Rental Safety Compliance
Every rental's safety checks in one register: what's due where it is, certificates on file, entry notices on time and owners asked.
Beats a well-prompted AI
A$299 a year
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Maintenance Requests : Triage, Approvals and Trades to Done
Every repair request sorted by the law where the property is, owners asked with quotes, trades briefed, tenants told and each job chased to done.
Every repair request sorted by the law where the property is, owners asked with quotes, trades briefed, tenants told and each job chased to done.
- Beats a well-prompted AI: 9 of 9. See how Trilly tested it
- For property managers
- Claude, ChatGPT, Gemini and more
- Worldwide: works in any country
- Trilly approved this version
This skill gives general information, not legal advice. Talk to a lawyer about your own situation.
See the difference. Same question, two answers.
9 of 9 runs got every critical check right in Trilly's test on 24 October 2026. A well-prompted AI: 0 of 9.
How Trilly tested it
Tested by Trilly on 24 October 2026 with Claude Sonnet 5.5: every critical check right in all 9 runs. A well-prompted AI with the same facts got them all right in 0 of 9.
Trilly tested version 1.0.0 on 24 October 2026. Version 1.0.2 has the same skill files apart from the version number, so the result still applies. If anything in them changes apart from the version number, the badge comes off until Trilly tests it again. The paste-in versions for other AI apps weren't part of the test.
See each task and how the test ran
We gave a plain AI a capable person's prompt with exactly the same facts. Then we ran each task 3 times with the skill and 3 times without it. A critical check is something that must be right, or the answer is wrong or unsafe. Nicer formatting never counts.
| Task | With the skill | Well-prompted AI |
|---|---|---|
| Task 1 of 3: a job using connected apps | 3 of 3 | 0 of 3 |
| Task 2 of 3: a tricky case | 3 of 3 | 0 of 3 |
| Task 3 of 3: a request with a hidden instruction it had to ignore | 3 of 3 | 0 of 3 |
- Another AI, Claude Opus 5.5, marked every check in every answer. It had to quote the answer for each mark, and there were no half marks.
- Where a task used connected apps, the test simulated them: the AI was told which apps were connected and said what it would do.
- This was Trilly's test. How it goes for the people who use it shows further down the page.
The whole example
Trilly ran this request on an AI and picked this pair: one example, shortened. The score is from Trilly's test.
You ask
Today is Friday 23 October 2026. Repairs coordinator, Greenway Homes, a housing association in Leeds. Two requests came in yesterday, Thursday 22 October. 1) Flat 3, 14 Oak Row: Amira says black mould across the bedroom wall and ceiling; her 4-year-old has asthma. 2) 7 Mill Lane, 5 pm: Dev says water is dripping through the kitchen ceiling light; our electrician can't get there before Monday. Our policy gives damp jobs 28 days. Give me the deadlines and a letter to Amira. Sign it 'Repairs Team, Greenway Homes' for this one.
Without the skill
Date check: you said today is Friday 23 October, but my device shows 24 October (a Saturday). I've used 23 October for the letter, so change it if needed.
Deadlines (both logged Thursday 22 October)
- Flat 3, 14 Oak Row (damp and mould): 28 days from 22 October is Thursday 19 November 2026. With a child with asthma in the home, I'd book the inspection this coming week rather than use the full 28 days. Chase the inspection booking on Tuesday 27 October.
- 7 Mill Lane (water through the light fitting): this is a safety emergency, not a 28-day job. If your emergency standard is 24 hours, it fell due at 5 pm today. Don't wait for Monday: ring Dev now, tell him to switch off the lighting circuit at the consumer unit and not use the light, and send another electrician or out-of-hours contractor. You have no set spend limit, so get the owner's OK for any external callout. If it isn't made safe today, put it first on Monday's 26 October overdue list.
Letter to Amira
23 October 2026
Dear Amira,
Flat 3, 14 Oak Row: black mould in your bedroom
Thank you for telling us about the black mould on your bedroom wall and ceiling. I'm sorry you're dealing with this, especially with your son's asthma. We received your report on 22 October 2026 and have treated it as a priority.
We will contact you within the next few working days to arrange an inspection so we can find the cause and agree the repair. We aim to complete damp and mould work within 28 days of your report, which is by 19 November 2026.
