For landlords and letting agents. The repairs your tenants report, the certificates that expire whether you are watching or not, and one monthly figure that does not move when it is a bad month for boilers.
The two things that actually go wrong
The repair nobody wrote down
Reported to three people, on three days, and recorded nowhere. Give the tenant the link for their property and it is on the board with a reference and a date on it, whoever they told.
The certificate that lapsed quietly
A gas safety record that expired is a criminal offence. An expired electrical report can invalidate a Section 21 notice. Both fail on a date nobody was watching.
How it works
- Load the portfolio. Addresses, your own references, and four facts about each one: gas or not, furnished or not, communal parts, built before 2000. Those four decide which compliance rows the property gets, so nobody reads a screen full of certificates that do not apply to them.
- Set your bands. Emergency, urgent, routine and planned, each with a target to respond and a target to complete. Start on the profile for private landlords and change any number that your own policy sets differently.
- Set the spend you are happy with. Anything above it waits for a named person to approve before it goes anywhere. Everything below it goes straight out.
- Give tenants the link. One per property. No account, no app, no password. They say what is wrong, they get a reference and the date it is promised by, and it is on your board before they put the phone down.
- The repair finds a trader. It goes to the traders who fit it, on a clock. If they do not answer it widens, and it keeps widening rather than sitting in an inbox. An emergency does not wait for office hours.
- Sign it off and keep the record. Photos, timestamps, who attended, what it cost, and whether each target was met. That is the evidence pack, and it is produced as you go rather than assembled afterwards when somebody asks.
Your repair bands
| Band | What belongs in it | Respond | Complete |
|---|---|---|---|
| Emergency | A danger to somebody, or the home is not secure. Made safe same day. | 4 hours | 1 days |
| Urgent | Not dangerous, but the home does not work properly until it is fixed. | 1 days | 10 days working |
| Routine | A repair that can be booked in. Everything that is not the two above. | 5 days | 28 days working |
| Planned | Renewal rather than repair. A kitchen, a roof, a set of windows. | 10 days | 120 days working |
Section 11 of the Landlord and Tenant Act 1985 says repairs are done in a reasonable time, which is not a number. These are the conventions, and they are yours to change.
The compliance calendar
Tell us four things about each property and only the rows that apply to it appear. Gas or not, furnished or not, communal parts, built before 2000.
| Certificate | Renewal | Set by |
|---|---|---|
| Gas safety record Every gas appliance and flue checked, and the record given to the tenant. |
1 year | Gas Safety (Installation and Use) Regulations 1998, regulation 36. |
| Electrical condition report The fixed wiring inspected and tested, with any C1 or C2 put right. |
5 years | Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020. |
| Energy performance certificate The energy rating. A property below E cannot normally be let. |
10 years | Energy Efficiency (Private Rented Property) (England and Wales) Regs 2015. |
| Smoke and carbon monoxide alarms Alarms present on every storey and in every room with a fuel burner, tested. |
1 year | Smoke and Carbon Monoxide Alarm (England) Regulations 2015, as amended 2022. |
| Legionella risk assessment The water system assessed for legionella risk. Common practice is two yearly. |
2 years | Health and Safety at Work etc. Act 1974, with HSE ACOP L8 guidance. |
| Portable appliance testing Appliances you supply, checked. Only relevant where the let is furnished. |
1 year | Electrical Equipment (Safety) Regulations 2016. Interval is risk based. |
When a row goes amber, booking the trade that renews it is one tap from the row itself.
What it costs
| Properties | Per property, per month | Example |
|---|---|---|
| 1 to 9 | £3.50 | 1 properties, £15 a month |
| 10 to 49 | £2.80 | 10 properties, £28 a month |
| 50 to 249 | £2.10 | 50 properties, £105 a month |
| 250 to 999 | £1.50 | 250 properties, £375 a month |
| 1,000 and above | Agreed | Priced with you |
Minimum £15 a month. Pay for the year and you pay for 10 months rather than twelve. Every figure excludes VAT.
In the monthly figure
- Every repair you raise, with no charge per job and no commission on its value
- Priority bands with a target to respond and a target to complete, on every repair
- A compliance calendar for gas, electrical, alarms, fire and the rest
- A reporting link per property, so tenants report without an account
- The dispatch ladder, so a repair reaches a trader instead of sitting in an inbox
- An approval threshold, so spend above your limit waits for a person
- A schedule of rates, so agreed prices skip the quoting round
- The evidence pack: photos, timestamps, sign off and the full audit trail
- A monthly statement carrying your purchase order reference
Not charged for, at any volume
- Raising a repair. There is no per job fee at any volume.
- The value of the work. No commission is taken from your contractor.
- Your traders. Work that comes from you carries no charge to them at all, which is why they have no reason to take your repairs off the platform.
- Tenants reporting. A reporting link costs nothing and is not counted as a property.
- Users. Add your whole repairs team.
How you pay
On account
Councils, housing associations, letting agents, contractors.
Repairs are done and invoiced monthly against your purchase order, on 30 day terms. One invoice, one statement, every job line referenced to your own property reference.
No money is held, so there is no protection charge on work settled this way.
Held until sign off
Smaller landlords, and anybody using a trader for the first time.
The job total goes into escrow at the start and is released stage by stage as you sign each one off.
Job protection is 1.5% of the job, added at the point you commit and shown first.
What your traders pay
Nothing on your work. No charge to them and no commission on the value of the job, which is why the good ones have no reason to take your repairs off the platform.