ANGEL MOVES

HHSRS Category 1 & 2 Property Risk Assessment & Condition Report

Level 1 — EVIDENCE-BASED PROPERTY RISK REVIEW

Gold: £199 | Non-Member: £398

You already have photographs, videos, inventories or inspection records. Send us what you have — Angel Moves independently reviews it through an HHSRS/property-risk lens and produces a written report identifying what needs action, monitoring or further investigation.

LEVEL 1 — EVIDENCE-BASED PROPERTY RISK REVIEW

PURPOSE

An affordable first level of independent Property Risk Assessment & Condition Review for landlords and letting/managing agents who already have photographs, videos, inventories, inspection records or other property evidence.

You provide the existing evidence. Angel Moves independently reviews it.

We look at that evidence through a specialist property-condition, HHSRS Category 1 & Category 2 hazard, enforcement, claims and evidence lens and produce a written Property Risk Assessment & Condition Report, within the limitations of the evidence supplied.

The purpose is to help you:

IDENTIFY POTENTIAL RISKS → UNDERSTAND WHAT NEEDS ATTENTION → PRIORITISE ACTION → STRENGTHEN YOUR EVIDENCE → ACT BEFORE THE PROBLEM ESCALATES.

WHAT IS INCLUDED

1. Independent Review of Existing Property Evidence

Angel Moves reviews the photographs, videos, inventories, inspection records, documents and relevant property information supplied.

Rather than simply relying on what the landlord, agent or inventory clerk originally noticed, you get an independent specialist second pair of eyes.

2. Property Condition Review

We review what can reasonably be seen from the supplied evidence and identify property-condition concerns that appear to require:

ACTION → MONITORING → FURTHER INVESTIGATION.

3. HHSRS Category 1 & Category 2 Hazard Review

The evidence is considered against relevant HHSRS housing-hazard risks to identify potential hazard indicators.

Some serious hazards may be obvious.

Others can be less obvious, developing or easily overlooked by somebody who doesn't know what they are looking for.

4. Looking Beyond the Obvious

We aren't simply looking at whether a property looks clean, modern or well decorated.

A property can look perfectly acceptable cosmetically while still containing property-condition risks.

We therefore look for potential warning signs and deficiencies that may have been missed when the original photographs, videos or inventory were produced.

5. Risk Viewed From Different Perspectives

We don't look at the evidence from only one perspective.

Where relevant, we consider:

THE PROPERTY-RISK VIEW

What potential property-condition or HHSRS hazard indicators can reasonably be identified?

THE TENANT VIEW

What condition or evidence could potentially lead to a tenant complaint or require action?

THE DISREPAIR / CLAIM VIEW

What evidence could become important if allegations concerning disrepair or fitness for human habitation later arise?

THE LOCAL AUTHORITY VIEW

What might cause an enforcement officer to ask questions, request further evidence or investigate further?

THE LANDLORD / AGENT PROTECTION VIEW

What should you deal with now? What should you monitor? What evidence should you retain? What requires further investigation?

6. Priority Recommendations

We don't simply give you a list of defects.

Where appropriate, identified concerns are prioritised:

URGENT / ACTION REQUIRED

STRONGLY RECOMMENDED

MONITOR / REVIEW

FURTHER INVESTIGATION REQUIRED

This helps you understand what should be dealt with first and what happens next.

7. Recommended Works & Follow-Up

Where concerns are identified, the report highlights appropriate recommended actions.

The purpose is to move from:

“We've found a problem.”

to:

“We've found a potential problem — here's what should happen next.”

8. Potential Enforcement / Financial-Risk Awareness

Where appropriate, the report can identify the potential legal or enforcement significance of concerns found.

We cannot predict what a particular Local Authority, tribunal or court would ultimately decide.

However, we can help you understand why an identified concern matters and why action should be considered.

9. Written Property Risk Assessment & Condition Report

You receive a dated written report recording:

EVIDENCE REVIEWED → CONCERNS IDENTIFIED → RISK AREAS → PRIORITIES → RECOMMENDED ACTION → FURTHER INVESTIGATION WHERE REQUIRED.

10. Landlord / Agent Management Report

The landlord or managing agent receives the detailed management-facing report covering identified concerns, priorities, recommendations and relevant evidence considerations.

11. Tenant-Facing Property Condition / Action Record

Where appropriate, a separate tenant-facing document can record relevant property-condition findings and actions/next steps in straightforward language.

This helps create a clearer record of:

WHAT WAS IDENTIFIED → WHAT ACTION IS BEING TAKEN → WHAT HAPPENS NEXT.

12. Evidence Trail

Level 1 creates a dated starting point showing:

WHAT EVIDENCE WAS PROVIDED → WHAT ANGEL MOVES REVIEWED → WHAT WAS IDENTIFIED → WHAT WAS RECOMMENDED → WHAT ACTION FOLLOWED.

13. Identification of Further Assessment Needs

There will be things that simply cannot be properly determined from photographs or videos.

Where that happens, we say so.

We may recommend a higher-level live virtual assessment, physical inspection or appropriate specialist investigation.

14. Starting Point for Ongoing Monitoring

Property risk isn't static.

PROPERTY CONDITIONS CHANGE → OCCUPANTS CHANGE → CIRCUMSTANCES CHANGE → RISK CAN CHANGE.

The report therefore provides a baseline from which subsequent changes in property condition can be monitored.

WHY DO LANDLORDS & AGENTS NEED LEVEL 1?

The private rented sector has changed.

Section 21 has gone. Tenant rights have strengthened. Rent Repayment Orders have been extended. Tenants have greater access to councils, advice organisations, legal representatives and organisations assisting with housing claims.

For qualifying offences, Rent Repayment Orders can now potentially involve up to 24 months' rent.

And this is not simply a social-housing issue.

Private landlords also have legal obligations concerning the condition and fitness of rented homes.

So it is no longer enough to think:

“Nobody has complained, therefore everything must be fine.”

A much better question is:

“If somebody independently scrutinised the evidence we already have today, what might they identify?”

That's what Level 1 is designed to help answer.

WHY CATEGORY 1 & CATEGORY 2 HAZARDS MATTER

Not every housing hazard looks immediately dangerous.

Some problems are obvious.

Others may appear relatively minor but can become more serious as the property deteriorates, circumstances change or different occupants use the property.

That's why simply checking the property once isn't enough.

A concern identified today may need:

ACTION NOW → MONITORING → REASSESSMENT LATER.

Early identification gives you an opportunity to deal with developing problems before somebody else identifies them for you.

THIS IS NOT JUST AN INVENTORY

This distinction is extremely important.

A conventional inventory/condition report primarily records:

WHAT IS THERE → WHAT CONDITION IT APPEARS TO BE IN → PHOTOGRAPHS AT THAT POINT IN TIME.

Level 1 takes that evidence and asks additional questions:

WHAT POTENTIAL RISK COULD THIS REPRESENT?

WHAT MAY HAVE BEEN OVERLOOKED?

COULD THERE BE AN HHSRS HAZARD INDICATOR?

WHAT NEEDS ACTION?

WHAT SHOULD BE MONITORED?

WHAT REQUIRES FURTHER INVESTIGATION?

WHAT EVIDENCE SHOULD BE RETAINED?

So:

INVENTORY = CONDITION RECORD

LEVEL 1 = CONDITION + PROPERTY RISK + HHSRS REVIEW + PRIORITIES + ACTION + EVIDENCE

You've already paid to produce the evidence.

Level 1 helps you understand what that evidence may actually be telling you.

WHY WAITING FOR A TENANT COMPLAINT IS RISKY

A relatively small issue can escalate:

MINOR PROBLEM → NOT RECOGNISED → NOT RECORDED → CONDITION DETERIORATES → TENANT COMPLAINS → EVIDENCE IS COLLECTED → COUNCIL / ADVISER / LEGAL REPRESENTATIVE BECOMES INVOLVED → LANDLORD OR AGENT STARTS REACTING AFTER THE EVENT.

By that point, you're responding to somebody else's evidence.

Level 1 reverses the process:

YOUR EVIDENCE → INDEPENDENT REVIEW → POTENTIAL RISKS IDENTIFIED → PRIORITIES SET → ACTION TAKEN → EVIDENCE RETAINED.

WHY THIS MATTERS TO LANDLORDS

A Gas Safety Certificate, EICR, EPC and inventory are all important.

But together they don't necessarily answer:

“What other property-condition risks could be developing inside my property?”

Level 1 gives you an additional independent layer of review.

If concerns are identified, you have an opportunity to deal with them, document what you have done and monitor what happens next rather than discovering the problem for the first time after a complaint has been made.

WHY THIS MATTERS EVEN MORE TO MANAGING AGENTS

When you manage somebody else's property, the landlord is relying on your agency.

The tenant may report the problem to you.

Your employee may receive the photographs.

Your agency may arrange the contractor.

Your CRM may contain the correspondence.

Your staff may have inspected the property.

If something later goes wrong, questions can include:

WHEN DID THE AGENCY KNOW?

WHAT DID THE AGENT IDENTIFY?

WAS THE LANDLORD INFORMED?

WHAT DID THE AGENCY RECOMMEND?

WHAT ACTION WAS TAKEN?

WAS THE REPAIR FOLLOWED UP?

WAS THE PROBLEM ACTUALLY RESOLVED?

WHERE IS THE EVIDENCE?

For an agency managing a portfolio, Level 1 therefore provides an additional independent specialist review rather than the agency simply relying upon its own assessment of its own records.

WHY INDEPENDENCE MATTERS

There is a difference between saying:

“We checked our own property and thought everything looked fine.”

and being able to demonstrate:

“We commissioned an independent housing compliance and property-risk specialist to review the available evidence, identify potential concerns and recommend action.”

That doesn't guarantee there will never be a complaint, claim or enforcement action.

But it helps demonstrate a proactive approach to identifying, recording and dealing with property risk.

POSSESSION HAS CHANGED TOO

With Section 21 abolished, good property management, correct procedures and strong evidence become even more important when landlord/tenant relationships deteriorate.

Level 1 cannot prevent a tenant challenging a landlord or possession proceedings.

What it can help create is a contemporaneous record — evidence produced at the time — showing:

WHAT THE PROPERTY EVIDENCE SHOWED → WHAT WAS IDENTIFIED → WHAT WAS RECOMMENDED → WHAT THE LANDLORD/AGENT DID ABOUT IT.

That's considerably stronger than trying to reconstruct events months later.

CLAIMS & FINANCIAL CONSEQUENCES

The cost of a property-condition problem can become much greater than the original cost of repairing it.