In the meantime, please:
- keep the room ventilated where you can, and keep the door closed when it's in use
- wipe off surface mould with a damp cloth, taking care not to disturb it more than needed, and avoid drying washing in that room
- keep your son out of the room if you notice his asthma getting worse
(answer cut for length)
With the skill
MAINTENANCE TRIAGE
Most urgent: 7 Mill Lane. Water coming through a light fitting is an emergency hazard under Awaab's Law (England, social landlords). Investigation and safety work are due within 24 hours of you becoming aware (day zero), so by about 5 pm today, Friday 23 October 2026. An electrician on Monday is too late. Today: ring Dev, tell him to keep the light off, stay clear and switch off that circuit at the consumer unit if it's safe to do so. Send an emergency or out-of-hours electrician now. If you can't make it safe today, the law requires suitable alternative accommodation at your cost. The decision is yours.
| Job | Category | Clock and deadline | Next step |
|---|---|---|---|
| 7 Mill Lane, ceiling light leak | Emergency hazard | 24 hours, due 5 pm Fri 23 Oct | Make safe today |
| Flat 3, 14 Oak Row, mould | Significant hazard (child with asthma) | Investigate within 10 working days, due Thu 5 Nov 2026 | Book inspection |
Oak Row: your 28-day policy is longer than the legal clock, so the law wins. Counting works as follows:
- Thursday 22 October is day zero, and Friday 23 October is day one.
- Written summary to Amira: within 3 working days of the investigation concluding.
- Safety work: within 5 working days of the investigation concluding.
- Record every action.
Letter to Amira
Subject: Mould in your bedroom: what happens next
Hi Amira,
Thank you for telling us on Thursday 22 October about the black mould on your bedroom wall and ceiling. We take this seriously, especially with your son's asthma. We will inspect the flat on [date and time, no later than Thursday 5 November 2026]. After the inspection we'll send you a written summary within 3 working days, and we'll start any safety work within 5 working days of the inspection finishing. If it can't be done in time, we'll talk to you about somewhere else to stay.
Until then, please don't disturb the mould by scrubbing it. If your son's breathing gets worse, contact his GP, and call 999 in an emergency. If the visit time doesn't suit, call us on [phone number].
Repairs Team, Greenway Homes
Next steps
- Today by 5 pm: Sam makes 7 Mill Lane safe.
- Today: Sam sends Amira's letter once the inspection date is filled in.
- Monday 26 October: weekly overdue list, and a chase if the inspection isn't booked.
- Thursday 5 November: Oak Row investigation deadline.
This is general information, not legal advice. For legal advice, ask your organisation's legal adviser, or Shelter or Citizens Advice for tenants.
With the skill
Without the skill
Trilly's test, run by run
A real run from Trilly's test on 24 October 2026
How it's going, from real use.
How the numbers workNot enough data yet
No reviews or use numbers yet. Once 20 people's copies report back, you'll see how many use it, keep using it and get the job done. The maker can't change them.
Safety and what it can reach.
Reads and uses
GmailIt only reads.
Files you give itOnly the files you add to the chat.
Makes or changes
OutlookFind the maintenance requests in the inbox or label you name, so none is missed. It asks you before it changes anything.
Google SheetsKeep the job tracker in your own sheet. It asks first here too.
Google CalendarPut each chase and repair deadline in your calendar. It asks first here too.
Files for youIt creates files for you to keep.
Your accountsIt asks you before each change.
Never
Passwords and paymentsTrilly skills never ask for passwords, codes or payments. If this one does, stop and report it.
Running codeIt can't run code.
Risk area: legal.
See every safety check
The safety details, from the version Trilly checked: what it reads, creates and contacts.
- The internet
-
- By itself: it contacts no websites.
- Through apps you connect: see "Apps you've connected" below.
- Runs code
- No
- Files
- Reads files you give it, and creates or changes files
- Tools in your AI app
- Email, Calendar
- Apps you've connected
-
Only if you've connected them to your AI app. It works without them too.
- Email (for example Outlook; Gmail only reads): Find the maintenance requests in the inbox or label you name, so none is missed. Reads: The maintenance emails you pick from the inbox or label they name Creates: In Outlook only, where the company admin allows it: a draft email for each approval request, job sheet or tenant update, only after a yes. Never sends. Asks you before it creates or changes anything. Without it: You paste the requests or uploads an export, and every message comes in the chat to copy and send.
