.jpg?width=400&height=150&name=Property%20Defect-TM%20-%20%20logo%20(400%20x%20400%20px).jpg)
Every hazard. On record.
Every hazard. On record.
Know before you go.
Know exactly what the defect is before anyone gets in a van. Hazard triage from a photograph in minutes — from the engineering practice that has investigated housing association defects for over twenty years.
Bring three live cases from your own stock. We'll run them against Phase 2 and show you where your current categorisation holds and where it breaks. Tuesday and Thursday afternoons.
What changes on 30 November, and what to do about it.
Bring three live cases from your own stock. Tuesday and Thursday afternoons.
From 30 November, fixed statutory timescales apply to seven further hazard categories. Most are things your property services and FM teams handle every week. You don't need us to fix those — you need to know precisely what you're sending them to.
Our report identifies the defect, states its severity and the applicable statutory timescale, and sets out the trade required, the likely fault, and the parts to bring.
Your team attends once, equipped, and fixes it. No diagnostic visit. No return trip.
Defective stairs, inadequate guarding, damaged flooring, unsafe access. Loose masonry, defective balconies, movement and cracking.
These are engineering problems. Use your own team — or use ours for investigation, remedial design and implementation across the portfolio.
Buried in the Phase 2 guidance is a line that changes how this has to be resourced. Triage is part of the initial determination — and is not a separate step in the timeframes.
There is no window in which to work out what you're dealing with. The clock starts the moment you become aware of a potential hazard, and it runs while you are still deciding what that hazard is.
| Trigger | Requirement |
|---|---|
| Emergency hazard | Investigate and make safe within 24 hours |
| Significant hazard | Investigate within 10 working days |
| Following investigation | Written summary to the resident within 3 working days |
| Relevant safety work | Complete within 5 working days |
| Longer-term remedial works | Begin within 12 weeks |
Every clock starts at the point of report. Triage decides which one you're on — and how much of it you spend finding out.
Government guidance expressly permits investigations to be carried out remotely where photographs allow a competent person to determine the hazard. This is an endorsed route, not a workaround.
A tenant or officer sends photographs by WhatsApp or QR code. No app, no login, no training day.
The defect is identified and severity-scored, with the applicable Awaab's Law timescale stated — before anyone is dispatched.
Five categories route to your existing teams with the parts to bring. Falls and structural collapse escalate to chartered engineers.
A technical officer drives an hour to a property. The defect takes ninety seconds to diagnose. That is the visit we remove.
Know before you go.
Every hazard categorised, timestamped and evidenced from the moment it's reported — before anyone travels.
See an Example ReportTwo worked example reports. One routed straight back to an in-house team with the fault identified and the parts listed. One escalated to structural investigation.
No form. No email address. Just read it.
You bring live cases from your own stock. We triage them alongside your existing process, and you see — on your own data — how many first visits you'd have avoided and how many categorisations would have changed. Six weeks of running time means real results in hand before 30 November, not after it.
On commercial terms
There is no standard package here, and we would rather not pretend otherwise. What it costs depends on the size of your portfolio, the volume you would put through triage, and how much chartered engineering escalation you want sitting behind it.
If we already work with you on structural investigation, that conversation starts somewhere different again.
That is precisely what the twenty-five minutes is for. No penalty clauses, no contingent charges, and nothing you cannot walk away from.
Five is a genuine limit. Chartered engineering review capacity is the constraint, not software licences.
Bring three live cases from your own stock. Tuesday and Thursday afternoons.
Bring three live reports from your own stock. We'll run them against Phase 2 and show you where your current categorisation holds and where it breaks — the hazard, the severity, and which statutory clock each one starts.
No slides. No pitch. You'll leave knowing something about your own process you didn't know before — and if it makes sense to talk about the longer term, we can do that too.
Sessions run Tuesday and Thursday afternoons. Online, or in person at your offices.
Calendar not loading? Open the booking page directly.
Exactly — keep them. We tell them what they're walking into so they only walk in once.
Good. We're not replacing it. We improve the quality of the data going into it.
It's a preliminary indication from photographic evidence, not a survey. Serious flags are reviewed by an engineer before anything carries our name. Government guidance expressly permits remote investigation where photographs allow a competent person to determine the hazard. Judge for yourself — download an example report.
We attend. Site investigation, remedial design and implementation support, under Francis Bradshaw Consulting's Professional Indemnity cover.
It depends on portfolio size, the volume going through triage, and how much engineering escalation you want available — so there is no list price to quote here. Existing Francis Bradshaw clients start from a different position again. We will give you a straight answer on the call, and there are no penalty clauses or contingent charges in any arrangement we offer.
You bring three live cases. We triage them in front of you and compare the result against how your process categorised them. If nothing changes, you've lost twenty-five minutes and gained a data point. If something changes, you've found it before 30 November rather than after.
UK and EU hosted, GDPR-compliant handling, DPA provided before onboarding.
They don't need one. It's WhatsApp.
We'd rather you read it yourself. These are the primary sources.
Know before you go.
Find out now whether your triage holds — not in December.
Bring three live cases from your own stock. Tuesday and Thursday afternoons.
Every hazard. On record.
Built by the engineers social landlords already call for structural defects.