YEMIX
Every report is now
a countdown.
Yemix Casework is the triage, compliance and works-order engine for Awaab's Law — deterministic hazard scoring, a statutory clock on every hazard, and an audit trail you can put in front of the Ombudsman.
Every hazard carries a ring that drains as its statutory window runs down. You read the risk before you read a word.
Why this matters now
Damp and mould now dominates half of the Housing Ombudsman's entire casework.
The Ombudsman's own position is that the root causes are inadequate inspection and delay. Both are records-and-timing problems before they are building problems — and Phase 2 multiplies them.
The four clocks
A single property with a leak near a light fitting is two hazards — electrical and damp — on two workstreams, with two sets of clocks, two owners, and one resident who only ever made one phone call. Multiply that across a stock of thousands. A spreadsheet cannot hold this.
One case, end to end
A resident reports mould at 11am. Here is everything that happens next.
Automate every hand-off. Confirmation is a dial, not a switch. Whether a lane is confirmed automatically or by a named officer is your setting — and the system has no route by which it can quietly downgrade something.
The product
Built around the object that actually matters — the clock.
Triage that a person can defend
Every report is scored against a deterministic points matrix: HHSRS severity indicators weighted by hazard type, plus recorded resident vulnerability, plus hard override rules for known dangerous combinations. No model sets a lane.
- Hazard base points, weighted by HHSRS category
- Vulnerability points — stated, never inferred
- Thirteen hard overrides that force Emergency whatever the score
- Every decision stores its score, reasoning and who confirmed it
A full digital survey, and the report writes itself
Surveyors capture the inspection on site — property details, moisture readings room by room, photographs, HHSRS category and remedy. Finishing the survey generates the formal inspection report and the resident's statutory findings letter.
- Structured capture, not a free-text box
- Readings feed straight into the report and the letter
- Approving the letter meets the 3 working-day clock
- Works order, SOR codes and contractor assignment follow automatically
Contractors, works orders and schedule of rates
SOR codes are matched from the surveyor's report and remedy and priced against the council's own schedule of rates. Contractors see only their own jobs, with the case history and access notes — and none of the internal notes.
- Works orders raised and costed without manual lookup
- Residents book from live contractor availability
- Failed access triggers automatic re-booking, on the record
- Integrates in front of your housing management system, not on top of it
Defensible by construction
Every hand-off on a case is timestamped, attributed, and marked automatic or human. Every statutory clock is shown met or missed against the moment you were made aware.
- Complete case journey, exportable for a complaint or an Ombudsman request
- Overdue, past-halfway and awaiting-triage across the whole stock
- Breakdown by hazard type, owner, age and time to resolve
- Repeat-property and letter-of-claim flags
Our approach
Resident data, handled the way Article 9 requires.
Vulnerability scoring means special-category data. We designed for that rather than around it.
Stated, never inferred
Vulnerability comes from the tenancy record or what the resident tells you. The system prompts the officer to check. It never guesses a health condition from a photograph, a name or a pattern.
A human on every judgement
AI may pre-fill a form from the report wording. A person confirms the lane. The software recommends; the landlord decides — and that wording sits in the contract as well as the interface.
Before any real tenant data
DPIA with your DPO, a processor agreement, UK data residency, role-based access and a retention schedule agreed with you — completed before a single real record enters the system.
How we start
An eight-week pilot, measured weekly.
We calibrate the matrix against your own historic cases and your own live ones — weighting by weighting — until the lane it proposes matches the judgement your surveyors would have made, at the risk appetite you set rather than an industry average. That calibration is the product as much as the software is.
Week 0 — your cases, scored
Send 10–20 anonymised historic cases with their outcomes. We return a side-by-side: our lane against the decision your team actually made. No fee, no commitment, before anything is signed.
Weeks 2–8 — live and measured
Running on real cases across an agreed slice of stock. Every week: agreement rate against your own decisions, over-escalations, and missed emergencies — the number that has to stay at zero.
Week 8 — the report
A written account of what it caught, what it cost and what it saved, which becomes your business case. If it doesn't earn the next step, you keep the data and the report.
Questions
Awaab's Law, answered plainly.
What is Awaab's Law?
Awaab's Law, introduced through section 10A of the Landlord and Tenant Act 1985, places statutory time limits on social landlords for investigating and fixing prescribed hazards. Emergency hazards require action within 24 hours of the landlord being made aware. Significant hazards require investigation within 10 working days, written findings to the resident within 3 working days of that investigation, and safety works begun within 5 working days of the findings.
What does Phase 2 change?
Phase 2 extends the statutory timescales beyond damp and mould to a further set of hazard categories — excess cold and heat, falls, structural collapse, fire and electrical hazards, carbon monoxide, and hygiene, sanitation and water supply. Each hazard on a case carries its own clock, so the number of deadlines a repairs team tracks multiplies even where the case count does not.
Does AI decide the hazard category?
No. The lane comes from a deterministic points matrix combining HHSRS severity indicators with recorded resident vulnerability, plus thirteen hard override rules for known dangerous combinations. AI may pre-fill the triage form from the report wording, but a person confirms Emergency and Significant classifications inside a defined window. If the window passes the case escalates — there is no route by which it can be quietly downgraded. The matrix is deliberately biased to over-call rather than under-call.
How is resident health data handled?
Vulnerability information is special-category data under Article 9 of the UK GDPR. Yemix records it only where the resident has stated it or it is held on the tenancy record — never inferred from photographs, names or patterns. Every triage decision stores its score, its reasoning and the person who confirmed it. A DPIA and processor agreement are completed before any real tenant data enters the system.
How does it sit with the housing management system we already run?
Yemix sits in front of it, not on top of it — the triage-and-clock layer between the call handler or portal and the system you already pay for. Integration is a formal piece of work involving API credentials and a data-sharing agreement, which we scope properly with your account manager rather than promise casually.
See it running on a case of your own.
Send us a handful of anonymised historic cases and we'll show you the lane Yemix proposes against the decision your team actually made — before you commit to anything.
For councils, housing associations and ALMOs in the United Kingdom.