Depending on the particular circumstances, consequences can potentially include:

REMEDIAL WORKS → TENANT CLAIMS/DAMAGES → LEGAL COSTS → RENT REPAYMENT ORDERS FOR QUALIFYING OFFENCES → LOCAL AUTHORITY ENFORCEMENT → FINANCIAL PENALTIES → MANAGEMENT TIME → REPUTATIONAL DAMAGE.

Depending on the particular legal breach or offence, housing enforcement can involve civil penalties of up to £7,000 or up to £40,000.

For qualifying offences, Rent Repayment Orders can potentially reach up to 24 months' rent.

That's why the Level 1 approach is:

EARLY IDENTIFICATION → EARLY ACTION → BETTER RECORDS → STRONGER EVIDENCE → REDUCED AVOIDABLE RISK.

WHAT ABOUT INSURANCE?

Property condition, maintenance, notification and compliance issues may affect an insurance claim depending upon the particular policy wording, exclusions, conditions and circumstances.

Level 1 does not provide insurance advice and cannot guarantee that an insurer will accept a claim.

But maintaining good property records and acting on identified concerns can put a landlord or agent in a much stronger evidential position than discovering after an incident that a problem had existed for months without being addressed.

WHAT THIS REPORT HELPS YOU DEMONSTRATE

Level 1 does not make a landlord or agent immune from claims, liability or enforcement.

What it helps demonstrate is:

“WE DIDN'T IGNORE THE PROPERTY.”

“WE COMMISSIONED AN INDEPENDENT REVIEW.”

“WE CONSIDERED THE POTENTIAL RISKS.”

“WE IDENTIFIED WHAT NEEDED ATTENTION.”

“WE TOOK APPROPRIATE ACTION.”

“WE RETAINED THE EVIDENCE.”

That is a very different position from having:

NO ASSESSMENT → NO DOCUMENTED REVIEW → NO ACTION PLAN → POOR RECORDS → REACTING AFTER THE EVENT.

WHY LEVEL 1 HAS BEEN DESIGNED THIS WAY

We recognise that landlords and small letting agencies have costs to manage.

Not every property needs an expensive physical inspection every time somebody wants reassurance.

That's why Level 1 starts with evidence you already have.

Rather than automatically paying for somebody to attend the property:

SEND US WHAT YOU HAVE → WE INDEPENDENTLY REVIEW IT → IDENTIFY POTENTIAL CONCERNS → PRIORITISE WHAT NEEDS ATTENTION → RECOMMEND FURTHER ASSESSMENT ONLY WHERE NEEDED.

This provides an affordable first level of independent specialist protection while reserving the more detailed and expensive assessment levels for situations where they are actually required.

WHO IS LEVEL 1 FOR?

Ideal for a landlord or letting/managing agent who:

Already has good photographs, videos, inventories or inspection evidence. Wants an independent specialist second pair of eyes. Wants existing evidence considered through an HHSRS/property-risk lens. Wants to identify potential concerns before a tenant, claims representative or enforcement officer does. Wants to know what needs action, monitoring or further investigation. Wants a written Property Risk Assessment & Condition Report. Wants to strengthen the property's evidence trail. Doesn't currently require a live virtual or physical inspection.

WHAT YOU RECEIVE

A written Property Risk Assessment & Condition Report based upon the evidence supplied, identifying relevant property-condition concerns, potential hazard indicators, priorities, recommendations and areas requiring further investigation.

Where the service provides for it, this can include:

LANDLORD/AGENT MANAGEMENT REPORT + TENANT-FACING CONDITION/ACTION RECORD + EVIDENCE TRAIL + RECOMMENDED NEXT STEPS.

IMPORTANT LIMITATION

Level 1 is an evidence-based remote review.

Angel Moves can only assess what can reasonably be identified from the photographs, videos, documents and information supplied.

It is not a physical inspection.

An enforcement officer, surveyor or other appropriately qualified professional physically attending the property may identify matters that cannot reasonably be seen from the evidence supplied to Angel Moves.

We therefore do not claim that Level 1 proves a property contains no hazards.

Where the evidence indicates a possible deeper issue, we will say so and may recommend a higher-level live virtual assessment, physical inspection or appropriate specialist investigation.

KEY BENEFIT

You've already got the evidence. Level 1 gives you the independent specialist second pair of eyes.

It turns:

PHOTOS + VIDEOS + INVENTORY + PROPERTY INFORMATION

into:

PROPERTY CONDITION + HHSRS RISK REVIEW + PRIORITIES + RECOMMENDED ACTION + EVIDENCE TRAIL + EARLY WARNING.

CORE MESSAGE

DON'T WAIT FOR THE TENANT, CLAIMS REPRESENTATIVE OR ENFORCEMENT OFFICER TO BE THE FIRST PERSON TO IDENTIFY THE PROBLEM.

SEND THE EVIDENCE → WE REVIEW IT → IDENTIFY POTENTIAL RISKS → PRIORITISE ACTION → ACT EARLY → KEEP THE EVIDENCE.

PREVENTION IS CHEAPER THAN CURE.

Level 2 — GUIDED VIRTUAL INTERNAL PROPERTY RISK ASSESSMENT & CONDITION REPORT

Gold: £349 | Non-Member: £698

A live video call where Angel Moves actively guides you (or your tenant) room by room through the inside of the property, directing what needs to be shown and capturing better evidence than existing photos can provide.

LEVEL 2 — LIVE GUIDED VIRTUAL INTERNAL PROPERTY RISK ASSESSMENT & CONDITION REPORT

£349

PURPOSE

A more detailed live, guided virtual internal Property Risk Assessment & Condition Review for landlords and letting/managing agents who want Angel Moves to actively guide the assessment of the property rather than relying solely on photographs, videos, inventories or other evidence previously taken.

The fundamental difference is simple:

LEVEL 1 = SEND US WHAT YOU ALREADY HAVE. WE REVIEW IT.

LEVEL 2 = SHOW US THE PROPERTY LIVE. WE GUIDE WHAT WE NEED TO SEE.

Existing photographs and inventories are valuable, but they represent the property at the point in time when they were produced.

Property conditions can change.

DAMP DEVELOPS → MOULD SPREADS → HEATING FAILS → REPAIRS DETERIORATE → FIRE RISKS CHANGE → DAMAGE OCCURS → OCCUPANTS CHANGE → HAZARD RISK CHANGES.

Level 2 therefore gives Angel Moves a current live view of the property's interior.

Using live video, we guide the landlord, agent, tenant or other authorised person room by room, directing what needs to be shown, asking questions and requesting closer views, different angles and additional photographs/videos where necessary.

The purpose is to:

SEE WHAT IS HAPPENING NOW → IDENTIFY POTENTIAL RISKS → CAPTURE BETTER EVIDENCE → PRIORITISE ACTION → DEAL WITH PROBLEMS EARLIER → BUILD A STRONGER EVIDENCE TRAIL.

WHAT IS INCLUDED

1. Pre-Assessment Property Review

We review relevant property information and available evidence before or alongside the assessment so we understand the property and any known concerns.

2. Live Guided Virtual Internal Walkthrough

Angel Moves joins the person physically present at the property through a live video connection.

This is not simply a video call where somebody walks around and shows us whatever they think is important.

We guide the assessment.

3. Structured Room-by-Room Assessment

We systematically work through the accessible internal areas of the property.

This helps reduce the possibility of an important room, area or issue simply being overlooked.

4. Angel Moves Directs What Needs to Be Seen

Existing photographs only show what somebody previously decided to photograph.

During Level 2, if something catches our attention, we can stop and say:

“Go back.”

“Move closer.”

“Show us the whole wall.”

“Show us around that window.”

“Show us the ceiling.”

“Show us the floor.”

“Can you show that from another angle?”

“Can you take a photograph/video of that for the evidence record?”

That is one of the major advantages of a live guided assessment.

5. HHSRS Category 1 & Category 2 Hazard-Risk Review

We consider what can reasonably be observed through an HHSRS/property-risk lens, looking for potential hazard indicators and matters requiring action, monitoring or further investigation.

Not every important housing hazard is immediately obvious.

A landlord, tenant, property manager or inventory clerk may walk straight past something because they don't know its potential significance.

We're specifically looking for it.

6. Current Internal Property-Condition Review

Rather than relying solely on historical evidence, Level 2 helps establish:

WHAT IS HAPPENING INSIDE THE PROPERTY NOW?

This provides a more current picture of the visible internal condition of the property at the time of the virtual assessment.

7. Real-Time Questions

Because the assessment is live, we can ask questions while looking at a concern.

For example:

How long has this been happening?

Has this previously been reported?

Has somebody attempted to repair it?

Does that window open?

Does this area regularly become damp?

Is the heating working properly?

When was this first noticed?

That context can be important when deciding what should happen next.

8. Targeted Evidence Capture

Where something requires better evidence, we can request:

PHOTOGRAPHS → VIDEOS → CLOSE-UPS → DIFFERENT ANGLES → ADDITIONAL INFORMATION.

This creates a stronger and more targeted evidence base than simply accepting whatever photographs happen to exist.

9. Different Risk Perspectives

Where relevant, we consider the property from several practical perspectives:

PROPERTY CONDITION

What appears to require attention?

HHSRS / HAZARD RISK

What potential hazard indicators can reasonably be identified?

TENANT

What is the tenant experiencing or potentially concerned about?

DISREPAIR / CLAIM

What evidence could become important if a property-condition dispute develops?

LOCAL AUTHORITY

What might cause an enforcement officer to ask further questions or investigate?

LANDLORD / AGENT PROTECTION

What should you deal with now, what should you monitor and what evidence should you retain?

IF THE TENANT CONDUCTS THE WALKTHROUGH

Where appropriate and authorised, having the tenant conduct the live walkthrough can provide an additional advantage.

We can hear and see what the tenant is actually concerned about.

The tenant might say:

“This is where the mould keeps coming back.”

“This is the repair I've reported.”

“This room doesn't get warm.”

“This window is the problem.”

Rather than waiting for that concern potentially to become a formal complaint, Level 2 provides an opportunity to understand it, examine the available evidence and recommend what should happen next.

Instead of:

TENANT CONCERN → MISUNDERSTANDING → DELAY → FRUSTRATION → COMPLAINT → EXTERNAL ADVICE → CLAIM / COUNCIL INVOLVEMENT

we want:

TENANT CONCERN → LIVE REVIEW → EVIDENCE → UNDERSTAND → RECOMMEND → ACT → FOLLOW UP → RETAIN EVIDENCE.

