What is scored
Gas Safety, EICR, EPC, deposit protection, Right to Rent, fire risk, legionella, the property licence and the smoke and carbon monoxide alarm check, per property. Open the property and each item shows its own state and its date: the expiry for a certificate, and the review date you set for a fire risk or legionella risk assessment, which the law gives no expiry.
Two records that follow the rest of the property
The property licence follows the licence recorded on the property: if no licence is recorded as required, it does not count. The alarm check follows your tenancies: each current tenancy that has begun needs the day its alarms were checked. Neither can be edited or marked not applicable on its own, because each changes when the property or the tenancy does.
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, and by text as well on a paid plan. Ninety days is enough time to book an engineer without paying for urgency; one day is the last chance to notice.
Once a certificate is past its date, it is a line on each morning reminder email that goes to you, and is emailed on its own a week after the last one, until a new date is saved. An EPC is chased only while nobody is recorded living there, and a Right to Rent follow-up only while a tenant may still live there.
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.
