Following UKREiiF 2025, PJ Farr, Managing Director, UK Connect explains why IoT is the missing link for ambitions to create sustainable, net zero cities
At UKREiiF 2025, sustainability and innovation dominated the headlines. New towns, net zero targets, modular homes, and smart city ambitions were showcased as the foundations of a better built environment. But as I walked the exhibition halls and spoke with developers, councils, and tech leaders, one recurring question lingered:
How exactly are we going to measure any of this?
The reality is stark: we’re building a vision of sustainable development that’s rich in ambition but dangerously thin on infrastructure. And nowhere is this gap more visible than in our retrofit strategy.
Ambition is high, but so are the stakes
From the government’s plans for 12 new towns to sweeping net zero goals, UKREiiF laid out a compelling future for UK real estate. But amidst the excitement, another reality demands urgent attention: most of the buildings that will be standing in 2050 have already been built. We cannot decarbonise our way to net zero through new developments alone.
The real battleground lies in retrofitting existing buildings—and doing so in a way that’s measurable, auditable, and future-proof. That’s where technology, and particularly IoT, has a defining role to play.
Yet as someone who works with the UK’s leading contractors, developers, and FM teams, I see the same recurring challenge: while regulation is increasing, the tools to meet those demands in a cost-effective and scalable way are still missing from too many portfolios.
Regulation is becoming a data problem
Let’s be clear. The pressure is on. New regulatory targets are reshaping the way we value and manage real estate:
- MEES (Minimum Energy Efficiency Standards) already make it unlawful to lease commercial property in England and Wales with an EPC rating below E.
Proposed updates to MEES will raise the minimum to EPC C by 2027 and EPC B by 2030, applying not just to new leases but also to all existing tenancies—representing a major compliance shift across the commercial property sector - The Net Zero Government Initiative requires a 50% reduction in public sector building emissions by 2032 and 75% by 2037
- A recent report estimated over 95 million square feet of commercial real estate in England are at risk of becoming stranded assets—legally unlettable and financially unviable—if they fail to meet these new standards
What does that mean for asset owners, councils, and fit-out firms? It means that compliance is no longer a once-a-year check-in. It’s a live, ongoing performance requirement. And live problems need live data.
Retrofitting without data is just guesswork. And guesswork is a liability.
Why IoT is the missing link
IoT is often spoken about in futuristic terms, but it’s actually one of the most immediate and practical tools we have to drive sustainability today. At UK Connect, we’re working with clients right now to install low-cost, long-life IoT sensors that:
- Monitor temperature, humidity, and energy usage in real time
- Provide early alerts for inefficiencies and failures
- Reduce compliance burden (e.g., automate emergency lighting and Legionella checks)
- Integrate into existing Building Management Systems (BMS)
- Help meet Scope 1, 2, and 3 emissions targets
The best part? Many of these sensors run for up to 10 years on a single battery, with zero cabling or retrofitting required. This isn’t theoretical. It’s field-proven, cost-effective, and deployable at scale.
A lesson from Wales: the optimised retrofit programme
We’ve been watching Wales closely, where the Optimised Retrofit Programme (ORP) is leading the way. Although it’s focused on residential buildings, the principle is powerful and easily translatable to commercial estates.
By combining fabric improvements, low-carbon technologies, and IoT-powered energy monitoring, ORP is proving that decarbonisation doesn’t require deep disruption—just smart design and smarter insights.
At UK Connect, we’re bringing these same principles into the commercial and fit-out space. By helping clients collect real-time energy data across their portfolios, we can pinpoint the highest-impact upgrades and deliver clear ROI on retrofit investments. It turns the guesswork into a data-driven strategy.
Digital twins: from buzzword to boardroom tool
One area that gained traction at UKREiiF was the use of digital twins. For us, this is more than just a trend.
A digital twin powered by real-time sensor data allows you to simulate upgrades before spending capital. You can forecast compliance outcomes, model different heating strategies, or compare insulation options—all without laying a single brick. It’s not just smart; it’s economically efficient.
We’ve already seen clients use digital twins to satisfy investor scrutiny, unlock funding, and reduce the cost of retrofit planning. It turns the sustainability conversation from abstract to actionable.
The real cost of doing nothing: stranded assets
This isn’t just about regulatory risk. It’s about asset value.
Mark Carney, former Governor of the Bank of England, warned years ago about stranded assets—properties that become unsellable and unlettable due to environmental non-compliance. That risk is no longer on the horizon. It’s here.
We are working with landlords and facilities managers today who are actively seeking ways to avoid devaluation by improving their EPC scores, tracking usage data, and future-proofing their portfolios through low-disruption IoT installs.
In this new landscape, buildings that can’t prove performance will simply be passed over by tenants, investors, and regulators.
Your building’s value may soon depend more on its sensors than its signage.
Final thoughts: from vision to delivery
UKREiiF 2025 laid out a bold vision for the future of our built environment. But vision without infrastructure is just a nice idea. To meet the expectations of investors, regulators, and communities, we must equip our buildings — new and old — with the tools to measure, validate, and improve their performance.
IoT isn’t just part of the sustainability toolkit — it’s the foundation. And as retrofit pressures mount, it will increasingly decide which buildings survive, and which get left behind.
As we look toward UKREiiF 2026 and MIPIM, our focus at UK Connect is simple: turning promises into performance, and regulation into opportunity.
If you’re a fit-out firm, landlord, FM team or local authority trying to make sense of the retrofit journey — let’s talk. The data you need to move forward may already be within reach.
PJ Farr is the CEO and Co-Founder of UK Connect. With 10+ years of experience in the connectivity industry, PJ drives UK Connect’s growth and development. His passion lies in delivering exceptional customer service and providing best-in-class connectivity solutions for business growth.
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