TENANT ACKNOWLEDGEMENT & ONGOING EVIDENCE

Where appropriate, a tenant-facing record can document relevant findings and proposed or completed actions.

The tenant can also be asked to acknowledge receipt or confirm factual information where appropriate, helping establish a contemporaneous record of what was shown and what happened next.

This does not remove a tenant's legal rights or prove that no hazard exists.

Its purpose is evidence:

WHAT WAS SHOWN → WHAT WAS IDENTIFIED → WHAT WAS RECOMMENDED → WHAT ACTION FOLLOWED.

Where appropriate, tenants can also be encouraged to provide updated photographs/videos if conditions subsequently change.

TWO FUNCTIONS IN ONE PROCESS

Level 2 isn't simply another inventory.

It combines:

1. CURRENT INTERNAL PROPERTY-CONDITION RECORD

A structured, guided record of the visible internal condition at the time of assessment.

2. PROPERTY-RISK / HHSRS REVIEW

The evidence is also considered specifically for potential property-condition and housing-hazard concerns.

So Level 2 provides:

CURRENT CONDITION + PROPERTY RISK + HHSRS REVIEW + TARGETED EVIDENCE + PRIORITIES + ACTION PLAN + EVIDENCE TRAIL.

PRIORITY RECOMMENDATIONS

We don't want to produce an enormous list that simply frightens a landlord into spending money unnecessarily.

The purpose is to help determine what actually needs attention and what can reasonably be prioritised.

Where appropriate:

URGENT / ACTION REQUIRED

Matters requiring prompt attention.

STRONGLY RECOMMENDED

Matters we believe should be addressed to reduce developing risk.

MONITOR / REVIEW

Matters that may not currently require immediate work but should be monitored.

FURTHER INVESTIGATION REQUIRED

Something cannot reasonably be determined virtually and requires closer or specialist examination.

WHY EARLY IDENTIFICATION MATTERS

A relatively inexpensive problem today can become a much more expensive problem tomorrow.

For example:

EARLY DAMP CONCERN → INVESTIGATE → IDENTIFY CAUSE → SMALLER REMEDIAL ACTION

can become:

DAMP IGNORED → CONDITION DETERIORATES → MOULD SPREADS → TENANT COMPLAINS → LARGER WORKS → DISPUTE → POSSIBLE CLAIM / COUNCIL INVOLVEMENT.

The objective isn't to create unnecessary work.

It's to help identify what needs dealing with before somebody else identifies it for you.

WHAT IF AN ENFORCEMENT OFFICER LATER ATTENDS?

This is an important reason for carrying out Level 2.

A Local Authority officer physically attending a property may see things that weren't apparent in old photographs or an inventory.

Level 2 cannot replicate or replace a statutory physical inspection.

But it allows the landlord or agent to take a proactive step beforehand:

LIVE ASSESSMENT → POTENTIAL CONCERNS IDENTIFIED → RECOMMENDATIONS → ACTION → FOLLOW-UP → EVIDENCE.

So if questions are subsequently asked, there is potentially a much clearer record of:

WHAT WAS CHECKED → WHAT WAS IDENTIFIED → WHAT WAS RECOMMENDED → WHAT YOU DID → WHEN YOU DID IT.

That's considerably better than trying to build the evidence after a complaint or investigation has already started.

WHAT YOU RECEIVE

Following the assessment, you receive a written:

INTERNAL PROPERTY RISK ASSESSMENT & CONDITION REPORT

recording, where relevant:

AREAS REVIEWED

EVIDENCE OBTAINED

POTENTIAL PROPERTY-CONDITION CONCERNS

POTENTIAL HHSRS HAZARD INDICATORS

PRIORITIES

RECOMMENDED ACTION

MONITORING REQUIREMENTS

FURTHER INVESTIGATION WHERE REQUIRED

EVIDENCE TRAIL

Where appropriate, a separate tenant-facing condition/action record can also be produced.

WHY LEVEL 2 CAN BE PARTICULARLY VALUABLE FOR AGENTS

A managing agent may have dozens or hundreds of properties.

Senior management cannot personally walk through every property every time a concern develops.

Level 2 provides access to an independent guided property-risk review without Angel Moves initially having to physically travel to the property.

It helps answer:

WHAT IS ACTUALLY HAPPENING?

WHAT SHOULD WE TELL THE LANDLORD?

WHAT NEEDS ACTION?

WHAT NEEDS FOLLOWING UP?

WHAT EVIDENCE SHOULD WE RETAIN?

DO WE NEED SOMEBODY TO PHYSICALLY ATTEND?

LEVEL 1 vs LEVEL 2

LEVEL 1 LEVEL 2

Existing evidence Live/current evidence You send what you have We guide what needs showing Evidence may be historical We see conditions during the assessment Fixed photographs Closer views/different angles can be requested We review what's available We can investigate visible concerns further in real time Evidence-based review Guided virtual internal assessment Written report Live assessment + targeted evidence + written report

LEVEL 1: “SEND US WHAT YOU HAVE.”

LEVEL 2: “SHOW US THE PROPERTY LIVE — WE'LL GUIDE YOU.”

TIME REQUIRED

This is not intended to be a rushed video call.

Depending on property size, condition and the number of issues identified, the guided walkthrough may take approximately one hour or potentially longer.

The value is in systematically working through the property and obtaining the evidence required for a meaningful assessment.

IMPORTANT — INTERNAL ASSESSMENT ONLY

Level 2 covers the accessible interior areas shown during the live guided assessment.

It doesn't provide the same assessment of external elevations, grounds, roof or other external property elements.

That's where the next level becomes important:

LEVEL 1 — EXISTING EVIDENCE REVIEW

→ LEVEL 2 — LIVE GUIDED INTERNAL

→ LEVEL 3 — LIVE GUIDED INTERNAL + EXTERNAL

→ LEVEL 4 — PHYSICAL ATTENDANCE

IMPORTANT LIMITATIONS

Level 2 remains a remote virtual assessment.

What can be assessed depends upon the video connection, device/camera, lighting, safe access, cooperation of the person conducting the walkthrough and what can reasonably be observed remotely.

Angel Moves cannot physically touch, test, dismantle or inspect concealed elements through a virtual assessment.

A council officer, surveyor, contractor or other appropriately qualified professional physically attending may identify matters that cannot reasonably be identified virtually.

Where further investigation is required, we will say so and recommend the appropriate next step.

KEY BENEFIT

LEVEL 1 LOOKS AT WHAT YOU ALREADY HAVE. LEVEL 2 HELPS US SEE WHAT IS HAPPENING NOW.

You're not paying £349 simply for a video call.

You're paying for:

LIVE GUIDED ASSESSMENT + CURRENT CONDITION REVIEW + TARGETED EVIDENCE COLLECTION + HHSRS/PROPERTY-RISK REVIEW + PRIORITIES + RECOMMENDATIONS + WRITTEN REPORT + EVIDENCE TRAIL.

CORE MESSAGE

DON'T WAIT FOR SOMEBODY ELSE TO FIND THE PROBLEM FIRST.

SHOW US → WE GUIDE → LOOK CLOSER → CAPTURE THE EVIDENCE → IDENTIFY THE RISK → PRIORITISE ACTION → DEAL WITH IT EARLY → KEEP THE EVIDENCE.

PREVENTION IS CHEAPER THAN CURE.

And yes — I'd keep this detailed version in the spreadsheet. Don't worry that it's too long. The spreadsheet is becoming the master commercial/product specification. The website developer can shorten the visible section and put the detail behind “Read more”, while the sales team gets the full explanation they need to actually understand and sell the service properly.

Level 3 — COMPREHENSIVE LIVE GUIDED VIRTUAL INTERNAL & EXTERNAL PROPERTY RISK ASSESSMENT & CONDITION REPORT

Gold: £399 | Non-Member: £798

The same live guided approach as Level 2, but covering the whole property — internal AND external — because a problem showing inside (e.g. damp) can often originate outside (e.g. guttering, pointing, roof).

LEVEL 3 — COMPREHENSIVE LIVE GUIDED VIRTUAL INTERNAL & EXTERNAL PROPERTY RISK ASSESSMENT & CONDITION REPORT

£399

PURPOSE

A comprehensive live guided virtual Property Risk Assessment & Condition Review covering both the accessible INTERNAL AND EXTERNAL condition of the property.

Level 3 looks at the property more as a whole.

We're not simply looking at what is happening inside individual rooms. We also guide the person around the accessible exterior to look for visible external conditions that could:

CREATE A HAZARD → CONTRIBUTE TO AN INTERNAL PROBLEM → CAUSE PROPERTY DETERIORATION → REQUIRE REPAIR → REQUIRE MONITORING → REQUIRE FURTHER INVESTIGATION.

THE DIFFERENCE IS SIMPLE

LEVEL 1 = SEND US THE EVIDENCE YOU ALREADY HAVE.

LEVEL 2 = SHOW US INSIDE LIVE — WE GUIDE YOU.

LEVEL 3 = SHOW US THE WHOLE PROPERTY LIVE — INSIDE + OUTSIDE — WE GUIDE YOU.

This is important because the problem showing inside the property may actually originate outside it.

A damp internal wall could potentially relate to external defects.

A trip/fall risk may be on the pathway rather than inside the property.

Poor external lighting may create another risk.

Damaged or blocked guttering may contribute to water problems.

Defective pointing or visible deterioration to the building fabric may require investigation before it develops into something more serious.

Level 3 therefore provides a broader whole-property risk picture.

COMPREHENSIVE EXTERNAL PROPERTY REVIEW

Subject to safe access and what can reasonably be observed virtually, Angel Moves guides the person around relevant accessible external areas.

We aren't simply asking:

“Does the outside look okay?”

We're looking systematically at the visible external condition and asking:

WHAT COULD CREATE A RISK?

WHAT COULD BE CONTRIBUTING TO AN INTERNAL PROBLEM?

WHAT APPEARS TO NEED REPAIR?

WHAT SHOULD BE MONITORED?

WHAT REQUIRES CLOSER OR SPECIALIST INVESTIGATION?

WHAT WE MAY LOOK AT EXTERNALLY

Depending upon the property, safe access and what can reasonably be seen virtually, this can include:

1. External Walls & Building Fabric

Visible condition of external walls and building fabric, including signs of:

DAMAGE → CRACKING → DETERIORATION → DEFECTIVE/MISSING POINTING → WATER STAINING → OTHER VISIBLE CONCERNS.

Where something appears significant or cannot be determined remotely, further specialist investigation can be recommended.

