8 Comment


“Compliance, budgetary constraints, and political short-termism can make for a toxic mix” Gary Doxey, Eurocell


BEYOND COMPLIANCE At an industry level, we’re already seeing how strategic partnerships can deliver decarbonisation retrofi ts at scale. We’ve previously worked with illbruck, part of Tremco CPG, and Saint-


Gobain on a project for Cambridge City Council for the retrofi t of 46 homes. Taking a sustainability-led approach to specifi cation, we were able to deliver a closed-loop, high-performance solution that should mean the authority is able to meet future requirements, as well as current ones. Although modern window systems can signifi cantly improve EPC ratings,


gaps between the frame and the facade will lead to heat loss and make it diffi cult to reach the required standard. Partnering with illbruck allowed us to test the windows for air tightness,


lower price doesn’t always deliver on performance, increasing the likelihood of replacements being needed further down the line. T is was evident in a report, ‘Holistic Approaches to Low Carbon Retrofi t


at Scale,’ published in Housing Management & Maintenance in March 2026. T e report found that when it comes to windows, professionals in both the non-profi t and private sectors are primarily driven by meeting the minimum requirements. Even their attitude to energy effi ciency is lukewarm given how critical this is to compliance, as well as reducing damp/mould and fuel poverty. Around 38% said they were balancing compliance with ‘some’ energy


effi ciency improvements, while 29% said their objective was only to meet the minimum Building Regulations. Further down the list, just 13% said they wanted to install the ‘highest-performing future-standard windows’ no matter what the requirements are. Less than half of respondents (45%) said they were undertaking a whole


house deep retrofi t – a holistic approach that encompasses everything from heat pumps and solar panels to triple-glazing and improving airtightness in buildings. Around 62% said there were ‘signifi cant’ or ‘very signifi cant’ challenges associated with this approach, and the biggest barrier, cited by 57% of respondents, is funding. Of course, socially responsible landlords want homes to be kitted out in a way


that not only helps them to stay compliant but also improves tenants’ quality of life and makes a positive contribution to net-zero targets. But the survey again highlighted cost as the biggest barrier to retrofi tting, followed by the age of housing stock, and lack of skilled trades. While cost is a real concern, I believe we need to shiſt the focus to value for


money. Responsibility doesn’t fall to social housing providers alone. Both the Government and industry have a part to play: the former via funding, support and realistic deadlines, and the latter through partnerships and innovative solutions that measurably improve performance and, importantly, can be scaled.


BATCHING FOR SUCCESS When you look at the UK’s largest providers, such as Clarion Housing Group with roughly 125,000 homes, or Peabody with over 100,000, the prospect of an immediate deep retrofi t across a large portfolio is fi nancially daunting to say the least. When providers are faced with this signifi cant cost, it’s easy to focus on the short-term. To counter this, the sector needs to move away from an all-or-nothing


mindset and start breaking down these vast portfolios. By identifying specifi c ‘batches’ of homes where high-performing, future proofed windows are most viable right now, providers can make meaningful progress while reducing the long-term overall cost burden. It is far better to strategically invest in top-tier, 2050-ready specifi cations for


at least a targeted batch of properties today than to apply a cheap, sticking plaster fi x across the board that guarantees a second wave of replacements tomorrow.


thermal effi ciency and rain resistance at its specialist facility in Bavaria. Saint-Gobain helped to close the loop, with glass being recycled as part of the company’s Glass Forever programme, while we took the old PVCu frames to be recycled and remanufactured into new profi les at Eurocell Recycle. It’s not just upfront product and installation costs that stand in the way of


retrofi ts – there can be other risks and compliance issues too. During construction, high-performance products may be replaced with


ones that don’t meet the required spec (creating a ‘specifi cation gap’), which means properties don’t deliver on energy performance. T is is where industry once again has an important role to play. A ‘specifi cation to installation’ model like SureSpec for windows and doors can reduce the driſt between design and delivery, ensuring what is designed is fi tted, so buildings comply with the standards required.


‘TENANT BLOCKING’ T ere’s another reason for avoiding short-termism in retrofi tting. T e Holistic Approaches to Low Carbon Retrofi t at Scale report found that tenants blocking improvements has risen to number fi ve out of 11 factors, up from eighth place two years ago. In 2023, it ranked lowest on the list. Even with the prospect of lower energy bills and a more comfortable home,


tenants are concerned about disruption. T ere’s clearly work to be done in how these improvements are communicated – indeed, 37% of social housing professionals said that tenants can be confused by the term ‘retrofi t,’ while 22% believe it’s ‘somewhat problematic’. T e mantra ‘do it once, do it right’ is critical here – people are more likely to get on board with improvements if they last for decades and the benefi ts are clearly communicated.


FINAL THOUGHTS For too long, the UK has had a cultural habit of kicking the can down the road when it comes to infrastructure and housing. We patch things up to satisfy the immediate regulatory cycle, only to pay double when the sticking plaster inevitably peels off . With the 2050 net-zero targets looming, we are running out of road. So, the message for social landlords is clear – specify for windows and other


assets beyond the 2030 deadline, otherwise they risk having to make further retrofi ts again before 2050. Short-term piecemeal upgrades are counterproductive if they result in


energy performance issues that compromise compliance and need further improvements. Tenant satisfaction will suff er due to higher energy bills and the prospect of further upheaval. As we’ve seen, the sector isn’t on its own. Innovations and partnerships


within industry, coupled with government funding, can make comprehensive retrofi ts both achievable, and scalable.


Gary Doxey is commercial manager at Eurocell Housing Management & Maintenance Summer 2026


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