complaints

Your complaints log, wherever it lives, mapped to stage one and stage two.

Tenant survey

Run on your Microsoft 365 by email, SMS and telephone, or result files from your current survey supplier.

From your systems to the return

01
Connect

Read-only access to the systems that hold your data. Nothing changes in how your teams work.
02
Map once

We agree your definitions with you, line by line, and build them into the model so they stop moving each year.
03
Report every month

Power BI reports in Teams or the browser, refreshed automatically, inside your own Microsoft tenant.

Start with a TSM data check

Send us last year’s return and tell us which systems you use. We show you which measures we can automate and where your definitions need a closer look.

Book a TSM data check

The 22 measures at a glance

Landlords with 1,000 or more homes submit them to the Regulator of Social Housing every year. Every registered landlord publishes them.

Tenant survey: TP01–TP12: overall satisfaction, repairs, time taken, home well maintained, home safe, listens and acts, kept informed, fairness and respect, complaint handling, communal areas, neighbourhood, anti-social behaviour
Building safety: BS01–BS05: gas, fire, asbestos, water and lift safety checks
Repairs: RP01: homes not meeting the Decent Homes Standard. RP02: emergency and non-emergency repairs completed within target
Complaints: CH01: stage one and stage two complaints per 1,000 homes. CH02: complaints responded to within the Complaint Handling Code timescales
Anti-social behaviour: NM01: anti-social behaviour cases, and cases involving hate incidents, per 1,000 homes

Questions about TSM reporting

Do you run the tenant survey?: We can. We set the survey up on your Microsoft 365 with the regulator’s required questions, invite tenants by email and SMS first, then fill the gaps by telephone, either your own team calling from the same app or a telephone partner we work with. Responses are tracked against your sample targets as they come in and feed straight into the report. If you already use a survey supplier, we load their result files instead.
Why not survey everyone online?: Online-only surveys tend to score lower than telephone ones, so most landlords mix the two. We start with email and SMS because they cost least, then use telephone interviews to reach the tenants who have not replied and to keep the sample representative.
Which measures do you calculate?: The system-based measures: building safety (BS01–BS05), Decent Homes and repairs (RP01–RP02), complaints (CH01–CH02) and anti-social behaviour (NM01), from your housing, repairs, compliance and complaints data.
How do you handle the edge cases in the definitions?: We go through the regulator’s requirements with your team line by line, agree how each one applies to your data, and record that decision with the report so it is the same every year.
Can this support internal audit and board assurance?: Yes. Every figure can be traced to the records and rules behind it, and the board can see the measures monthly rather than once a year.
Does it cover Awaab’s Law?: Yes. Hazard cases are tracked against the investigation, written summary and safety work deadlines, with the cases closest to breach at the top.
What about homes managed for us by someone else?: We can take data from managing agents or other partners alongside your own, as long as they can share an extract on a schedule.
Where does the data live?: Inside your own Microsoft tenant. We use read-only access and nothing leaves your environment.
How is it priced?: As a fixed-price project agreed before work starts. A short data check comes first, so you know what can be automated and what it will cost.

We are a global company

Your TSM return, built from your own systems