2. Guttering & Rainwater Management

Visible condition of accessible/viewable:

GUTTERS → DOWNPIPES → RAINWATER DISCHARGE → OVERFLOW/STAINING → VISIBLE DAMAGE OR BLOCKAGE INDICATORS.

Poor rainwater management can contribute to deterioration and internal damp problems, so this is an important connection between outside and inside.

3. Roof-Related Visible Concerns

From safe ground-level or otherwise safely accessible viewpoints, we can consider what can reasonably be seen of roof-related areas and look for obvious visible concerns.

Nobody should climb onto a roof or ladder for a virtual assessment.

Where roof condition requires proper inspection, we recommend an appropriate physical/specialist inspection.

4. External Doors & Windows

Visible external condition around:

WINDOWS → DOORS → FRAMES → SILLS → SURROUNDING AREAS → VISIBLE DEFECTS OR DETERIORATION.

This can sometimes provide additional context for internal concerns involving damp, draughts or excess cold.

5. Paths, Steps, Slabs & Trip/Fall Hazards

We consider accessible routes around the property for visible concerns such as:

BROKEN/UNEVEN SLABS → DAMAGED STEPS → UNEVEN SURFACES → OBSTRUCTIONS → OTHER POTENTIAL TRIP/FALL RISKS.

Something relatively inexpensive to repair now can become considerably more serious if somebody is injured later.

6. External Lighting

Where relevant, we consider whether access routes, entrances, steps and other areas appear to have appropriate lighting provision, particularly where poor visibility could contribute to a fall or other safety concern.

7. External Access & Entrances

Visible condition of:

ENTRANCES → ACCESS ROUTES → STEPS → HANDRAILS WHERE PRESENT → PATHWAYS → GATES/BOUNDARIES WHERE RELEVANT.

Again, we're looking through a property-risk lens, not simply recording appearance.

8. Drainage & Water-Related Indicators

Where visible and relevant, we consider indicators of:

STANDING WATER → POOR DRAINAGE → OVERFLOW → LEAKAGE → WATER ACCUMULATION → OTHER CONDITIONS REQUIRING INVESTIGATION.

9. External Structures & Other Accessible Areas

Where relevant to the property, accessible external structures or areas can be considered for visible condition and obvious potential safety concerns.

CONNECTING THE OUTSIDE TO THE INSIDE

This is one of Level 3's strongest benefits.

Imagine we see:

DAMP / MOULD ON AN INTERNAL WALL.

Instead of stopping there, we may be able to say:

“Take us outside and show us the corresponding external wall.”

Then we can look for visible matters requiring further investigation, such as:

GUTTERING → DOWNPIPE → EXTERNAL WALL CONDITION → POINTING → WINDOW SURROUNDS → WATER STAINING → OTHER VISIBLE DEFECTS.

We're not claiming to diagnose the cause remotely.

But we're able to build a much better evidence picture and say:

“This needs attention.”

“This should be investigated.”

“This needs a contractor/specialist.”

“This should be monitored.”

That's much more useful than simply recording:

“There is damp on the bedroom wall.”

LOOKING AT THE STRUCTURE & CONDITION OF THE PROPERTY

Level 3 therefore isn't simply:

ROOMS + GARDEN.

It is a broader consideration of the visible condition of the property as a building, within the limitations of a virtual assessment.

We're looking at how different elements potentially interact:

ROOF/RAINWATER SYSTEM → EXTERNAL WALL → WINDOW → INTERNAL WALL → DAMPNESS/MOULD

or:

EXTERNAL LIGHTING → PATH → UNEVEN SLAB → FALL RISK

or:

EXTERNAL DEFECT → WATER PENETRATION → INTERNAL DETERIORATION → TENANT COMPLAINT.

That is what makes Level 3 significantly more comprehensive.

WHY THIS MATTERS

A landlord or agent walking around the outside may see:

“A few loose slabs.”

“A bit of pointing missing.”

“The gutter doesn't look great.”

“There's some staining on the wall.”

And simply walk past it.

Our job is to ask:

“COULD THIS MATTER?”

Does it need action?

Does it need monitoring?

Could it contribute to another property problem?

Could it present a safety risk?

Does somebody appropriately qualified need to investigate it?

That is the property-risk layer Level 3 adds.

LEVEL 3 — THE WHOLE-PROPERTY VIRTUAL OPTION

I would actually make this one of the strongest sales messages:

LEVEL 2 — WHAT'S HAPPENING INSIDE?

LEVEL 3 — WHAT'S HAPPENING TO THE PROPERTY AS A WHOLE?

Level 3 considers the relationship between:

INTERNAL CONDITION + EXTERNAL CONDITION + BUILDING FABRIC + ACCESS + SAFETY + HHSRS/PROPERTY RISK + EVIDENCE.

WHAT YOU RECEIVE

LIVE GUIDED INTERNAL WALKTHROUGH

LIVE GUIDED EXTERNAL WALKTHROUGH

ROOM-BY-ROOM INTERNAL REVIEW

EXTERNAL BUILDING-CONDITION REVIEW

PATH / STEP / TRIP & FALL RISK REVIEW

EXTERNAL LIGHTING CONSIDERATION

VISIBLE GUTTERING / RAINWATER CONDITION

VISIBLE EXTERNAL WALL / POINTING / BUILDING-FABRIC CONCERNS

VISIBLE ROOF-RELATED CONCERNS FROM SAFE VIEWPOINTS

INTERNAL ↔ EXTERNAL ISSUE CONNECTION

HHSRS CATEGORY 1 & CATEGORY 2 HAZARD-RISK REVIEW

TARGETED PHOTOGRAPHIC & VIDEO EVIDENCE

PRIORITY ACTION PLAN

RECOMMENDED REPAIRS / MONITORING / FURTHER INVESTIGATION

COMPREHENSIVE PROPERTY RISK ASSESSMENT & CONDITION REPORT

EVIDENCE TRAIL

KEY BENEFIT

LEVEL 3 DOESN'T JUST LOOK AT THE ROOMS. IT LOOKS AT THE PROPERTY AS A WHOLE.

Because sometimes:

WHAT YOU SEE INSIDE IS THE SYMPTOM. WHAT'S HAPPENING OUTSIDE MAY BE PART OF THE REASON.

That's why Level 3 becomes the Comprehensive Virtual Property Risk Assessment.

INSIDE → OUTSIDE → BUILDING CONDITION → HAZARDS → CONNECT THE EVIDENCE → PRIORITISE → REPAIR / INVESTIGATE → FOLLOW UP → PROVE WHAT YOU DID.

PREVENTION IS CHEAPER THAN CURE.

And I think this actually improves the commercial ladder considerably. £349 Level 2 = internal, while for only £50 more, £399 Level 3 = whole-property internal + external virtual assessment. That's a very straightforward upgrade for the sales team to explain.

Level 4 — IN-PERSON COMPREHENSIVE PROPERTY RISK ASSESSMENT & CONDITION REPORT

Gold: Midlands from £499 · London from £649 · Other UK locations — price on application Non-Member: Midlands from £999 · London from £1,298 · Other UK — price on application

Angel Moves physically attends the property in person for a full comprehensive assessment.

ANGEL MOVES

Level 1 — Evidence-Based Property Risk Review

Level 1 — EVIDENCE-BASED PROPERTY RISK REVIEW

Gold: £199 | Non-Member: £398

You already have photographs, videos, inventories or inspection records. Send us what you have — Angel Moves independently reviews it through an HHSRS/property-risk lens and produces a written report identifying what needs action, monitoring or further investigation.

LEVEL 1 — EVIDENCE-BASED PROPERTY RISK REVIEW

PURPOSE

An affordable first level of independent Property Risk Assessment & Condition Review for landlords and letting/managing agents who already have photographs, videos, inventories, inspection records or other property evidence.

You provide the existing evidence. Angel Moves independently reviews it.

We look at that evidence through a specialist property-condition, HHSRS Category 1 & Category 2 hazard, enforcement, claims and evidence lens and produce a written Property Risk Assessment & Condition Report, within the limitations of the evidence supplied.

The purpose is to help you:

IDENTIFY POTENTIAL RISKS → UNDERSTAND WHAT NEEDS ATTENTION → PRIORITISE ACTION → STRENGTHEN YOUR EVIDENCE → ACT BEFORE THE PROBLEM ESCALATES.

WHAT IS INCLUDED

1. Independent Review of Existing Property Evidence

Angel Moves reviews the photographs, videos, inventories, inspection records, documents and relevant property information supplied.

Rather than simply relying on what the landlord, agent or inventory clerk originally noticed, you get an independent specialist second pair of eyes.

2. Property Condition Review

We review what can reasonably be seen from the supplied evidence and identify property-condition concerns that appear to require:

ACTION → MONITORING → FURTHER INVESTIGATION.

3. HHSRS Category 1 & Category 2 Hazard Review

The evidence is considered against relevant HHSRS housing-hazard risks to identify potential hazard indicators.

Some serious hazards may be obvious.

Others can be less obvious, developing or easily overlooked by somebody who doesn't know what they are looking for.

4. Looking Beyond the Obvious

We aren't simply looking at whether a property looks clean, modern or well decorated.

A property can look perfectly acceptable cosmetically while still containing property-condition risks.

We therefore look for potential warning signs and deficiencies that may have been missed when the original photographs, videos or inventory were produced.

5. Risk Viewed From Different Perspectives

We don't look at the evidence from only one perspective.

Where relevant, we consider:

THE PROPERTY-RISK VIEW

What potential property-condition or HHSRS hazard indicators can reasonably be identified?

THE TENANT VIEW

What condition or evidence could potentially lead to a tenant complaint or require action?

THE DISREPAIR / CLAIM VIEW

What evidence could become important if allegations concerning disrepair or fitness for human habitation later arise?

THE LOCAL AUTHORITY VIEW

What might cause an enforcement officer to ask questions, request further evidence or investigate further?

THE LANDLORD / AGENT PROTECTION VIEW

What should you deal with now? What should you monitor? What evidence should you retain? What requires further investigation?

6. Priority Recommendations

We don't simply give you a list of defects.

Where appropriate, identified concerns are prioritised:

URGENT / ACTION REQUIRED

STRONGLY RECOMMENDED

MONITOR / REVIEW

FURTHER INVESTIGATION REQUIRED

This helps you understand what should be dealt with first and what happens next.

7. Recommended Works & Follow-Up

Where concerns are identified, the report highlights appropriate recommended actions.

The purpose is to move from:

“We've found a problem.”

to:

“We've found a potential problem — here's what should happen next.”

