What is scored
Gas Safety, EICR, EPC, deposit protection, Right to Rent and fire risk, per property. Open the property and each item shows its own state and its expiry date.
Why a date beats a checkbox
A checkbox records what someone believed when they ticked it. A date records what is true now. If a certificate expired last week, the score falls that week, without waiting for anything to run.
Items that do not apply
An item that genuinely does not apply to a property is not counted against you. A property with nothing applicable scores 100, which is correct rather than generous.
Getting warned before it drops
Reminders go out at 90, 30, 14, 7 and 1 day before each deadline, by email or SMS. Ninety days is enough time to book an engineer without paying for urgency; one day is the last chance to notice.
If it still looks wrong
Check the expiry date recorded against the certificate rather than the upload date. The two are frequently different, and the score reads the expiry.