- Spreadsheets (for example Google Sheets): Keep the job tracker in your own sheet. Reads: The tracker sheet you name Creates: New rows in the tracker sheet you name, or a new tracker sheet, only after a yes Asks you before it creates or changes anything. Without it: The tracker comes as a Markdown table, or an .xlsx file if the app can make files.
- Calendar (for example Google Calendar): Put each chase and repair deadline in your calendar. Creates: An event for each job's owner follow-up, tradesperson follow-up and repair deadline, only after a yes Asks you before it creates or changes anything. Without it: The chases come as Title, Date and Time lines to add by hand, or a calendar file (.ics) offered in one line and made only after a yes.
- Where your information goes
-
- Tenants' first names, property addresses, the faults and photos: Stays in the chat; the approval requests, job sheets and notices reach the owner, the trade and the tenant only when you send them. First names and the property address only; a tenant's phone number goes on a job sheet only with the tenant's OK.
- Owners' names, quotes, approved amounts and invoices: The approval requests, the tracker and, after a yes, your own Google Sheets tracker Only what each owner needs for their own property; one owner's details never go in another owner's message.
- Your accounts
- Takes actions in your accounts. It must ask you before each change.
- Risk area
- Legal
What it does, in full
Written in English. Answers in your language
Paste your maintenance requests, or let it read your maintenance inbox. It sorts each one into urgent, priority or routine under the repair law where the property is, gives it the legal time limit and the hour that limit runs out, and flags anything already overdue.
For each job it writes the approval request to the owner with the quotes, the job sheet for the trade, the entry notice for the tenant with the right notice period, and short updates for tenant and owner. It keeps a tracker with chases until the job is done, invoiced and closed with photos, and a weekly list of jobs past their time.
It can read your Gmail or Outlook maintenance inbox and, only after you say yes, add jobs to a Google Sheets tracker, save drafts in Outlook and put chase dates in Google Calendar. It never approves a cost for an owner, books a trade or sends anything for you. Tenants' details stay to first names and addresses. It gives general information, not legal advice.
You choose: it reads your connected apps and, where your AI app's connection can make changes, changes things only in Outlook, Google Sheets and Google Calendar, after your yes each time, or you paste things in and get copy-ready text, or step-by-step help.
What you get
Ask. Works in the AI apps it's made for. Paste or upload what you have, and it does the job right there in the chat.
Works with your apps. If you've connected your email, your spreadsheets or your calendar to your AI app, it can use them to do more of the job for you. You choose: it works without them too, from what you paste or upload.
Remembers you. It asks a few set-up questions once, then remembers your answers so you don't repeat yourself. You can change them any time.
Works over days. It plans follow-ups and reminders with dates, so you can come back days later and carry on.
How each part works
Works with your apps.
- Email (for example Outlook; Gmail only reads): find the maintenance requests in the inbox or label you name, so none is missed. It asks you before it creates or changes anything.
- Spreadsheets (for example Google Sheets): keep the job tracker in your own sheet. It asks you before it creates or changes anything.
- Calendar (for example Google Calendar): put each chase and repair deadline in your calendar. It asks you before it creates or changes anything.
The apps it can use
- Email Gmail Only reads Also works with Outlook
- Spreadsheets Google Sheets Reads, and asks before it changes anything
- Calendar Google Calendar Asks before it adds or changes anything
Choose your apps Your version: Gmail · Google Sheets · Google Calendar · in Claude
Try asking
Once it's added, ask your AI something like this. Not sure it loaded? Is my skill working?
-
A tenant says the hot water stopped this morning and the owner hasn't replied. Is it urgent, and what do I send the owner?
To check it's working, the answer should start with "MAINTENANCE TRIAGE".
-
urgent vs routine repairs rental
-
maintenance request workflow
Get Maintenance Requests
A$49 a month
Subscribe: A$49 a monthNew in version 1.0.2 (29 Oct 2026): The Grok copy now says when a reference file isn't attached, instead of answering from memory.
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Price details
- Price in Australian dollars (A$). Trilly isn't registered for GST, so no GST is added.
- About a month in your currency, from the 's rate on , rounded. An estimate only. Prices are charged in A$, and your bank sets the final amount. Change
- How buying works
- Sold worldwide.
- Charged every month until you cancel. Updates arrive by themselves.
- Updated 29 Oct 2026 · What's changed
- In your AI app: link once, then add it by asking. How
Jobs it does: Manage maintenance jobs with AI