8. Potential Enforcement / Financial-Risk Awareness

Where appropriate, the report can identify the potential legal or enforcement significance of concerns found.

We cannot predict what a particular Local Authority, tribunal or court would ultimately decide.

However, we can help you understand why an identified concern matters and why action should be considered.

9. Written Property Risk Assessment & Condition Report

You receive a dated written report recording:

EVIDENCE REVIEWED → CONCERNS IDENTIFIED → RISK AREAS → PRIORITIES → RECOMMENDED ACTION → FURTHER INVESTIGATION WHERE REQUIRED.

10. Landlord / Agent Management Report

The landlord or managing agent receives the detailed management-facing report covering identified concerns, priorities, recommendations and relevant evidence considerations.

11. Tenant-Facing Property Condition / Action Record

Where appropriate, a separate tenant-facing document can record relevant property-condition findings and actions/next steps in straightforward language.

This helps create a clearer record of:

WHAT WAS IDENTIFIED → WHAT ACTION IS BEING TAKEN → WHAT HAPPENS NEXT.

12. Evidence Trail

Level 1 creates a dated starting point showing:

WHAT EVIDENCE WAS PROVIDED → WHAT ANGEL MOVES REVIEWED → WHAT WAS IDENTIFIED → WHAT WAS RECOMMENDED → WHAT ACTION FOLLOWED.

13. Identification of Further Assessment Needs

There will be things that simply cannot be properly determined from photographs or videos.

Where that happens, we say so.

We may recommend a higher-level live virtual assessment, physical inspection or appropriate specialist investigation.

14. Starting Point for Ongoing Monitoring

Property risk isn't static.

PROPERTY CONDITIONS CHANGE → OCCUPANTS CHANGE → CIRCUMSTANCES CHANGE → RISK CAN CHANGE.

The report therefore provides a baseline from which subsequent changes in property condition can be monitored.

WHY DO LANDLORDS & AGENTS NEED LEVEL 1?

The private rented sector has changed.

Section 21 has gone. Tenant rights have strengthened. Rent Repayment Orders have been extended. Tenants have greater access to councils, advice organisations, legal representatives and organisations assisting with housing claims.

For qualifying offences, Rent Repayment Orders can now potentially involve up to 24 months' rent.

And this is not simply a social-housing issue.

Private landlords also have legal obligations concerning the condition and fitness of rented homes.

So it is no longer enough to think:

“Nobody has complained, therefore everything must be fine.”

A much better question is:

“If somebody independently scrutinised the evidence we already have today, what might they identify?”

That's what Level 1 is designed to help answer.

WHY CATEGORY 1 & CATEGORY 2 HAZARDS MATTER

Not every housing hazard looks immediately dangerous.

Some problems are obvious.

Others may appear relatively minor but can become more serious as the property deteriorates, circumstances change or different occupants use the property.

That's why simply checking the property once isn't enough.

A concern identified today may need:

ACTION NOW → MONITORING → REASSESSMENT LATER.

Early identification gives you an opportunity to deal with developing problems before somebody else identifies them for you.

THIS IS NOT JUST AN INVENTORY

This distinction is extremely important.

A conventional inventory/condition report primarily records:

WHAT IS THERE → WHAT CONDITION IT APPEARS TO BE IN → PHOTOGRAPHS AT THAT POINT IN TIME.

Level 1 takes that evidence and asks additional questions:

WHAT POTENTIAL RISK COULD THIS REPRESENT?

WHAT MAY HAVE BEEN OVERLOOKED?

COULD THERE BE AN HHSRS HAZARD INDICATOR?

WHAT NEEDS ACTION?

WHAT SHOULD BE MONITORED?

WHAT REQUIRES FURTHER INVESTIGATION?

WHAT EVIDENCE SHOULD BE RETAINED?

So:

INVENTORY = CONDITION RECORD

LEVEL 1 = CONDITION + PROPERTY RISK + HHSRS REVIEW + PRIORITIES + ACTION + EVIDENCE

You've already paid to produce the evidence.

Level 1 helps you understand what that evidence may actually be telling you.

WHY WAITING FOR A TENANT COMPLAINT IS RISKY

A relatively small issue can escalate:

MINOR PROBLEM → NOT RECOGNISED → NOT RECORDED → CONDITION DETERIORATES → TENANT COMPLAINS → EVIDENCE IS COLLECTED → COUNCIL / ADVISER / LEGAL REPRESENTATIVE BECOMES INVOLVED → LANDLORD OR AGENT STARTS REACTING AFTER THE EVENT.

By that point, you're responding to somebody else's evidence.

Level 1 reverses the process:

YOUR EVIDENCE → INDEPENDENT REVIEW → POTENTIAL RISKS IDENTIFIED → PRIORITIES SET → ACTION TAKEN → EVIDENCE RETAINED.

WHY THIS MATTERS TO LANDLORDS

A Gas Safety Certificate, EICR, EPC and inventory are all important.

But together they don't necessarily answer:

“What other property-condition risks could be developing inside my property?”

Level 1 gives you an additional independent layer of review.

If concerns are identified, you have an opportunity to deal with them, document what you have done and monitor what happens next rather than discovering the problem for the first time after a complaint has been made.

WHY THIS MATTERS EVEN MORE TO MANAGING AGENTS

When you manage somebody else's property, the landlord is relying on your agency.

The tenant may report the problem to you.

Your employee may receive the photographs.

Your agency may arrange the contractor.

Your CRM may contain the correspondence.

Your staff may have inspected the property.

If something later goes wrong, questions can include:

WHEN DID THE AGENCY KNOW?

WHAT DID THE AGENT IDENTIFY?

WAS THE LANDLORD INFORMED?

WHAT DID THE AGENCY RECOMMEND?

WHAT ACTION WAS TAKEN?

WAS THE REPAIR FOLLOWED UP?

WAS THE PROBLEM ACTUALLY RESOLVED?

WHERE IS THE EVIDENCE?

For an agency managing a portfolio, Level 1 therefore provides an additional independent specialist review rather than the agency simply relying upon its own assessment of its own records.

WHY INDEPENDENCE MATTERS

There is a difference between saying:

“We checked our own property and thought everything looked fine.”

and being able to demonstrate:

“We commissioned an independent housing compliance and property-risk specialist to review the available evidence, identify potential concerns and recommend action.”

That doesn't guarantee there will never be a complaint, claim or enforcement action.

But it helps demonstrate a proactive approach to identifying, recording and dealing with property risk.

POSSESSION HAS CHANGED TOO

With Section 21 abolished, good property management, correct procedures and strong evidence become even more important when landlord/tenant relationships deteriorate.

Level 1 cannot prevent a tenant challenging a landlord or possession proceedings.

What it can help create is a contemporaneous record — evidence produced at the time — showing:

WHAT THE PROPERTY EVIDENCE SHOWED → WHAT WAS IDENTIFIED → WHAT WAS RECOMMENDED → WHAT THE LANDLORD/AGENT DID ABOUT IT.

That's considerably stronger than trying to reconstruct events months later.

CLAIMS & FINANCIAL CONSEQUENCES

The cost of a property-condition problem can become much greater than the original cost of repairing it.

Depending on the particular circumstances, consequences can potentially include:

REMEDIAL WORKS → TENANT CLAIMS/DAMAGES → LEGAL COSTS → RENT REPAYMENT ORDERS FOR QUALIFYING OFFENCES → LOCAL AUTHORITY ENFORCEMENT → FINANCIAL PENALTIES → MANAGEMENT TIME → REPUTATIONAL DAMAGE.

Depending on the particular legal breach or offence, housing enforcement can involve civil penalties of up to £7,000 or up to £40,000.

For qualifying offences, Rent Repayment Orders can potentially reach up to 24 months' rent.

That's why the Level 1 approach is:

EARLY IDENTIFICATION → EARLY ACTION → BETTER RECORDS → STRONGER EVIDENCE → REDUCED AVOIDABLE RISK.

WHAT ABOUT INSURANCE?

Property condition, maintenance, notification and compliance issues may affect an insurance claim depending upon the particular policy wording, exclusions, conditions and circumstances.

Level 1 does not provide insurance advice and cannot guarantee that an insurer will accept a claim.

But maintaining good property records and acting on identified concerns can put a landlord or agent in a much stronger evidential position than discovering after an incident that a problem had existed for months without being addressed.

WHAT THIS REPORT HELPS YOU DEMONSTRATE

Level 1 does not make a landlord or agent immune from claims, liability or enforcement.

What it helps demonstrate is:

“WE DIDN'T IGNORE THE PROPERTY.”

“WE COMMISSIONED AN INDEPENDENT REVIEW.”

“WE CONSIDERED THE POTENTIAL RISKS.”

“WE IDENTIFIED WHAT NEEDED ATTENTION.”

“WE TOOK APPROPRIATE ACTION.”

“WE RETAINED THE EVIDENCE.”

That is a very different position from having:

NO ASSESSMENT → NO DOCUMENTED REVIEW → NO ACTION PLAN → POOR RECORDS → REACTING AFTER THE EVENT.

WHY LEVEL 1 HAS BEEN DESIGNED THIS WAY

We recognise that landlords and small letting agencies have costs to manage.

Not every property needs an expensive physical inspection every time somebody wants reassurance.

That's why Level 1 starts with evidence you already have.

Rather than automatically paying for somebody to attend the property:

SEND US WHAT YOU HAVE → WE INDEPENDENTLY REVIEW IT → IDENTIFY POTENTIAL CONCERNS → PRIORITISE WHAT NEEDS ATTENTION → RECOMMEND FURTHER ASSESSMENT ONLY WHERE NEEDED.

This provides an affordable first level of independent specialist protection while reserving the more detailed and expensive assessment levels for situations where they are actually required.

WHO IS LEVEL 1 FOR?

Ideal for a landlord or letting/managing agent who:

Already has good photographs, videos, inventories or inspection evidence. Wants an independent specialist second pair of eyes. Wants existing evidence considered through an HHSRS/property-risk lens. Wants to identify potential concerns before a tenant, claims representative or enforcement officer does. Wants to know what needs action, monitoring or further investigation. Wants a written Property Risk Assessment & Condition Report. Wants to strengthen the property's evidence trail. Doesn't currently require a live virtual or physical inspection.

WHAT YOU RECEIVE

A written Property Risk Assessment & Condition Report based upon the evidence supplied, identifying relevant property-condition concerns, potential hazard indicators, priorities, recommendations and areas requiring further investigation.

