The seven sections
Structure, purpose, example copy.
Each section has a purpose, the content that belongs in it, and a worked example in the voice of a landlord who has been doing this for more than one quarter.
Section 01
Executive summary
The three-line summary for board members who only read the first page.
What to include, with example copy Close the section
Include
- Headline status: a green / amber / red rating against three things - the Regulator, the Ombudsman, and resident safety.
- The single biggest change since the last pack.
- The single biggest decision the board is being asked to make.
Example copy
"Damp-and-mould status: green (Regulator), green (Ombudsman), amber (resident safety, driven by XX block). Since Q3, we have resolved 42% of active cases inside the 5-working-day window, up from 18%. The board is asked to approve the accelerated retrofit programme for XX block."
Section 02
Where you stand with the Regulator
What the Regulator of Social Housing would see if they opened our file tomorrow.
What to include, with example copy Close the section
Include
- Coverage of the Safety and Quality Standard - which requirements we evidence at property level, which we evidence at portfolio level, and where the gaps sit.
- Inspection readiness: when the next scheduled inspection is due (every four years for providers with 1,000+ homes).
- Ombudsman exposure: open determinations, severe maladministration findings against comparable landlords, our complaint volumes relative to stock size.
Example copy
"We evidence 4 of the 5 core Safety and Quality requirements at individual-property level. The fifth (resident reports of condition) is being strengthened via the MouldWatch resident portal, in flight for Q4."
Section 03
Where the risk sits across your homes
Where the damp-and-mould risk actually sits across the portfolio.
What to include, with example copy Close the section
Include
- Risk heatmap: estates, blocks, or regions. Highlight the top three concentrations.
- Trend against the same quarter last year. Are we getting better or worse?
- What's driving the change: how much is seasonal, how much is the condition of the buildings, and how much is how the homes are being used and ventilated.
Example copy
"Top three risk concentrations: XX (post-war concrete panel), YY (1990s timber-frame), ZZ (Victorian conversion). XX is driving 38% of open cases despite being 12% of stock. Recommendation: capital-spend review."
Section 04
How you're tracking against the deadlines
How we are doing against Awaab's Law's four windows - live, not retrospective.
What to include, with example copy Close the section
Include
- Cases in window vs approaching deadline vs outside window.
- 24-hour emergency cases: how many in the quarter, and how many met the window.
- 10-working-day significant-hazard cases: time-to-investigation distribution, median, 90th percentile.
- 3-working-day written summary cases: percentage sent within statutory window.
- 5-working-day relevant-safety-work cases: percentage completed within statutory window; alternative-accommodation invocations.
Example copy
"Of 127 significant-hazard cases this quarter, 118 (93%) were investigated inside the 10-day window. Median time-to-investigation: 4.2 working days. Nine cases went to alternative accommodation; all resolved within 6 weeks. No cases went outside all windows."
Section 05
Resident outcomes and trust
Residents, not just cases. What changed for the people in the homes.
What to include, with example copy Close the section
Include
- Cases closed on verified sensor data - meaning the problem ended, not just that the repair happened.
- Resident-satisfaction signal for damp-and-mould interactions (even a lightweight post-case survey).
- Complaint volume against damp-and-mould, and how it compares to the same quarter last year.
- Vulnerability-flagged cases: count, and whether they were promoted in the queue as expected.
Example copy
"72% of this quarter's closed cases had stable sensor readings through a full heating cycle. Damp-and-mould complaint volume is down 28% year-on-year. Vulnerability-flagged cases (N=34) all saw queue promotion; median time-to-investigation for this cohort was 2.1 working days."
Section 06
Forward look
What's coming, so the board isn't surprised.
What to include, with example copy Close the section
Include
- Phase 2 (2026) and Phase 3 (2027) of Awaab's Law: which hazard classes come under statutory deadlines and what readiness looks like.
- The Renters' Rights Act 2025 and the PRS extension: timing and whether it affects any mixed-tenure stock you manage.
- Sector signals: severe maladministration findings, Ombudsman commentary, regulator decisions that change what 'good' looks like.
Example copy
"Phase 2 adds excess cold and fire hazards to the statutory clock in 2026. Our cold-hazard coverage is currently at 40% - an expansion plan is in the Q2 workplan. Phase 3 covers remaining HHSRS hazards in 2027; scoping begins Q3."
Section 07
Decisions requested
What we need from the board this sitting.
What to include, with example copy Close the section
Include
- Clear list of decisions, each with options (A / B / C) and a recommendation.
- Budget asks, with the regulatory or resident-safety implication of not approving.
- Any delegation needed to the executive (e.g. authority to invoke alternative accommodation up to a cap without board sign-off).
Example copy
"Decision 1: approve XX block retrofit capex of £N. Not approving increases exposure on 38% of open cases. Decision 2: delegate alternative-accommodation authority to CEO up to £X per case. Mitigates future cases exceeding the 5-working-day window."