Where the service provides for it, this can include:

LANDLORD/AGENT MANAGEMENT REPORT + TENANT-FACING CONDITION/ACTION RECORD + EVIDENCE TRAIL + RECOMMENDED NEXT STEPS.

IMPORTANT LIMITATION

Level 1 is an evidence-based remote review.

Angel Moves can only assess what can reasonably be identified from the photographs, videos, documents and information supplied.

It is not a physical inspection.

An enforcement officer, surveyor or other appropriately qualified professional physically attending the property may identify matters that cannot reasonably be seen from the evidence supplied to Angel Moves.

We therefore do not claim that Level 1 proves a property contains no hazards.

Where the evidence indicates a possible deeper issue, we will say so and may recommend a higher-level live virtual assessment, physical inspection or appropriate specialist investigation.

KEY BENEFIT

You've already got the evidence. Level 1 gives you the independent specialist second pair of eyes.

It turns:

PHOTOS + VIDEOS + INVENTORY + PROPERTY INFORMATION

into:

PROPERTY CONDITION + HHSRS RISK REVIEW + PRIORITIES + RECOMMENDED ACTION + EVIDENCE TRAIL + EARLY WARNING.

CORE MESSAGE

DON'T WAIT FOR THE TENANT, CLAIMS REPRESENTATIVE OR ENFORCEMENT OFFICER TO BE THE FIRST PERSON TO IDENTIFY THE PROBLEM.

SEND THE EVIDENCE → WE REVIEW IT → IDENTIFY POTENTIAL RISKS → PRIORITISE ACTION → ACT EARLY → KEEP THE EVIDENCE.

PREVENTION IS CHEAPER THAN CURE.

ANGEL MOVES

Level 2 — Guided Virtual Internal Property Risk Assessment & Condition Report

Level 2 — GUIDED VIRTUAL INTERNAL PROPERTY RISK ASSESSMENT & CONDITION REPORT

Gold: £349 | Non-Member: £698

A live video call where Angel Moves actively guides you (or your tenant) room by room through the inside of the property, directing what needs to be shown and capturing better evidence than existing photos can provide.

LEVEL 2 — LIVE GUIDED VIRTUAL INTERNAL PROPERTY RISK ASSESSMENT & CONDITION REPORT

£349

PURPOSE

A more detailed live, guided virtual internal Property Risk Assessment & Condition Review for landlords and letting/managing agents who want Angel Moves to actively guide the assessment of the property rather than relying solely on photographs, videos, inventories or other evidence previously taken.

The fundamental difference is simple:

LEVEL 1 = SEND US WHAT YOU ALREADY HAVE. WE REVIEW IT.

LEVEL 2 = SHOW US THE PROPERTY LIVE. WE GUIDE WHAT WE NEED TO SEE.

Existing photographs and inventories are valuable, but they represent the property at the point in time when they were produced.

Property conditions can change.

DAMP DEVELOPS → MOULD SPREADS → HEATING FAILS → REPAIRS DETERIORATE → FIRE RISKS CHANGE → DAMAGE OCCURS → OCCUPANTS CHANGE → HAZARD RISK CHANGES.

Level 2 therefore gives Angel Moves a current live view of the property's interior.

Using live video, we guide the landlord, agent, tenant or other authorised person room by room, directing what needs to be shown, asking questions and requesting closer views, different angles and additional photographs/videos where necessary.

The purpose is to:

SEE WHAT IS HAPPENING NOW → IDENTIFY POTENTIAL RISKS → CAPTURE BETTER EVIDENCE → PRIORITISE ACTION → DEAL WITH PROBLEMS EARLIER → BUILD A STRONGER EVIDENCE TRAIL.

WHAT IS INCLUDED

1. Pre-Assessment Property Review

We review relevant property information and available evidence before or alongside the assessment so we understand the property and any known concerns.

2. Live Guided Virtual Internal Walkthrough

Angel Moves joins the person physically present at the property through a live video connection.

This is not simply a video call where somebody walks around and shows us whatever they think is important.

We guide the assessment.

3. Structured Room-by-Room Assessment

We systematically work through the accessible internal areas of the property.

This helps reduce the possibility of an important room, area or issue simply being overlooked.

4. Angel Moves Directs What Needs to Be Seen

Existing photographs only show what somebody previously decided to photograph.

During Level 2, if something catches our attention, we can stop and say:

“Go back.”

“Move closer.”

“Show us the whole wall.”

“Show us around that window.”

“Show us the ceiling.”

“Show us the floor.”

“Can you show that from another angle?”

“Can you take a photograph/video of that for the evidence record?”

That is one of the major advantages of a live guided assessment.

5. HHSRS Category 1 & Category 2 Hazard-Risk Review

We consider what can reasonably be observed through an HHSRS/property-risk lens, looking for potential hazard indicators and matters requiring action, monitoring or further investigation.

Not every important housing hazard is immediately obvious.

A landlord, tenant, property manager or inventory clerk may walk straight past something because they don't know its potential significance.

We're specifically looking for it.

6. Current Internal Property-Condition Review

Rather than relying solely on historical evidence, Level 2 helps establish:

WHAT IS HAPPENING INSIDE THE PROPERTY NOW?

This provides a more current picture of the visible internal condition of the property at the time of the virtual assessment.

7. Real-Time Questions

Because the assessment is live, we can ask questions while looking at a concern.

For example:

How long has this been happening?

Has this previously been reported?

Has somebody attempted to repair it?

Does that window open?

Does this area regularly become damp?

Is the heating working properly?

When was this first noticed?

That context can be important when deciding what should happen next.

8. Targeted Evidence Capture

Where something requires better evidence, we can request:

PHOTOGRAPHS → VIDEOS → CLOSE-UPS → DIFFERENT ANGLES → ADDITIONAL INFORMATION.

This creates a stronger and more targeted evidence base than simply accepting whatever photographs happen to exist.

9. Different Risk Perspectives

Where relevant, we consider the property from several practical perspectives:

PROPERTY CONDITION

What appears to require attention?

HHSRS / HAZARD RISK

What potential hazard indicators can reasonably be identified?

TENANT

What is the tenant experiencing or potentially concerned about?

DISREPAIR / CLAIM

What evidence could become important if a property-condition dispute develops?

LOCAL AUTHORITY

What might cause an enforcement officer to ask further questions or investigate?

LANDLORD / AGENT PROTECTION

What should you deal with now, what should you monitor and what evidence should you retain?

IF THE TENANT CONDUCTS THE WALKTHROUGH

Where appropriate and authorised, having the tenant conduct the live walkthrough can provide an additional advantage.

We can hear and see what the tenant is actually concerned about.

The tenant might say:

“This is where the mould keeps coming back.”

“This is the repair I've reported.”

“This room doesn't get warm.”

“This window is the problem.”

Rather than waiting for that concern potentially to become a formal complaint, Level 2 provides an opportunity to understand it, examine the available evidence and recommend what should happen next.

Instead of:

TENANT CONCERN → MISUNDERSTANDING → DELAY → FRUSTRATION → COMPLAINT → EXTERNAL ADVICE → CLAIM / COUNCIL INVOLVEMENT

we want:

TENANT CONCERN → LIVE REVIEW → EVIDENCE → UNDERSTAND → RECOMMEND → ACT → FOLLOW UP → RETAIN EVIDENCE.

TENANT ACKNOWLEDGEMENT & ONGOING EVIDENCE

Where appropriate, a tenant-facing record can document relevant findings and proposed or completed actions.

The tenant can also be asked to acknowledge receipt or confirm factual information where appropriate, helping establish a contemporaneous record of what was shown and what happened next.

This does not remove a tenant's legal rights or prove that no hazard exists.

Its purpose is evidence:

WHAT WAS SHOWN → WHAT WAS IDENTIFIED → WHAT WAS RECOMMENDED → WHAT ACTION FOLLOWED.

Where appropriate, tenants can also be encouraged to provide updated photographs/videos if conditions subsequently change.

TWO FUNCTIONS IN ONE PROCESS

Level 2 isn't simply another inventory.

It combines:

1. CURRENT INTERNAL PROPERTY-CONDITION RECORD

A structured, guided record of the visible internal condition at the time of assessment.

2. PROPERTY-RISK / HHSRS REVIEW

The evidence is also considered specifically for potential property-condition and housing-hazard concerns.

So Level 2 provides:

CURRENT CONDITION + PROPERTY RISK + HHSRS REVIEW + TARGETED EVIDENCE + PRIORITIES + ACTION PLAN + EVIDENCE TRAIL.

PRIORITY RECOMMENDATIONS

We don't want to produce an enormous list that simply frightens a landlord into spending money unnecessarily.

The purpose is to help determine what actually needs attention and what can reasonably be prioritised.

Where appropriate:

URGENT / ACTION REQUIRED

Matters requiring prompt attention.

STRONGLY RECOMMENDED

Matters we believe should be addressed to reduce developing risk.

MONITOR / REVIEW

Matters that may not currently require immediate work but should be monitored.

FURTHER INVESTIGATION REQUIRED

Something cannot reasonably be determined virtually and requires closer or specialist examination.

WHY EARLY IDENTIFICATION MATTERS

A relatively inexpensive problem today can become a much more expensive problem tomorrow.

For example:

EARLY DAMP CONCERN → INVESTIGATE → IDENTIFY CAUSE → SMALLER REMEDIAL ACTION

can become:

DAMP IGNORED → CONDITION DETERIORATES → MOULD SPREADS → TENANT COMPLAINS → LARGER WORKS → DISPUTE → POSSIBLE CLAIM / COUNCIL INVOLVEMENT.

The objective isn't to create unnecessary work.

It's to help identify what needs dealing with before somebody else identifies it for you.

WHAT IF AN ENFORCEMENT OFFICER LATER ATTENDS?

This is an important reason for carrying out Level 2.

A Local Authority officer physically attending a property may see things that weren't apparent in old photographs or an inventory.

Level 2 cannot replicate or replace a statutory physical inspection.

But it allows the landlord or agent to take a proactive step beforehand:

LIVE ASSESSMENT → POTENTIAL CONCERNS IDENTIFIED → RECOMMENDATIONS → ACTION → FOLLOW-UP → EVIDENCE.

So if questions are subsequently asked, there is potentially a much clearer record of:

WHAT WAS CHECKED → WHAT WAS IDENTIFIED → WHAT WAS RECOMMENDED → WHAT YOU DID → WHEN YOU DID IT.

That's considerably better than trying to build the evidence after a complaint or investigation has already started.

WHAT YOU RECEIVE

Following the assessment, you receive a written:

INTERNAL PROPERTY RISK ASSESSMENT & CONDITION REPORT

recording, where relevant:

AREAS REVIEWED

EVIDENCE OBTAINED

POTENTIAL PROPERTY-CONDITION CONCERNS

POTENTIAL HHSRS HAZARD INDICATORS

PRIORITIES

RECOMMENDED ACTION

MONITORING REQUIREMENTS

FURTHER INVESTIGATION WHERE REQUIRED

EVIDENCE TRAIL

Where appropriate, a separate tenant-facing condition/action record can also be produced.

WHY LEVEL 2 CAN BE PARTICULARLY VALUABLE FOR AGENTS

A managing agent may have dozens or hundreds of properties.

Senior management cannot personally walk through every property every time a concern develops.

Level 2 provides access to an independent guided property-risk review without Angel Moves initially having to physically travel to the property.

It helps answer:

WHAT IS ACTUALLY HAPPENING?

WHAT SHOULD WE TELL THE LANDLORD?

WHAT NEEDS ACTION?

WHAT NEEDS FOLLOWING UP?

WHAT EVIDENCE SHOULD WE RETAIN?

DO WE NEED SOMEBODY TO PHYSICALLY ATTEND?

LEVEL 1 vs LEVEL 2

LEVEL 1 LEVEL 2

Existing evidence Live/current evidence You send what you have We guide what needs showing Evidence may be historical We see conditions during the assessment Fixed photographs Closer views/different angles can be requested We review what's available We can investigate visible concerns further in real time Evidence-based review Guided virtual internal assessment Written report Live assessment + targeted evidence + written report

LEVEL 1: “SEND US WHAT YOU HAVE.”

LEVEL 2: “SHOW US THE PROPERTY LIVE — WE'LL GUIDE YOU.”

TIME REQUIRED

This is not intended to be a rushed video call.

Depending on property size, condition and the number of issues identified, the guided walkthrough may take approximately one hour or potentially longer.

The value is in systematically working through the property and obtaining the evidence required for a meaningful assessment.

IMPORTANT — INTERNAL ASSESSMENT ONLY

Level 2 covers the accessible interior areas shown during the live guided assessment.

It doesn't provide the same assessment of external elevations, grounds, roof or other external property elements.

That's where the next level becomes important:

LEVEL 1 — EXISTING EVIDENCE REVIEW

→ LEVEL 2 — LIVE GUIDED INTERNAL

→ LEVEL 3 — LIVE GUIDED INTERNAL + EXTERNAL

→ LEVEL 4 — PHYSICAL ATTENDANCE

IMPORTANT LIMITATIONS

Level 2 remains a remote virtual assessment.

What can be assessed depends upon the video connection, device/camera, lighting, safe access, cooperation of the person conducting the walkthrough and what can reasonably be observed remotely.

Angel Moves cannot physically touch, test, dismantle or inspect concealed elements through a virtual assessment.

A council officer, surveyor, contractor or other appropriately qualified professional physically attending may identify matters that cannot reasonably be identified virtually.

Where further investigation is required, we will say so and recommend the appropriate next step.

KEY BENEFIT

LEVEL 1 LOOKS AT WHAT YOU ALREADY HAVE. LEVEL 2 HELPS US SEE WHAT IS HAPPENING NOW.

You're not paying £349 simply for a video call.

You're paying for:

LIVE GUIDED ASSESSMENT + CURRENT CONDITION REVIEW + TARGETED EVIDENCE COLLECTION + HHSRS/PROPERTY-RISK REVIEW + PRIORITIES + RECOMMENDATIONS + WRITTEN REPORT + EVIDENCE TRAIL.

CORE MESSAGE

DON'T WAIT FOR SOMEBODY ELSE TO FIND THE PROBLEM FIRST.

SHOW US → WE GUIDE → LOOK CLOSER → CAPTURE THE EVIDENCE → IDENTIFY THE RISK → PRIORITISE ACTION → DEAL WITH IT EARLY → KEEP THE EVIDENCE.

PREVENTION IS CHEAPER THAN CURE.

And yes — I'd keep this detailed version in the spreadsheet. Don't worry that it's too long. The spreadsheet is becoming the master commercial/product specification. The website developer can shorten the visible section and put the detail behind “Read more”, while the sales team gets the full explanation they need to actually understand and sell the service properly.

ANGEL MOVES

Level 3 — Comprehensive Live Guided Virtual Internal & External Property Risk Assessment & Condition Report

Level 3 — COMPREHENSIVE LIVE GUIDED VIRTUAL INTERNAL & EXTERNAL PROPERTY RISK ASSESSMENT & CONDITION REPORT

Gold: £399 | Non-Member: £798

The same live guided approach as Level 2, but covering the whole property — internal AND external — because a problem showing inside (e.g. damp) can often originate outside (e.g. guttering, pointing, roof).

LEVEL 3 — COMPREHENSIVE LIVE GUIDED VIRTUAL INTERNAL & EXTERNAL PROPERTY RISK ASSESSMENT & CONDITION REPORT

£399

PURPOSE

A comprehensive live guided virtual Property Risk Assessment & Condition Review covering both the accessible INTERNAL AND EXTERNAL condition of the property.

Level 3 looks at the property more as a whole.

We're not simply looking at what is happening inside individual rooms. We also guide the person around the accessible exterior to look for visible external conditions that could:

CREATE A HAZARD → CONTRIBUTE TO AN INTERNAL PROBLEM → CAUSE PROPERTY DETERIORATION → REQUIRE REPAIR → REQUIRE MONITORING → REQUIRE FURTHER INVESTIGATION.

THE DIFFERENCE IS SIMPLE

LEVEL 1 = SEND US THE EVIDENCE YOU ALREADY HAVE.

LEVEL 2 = SHOW US INSIDE LIVE — WE GUIDE YOU.

LEVEL 3 = SHOW US THE WHOLE PROPERTY LIVE — INSIDE + OUTSIDE — WE GUIDE YOU.

This is important because the problem showing inside the property may actually originate outside it.

A damp internal wall could potentially relate to external defects.

A trip/fall risk may be on the pathway rather than inside the property.

Poor external lighting may create another risk.

Damaged or blocked guttering may contribute to water problems.

Defective pointing or visible deterioration to the building fabric may require investigation before it develops into something more serious.

Level 3 therefore provides a broader whole-property risk picture.

COMPREHENSIVE EXTERNAL PROPERTY REVIEW

Subject to safe access and what can reasonably be observed virtually, Angel Moves guides the person around relevant accessible external areas.

We aren't simply asking:

“Does the outside look okay?”

We're looking systematically at the visible external condition and asking:

WHAT COULD CREATE A RISK?

WHAT COULD BE CONTRIBUTING TO AN INTERNAL PROBLEM?

WHAT APPEARS TO NEED REPAIR?

WHAT SHOULD BE MONITORED?

WHAT REQUIRES CLOSER OR SPECIALIST INVESTIGATION?

WHAT WE MAY LOOK AT EXTERNALLY

Depending upon the property, safe access and what can reasonably be seen virtually, this can include:

1. External Walls & Building Fabric

Visible condition of external walls and building fabric, including signs of:

DAMAGE → CRACKING → DETERIORATION → DEFECTIVE/MISSING POINTING → WATER STAINING → OTHER VISIBLE CONCERNS.

Where something appears significant or cannot be determined remotely, further specialist investigation can be recommended.

2. Guttering & Rainwater Management

Visible condition of accessible/viewable:

GUTTERS → DOWNPIPES → RAINWATER DISCHARGE → OVERFLOW/STAINING → VISIBLE DAMAGE OR BLOCKAGE INDICATORS.

Poor rainwater management can contribute to deterioration and internal damp problems, so this is an important connection between outside and inside.

3. Roof-Related Visible Concerns

From safe ground-level or otherwise safely accessible viewpoints, we can consider what can reasonably be seen of roof-related areas and look for obvious visible concerns.

Nobody should climb onto a roof or ladder for a virtual assessment.

Where roof condition requires proper inspection, we recommend an appropriate physical/specialist inspection.

4. External Doors & Windows

Visible external condition around:

WINDOWS → DOORS → FRAMES → SILLS → SURROUNDING AREAS → VISIBLE DEFECTS OR DETERIORATION.

This can sometimes provide additional context for internal concerns involving damp, draughts or excess cold.

5. Paths, Steps, Slabs & Trip/Fall Hazards

We consider accessible routes around the property for visible concerns such as:

BROKEN/UNEVEN SLABS → DAMAGED STEPS → UNEVEN SURFACES → OBSTRUCTIONS → OTHER POTENTIAL TRIP/FALL RISKS.

Something relatively inexpensive to repair now can become considerably more serious if somebody is injured later.

6. External Lighting

Where relevant, we consider whether access routes, entrances, steps and other areas appear to have appropriate lighting provision, particularly where poor visibility could contribute to a fall or other safety concern.

7. External Access & Entrances

Visible condition of:

ENTRANCES → ACCESS ROUTES → STEPS → HANDRAILS WHERE PRESENT → PATHWAYS → GATES/BOUNDARIES WHERE RELEVANT.

Again, we're looking through a property-risk lens, not simply recording appearance.

8. Drainage & Water-Related Indicators

Where visible and relevant, we consider indicators of:

STANDING WATER → POOR DRAINAGE → OVERFLOW → LEAKAGE → WATER ACCUMULATION → OTHER CONDITIONS REQUIRING INVESTIGATION.

9. External Structures & Other Accessible Areas

Where relevant to the property, accessible external structures or areas can be considered for visible condition and obvious potential safety concerns.

CONNECTING THE OUTSIDE TO THE INSIDE

This is one of Level 3's strongest benefits.

Imagine we see:

DAMP / MOULD ON AN INTERNAL WALL.

Instead of stopping there, we may be able to say:

“Take us outside and show us the corresponding external wall.”

Then we can look for visible matters requiring further investigation, such as:

GUTTERING → DOWNPIPE → EXTERNAL WALL CONDITION → POINTING → WINDOW SURROUNDS → WATER STAINING → OTHER VISIBLE DEFECTS.

We're not claiming to diagnose the cause remotely.

But we're able to build a much better evidence picture and say:

“This needs attention.”

“This should be investigated.”

“This needs a contractor/specialist.”

“This should be monitored.”

That's much more useful than simply recording:

“There is damp on the bedroom wall.”

LOOKING AT THE STRUCTURE & CONDITION OF THE PROPERTY

Level 3 therefore isn't simply:

ROOMS + GARDEN.

It is a broader consideration of the visible condition of the property as a building, within the limitations of a virtual assessment.

We're looking at how different elements potentially interact:

ROOF/RAINWATER SYSTEM → EXTERNAL WALL → WINDOW → INTERNAL WALL → DAMPNESS/MOULD

or:

EXTERNAL LIGHTING → PATH → UNEVEN SLAB → FALL RISK

or:

EXTERNAL DEFECT → WATER PENETRATION → INTERNAL DETERIORATION → TENANT COMPLAINT.

That is what makes Level 3 significantly more comprehensive.

WHY THIS MATTERS

A landlord or agent walking around the outside may see:

“A few loose slabs.”

“A bit of pointing missing.”

“The gutter doesn't look great.”

“There's some staining on the wall.”

And simply walk past it.

Our job is to ask:

“COULD THIS MATTER?”

Does it need action?

Does it need monitoring?

Could it contribute to another property problem?

Could it present a safety risk?

Does somebody appropriately qualified need to investigate it?

That is the property-risk layer Level 3 adds.

LEVEL 3 — THE WHOLE-PROPERTY VIRTUAL OPTION

I would actually make this one of the strongest sales messages:

LEVEL 2 — WHAT'S HAPPENING INSIDE?

LEVEL 3 — WHAT'S HAPPENING TO THE PROPERTY AS A WHOLE?

Level 3 considers the relationship between:

INTERNAL CONDITION + EXTERNAL CONDITION + BUILDING FABRIC + ACCESS + SAFETY + HHSRS/PROPERTY RISK + EVIDENCE.

WHAT YOU RECEIVE

LIVE GUIDED INTERNAL WALKTHROUGH

LIVE GUIDED EXTERNAL WALKTHROUGH

ROOM-BY-ROOM INTERNAL REVIEW

EXTERNAL BUILDING-CONDITION REVIEW

PATH / STEP / TRIP & FALL RISK REVIEW

EXTERNAL LIGHTING CONSIDERATION

VISIBLE GUTTERING / RAINWATER CONDITION

VISIBLE EXTERNAL WALL / POINTING / BUILDING-FABRIC CONCERNS

VISIBLE ROOF-RELATED CONCERNS FROM SAFE VIEWPOINTS

INTERNAL ↔ EXTERNAL ISSUE CONNECTION

HHSRS CATEGORY 1 & CATEGORY 2 HAZARD-RISK REVIEW

TARGETED PHOTOGRAPHIC & VIDEO EVIDENCE

PRIORITY ACTION PLAN

RECOMMENDED REPAIRS / MONITORING / FURTHER INVESTIGATION

COMPREHENSIVE PROPERTY RISK ASSESSMENT & CONDITION REPORT

EVIDENCE TRAIL

KEY BENEFIT

LEVEL 3 DOESN'T JUST LOOK AT THE ROOMS. IT LOOKS AT THE PROPERTY AS A WHOLE.

Because sometimes:

WHAT YOU SEE INSIDE IS THE SYMPTOM. WHAT'S HAPPENING OUTSIDE MAY BE PART OF THE REASON.

That's why Level 3 becomes the Comprehensive Virtual Property Risk Assessment.

INSIDE → OUTSIDE → BUILDING CONDITION → HAZARDS → CONNECT THE EVIDENCE → PRIORITISE → REPAIR / INVESTIGATE → FOLLOW UP → PROVE WHAT YOU DID.

PREVENTION IS CHEAPER THAN CURE.

And I think this actually improves the commercial ladder considerably. £349 Level 2 = internal, while for only £50 more, £399 Level 3 = whole-property internal + external virtual assessment. That's a very straightforward upgrade for the sales team to explain.

ANGEL MOVES

Level 4 — In-Person Comprehensive Property Risk Assessment & Condition Report

Level 4 — IN-PERSON COMPREHENSIVE PROPERTY RISK ASSESSMENT & CONDITION REPORT

Gold: Midlands from £499 · London from £649 · Other UK locations — price on application Non-Member: Midlands from £999 · London from £1,298 · Other UK — price on application

Angel Moves physically attends the property in person for a full comprehensive assessment.

Internal range £499-£599 Gold depending on location/travel/property size/scope — advertise "From £499" rather than a public range; non-member shown as double the floor

ANGEL MOVES

Part 1 — Protect the Property (HHSRS & Property Risk)

Part 1 — Protect the Property (HHSRS & Property Risk)

Landlord £49 (Non-Member £99)

A property can look fine, be freshly refurbished, and have a valid Gas Safety Certificate, EICR and EPC — and still contain housing hazards. This live, interactive training explains what HHSRS is, the difference between Category 1 and Category 2 hazards, what to look for during inspections, and what evidence to keep. Every attendee receives an Angel Moves Certificate of Attendance.

PART 1 — PROTECT THE PROPERTY

HHSRS, Category 1 & Category 2 Hazards, Property Risk & Local Authority Enforcement

Why do you need this training? A property can look perfectly fine, be newly refurbished and have its Gas Safety Certificate, EICR and other required paperwork — but that does not necessarily mean there are no housing hazards present. HHSRS is concerned with the risk of harm to the people living in the property, not simply whether the property looks well maintained.

This practical live online training session for landlords and letting agents helps you understand what risks may actually be present inside a property, what you should be looking for and why identifying potential hazards early can save considerable time, disruption and money later.

You will learn what HHSRS is; the hazards assessed under the system; the difference between Category 1 and Category 2 hazards; what can turn an ordinary property defect into a housing hazard; how the occupier can affect the assessment of risk; why a refurbished or modern property can still contain hazards; what landlords, agents and property managers should look for during inspections; when an issue should be escalated; and what photographs, records and other evidence should be retained.

The training also explains the wider legal and enforcement context surrounding property condition, including how HHSRS interacts with other relevant housing, repair, safety, licensing and management requirements. You will understand what can happen when a Local Authority identifies serious hazards, how an enforcement inspection can develop, the importance of Improvement Notices and other enforcement options, and why landlords and agents should not simply assume that they will always receive an informal warning first.

For landlords, the training helps you better understand your responsibility for providing and maintaining a property that is fit and safe for occupation and why simply saying “I've never had a problem before”, “my tenant hasn't complained” or “the property has just been refurbished” is not a substitute for understanding property risk.

For letting agents, this is equally important because you may form part of the property management chain. Your staff may inspect the property, receive the tenant's repair report, communicate it to the landlord, arrange contractors and retain the records. If something is later questioned, those records can become important in establishing what was known, when it was known, what action was recommended and what happened next.

Unlike a prerecorded training video, this is a live interactive session with the opportunity to ask questions about the practical situations landlords and agents encounter — including tenant-caused issues, refusal of access, landlords refusing recommended works, recurring damp and mould, repairs, inspections, evidence and escalation.

Every attendee receives an Angel Moves Certificate of Attendance. This provides a dated record that you or your staff have undertaken relevant training to improve your understanding of HHSRS, housing hazards and property-risk management. The certificate does not certify that an individual property is compliant, but it can form part of your professional training record and demonstrate that you have taken steps to improve your knowledge and understanding.

By the end of Part 1, you should have a much clearer understanding of what to look for, what questions to ask, what to record, what to escalate and what evidence to keep — helping you identify a potential property risk before an enforcement officer identifies it for you.

Live online training • Landlords & agents attend together • Interactive Q&A • Practical examples • HHSRS & Category 1/Category 2 understanding • Local Authority enforcement explained • Evidence & record-keeping • Certificate of Attendance

Part 1 principle: KNOW WHAT TO LOOK FOR. IDENTIFY THE RISK. RECORD IT. ACT ON IT. PREVENTION IS CHEAPER THAN CURE.

ANGEL MOVES

Part 2 — Protect Your Property & Business

Part 2 — Protect Your Property & Business

Landlord £49 (Non-Member £99)

Covers £7,000–£40,000 financial penalties, problematic tenants, disrepair claims companies and no-win-no-fee solicitors, Rent Repayment Orders (up to 24 months’ rent for qualifying offences), unlawful eviction, Section 21 abolition and possession problems, rejected insurance claims, and Local Authority enforcement activity.

ANGEL MOVES

Complete Programme — Parts 1 + 2

Complete Programme — Parts 1 + 2 (Book Both & Save)

Landlord: £79 combined (vs £98 separately — save £19) | Non-Member Landlord: £158 (save £38)

You don’t have to complete both parts on the same day. Once booked, you have one month from your first session to complete the second, on any available date. One property, one tenancy, but more than one person in the management chain — landlords need to know what the agent should be doing, and agents need to know what the landlord should be doing.

COMPLETE LANDLORD & LETTING AGENT PROTECTION PROGRAMME — PARTS 1 + 2

Morning: Protect the Property (HHSRS, Category 1 & 2 hazards, property risk, Local Authority enforcement). Afternoon: Protect Your Property Business (enforcement, problematic tenancies, possession, unlawful eviction, Rent Repayment Orders, claims, insurance, evidence and future reforms).

Booked together rather than separately, at a discount to the combined separate price.

WHY LANDLORDS AND AGENTS TRAIN TOGETHER

One property. One tenancy. One set of facts. But potentially more than one person in the management chain. The landlord needs to know what the agent should be doing; the agent needs to know what the landlord should be doing. Both need to understand: who knew, who acted, who authorised, who recorded it, who followed it up, and who can prove what happened.

PART 1: Know what to look for. PART 2: Know how to protect yourself. BOTH TOGETHER: Identify the risk. Manage it. Record it. Prove it.

Prevention is cheaper than cure.

ANGEL MOVES

Advice & Specialist Consultations

F. Advice & Specialist Consultations

Free Protection Consultation — 30 minutes

FREE

Specialist Consultation — bring us the problem

15 min: £25 (£50 Non-Member) | 30 min: £50 (£100 Non-Member) | 1 hr: £100 (£200 Non-Member) Senior Specialist Consultation: 15 min £50 · 30 min £100 · 60 min £200 (Non-Member pricing to be confirmed — see note below)

For landlords or letting agents dealing with a real situation right now — a problematic tenant, an unresponsive agent, a Local Authority letter, a disrepair claim, a Rent Repayment Order, possession problems, or a guaranteed-rent/rent-to-rent arrangement you’re unsure about. Angel Moves looks at the whole picture — the property, the tenancy, the agreements, the people and the evidence — and helps you work out what needs to happen next.

Note: Angel Moves is not a solicitors’ firm and does not replace one where formal legal advice or representation is required — but a great deal of practical housing work (gathering evidence, building a chronology, organising documents) can and should happen before a solicitor becomes involved.

SPECIALIST HOUSING, TENANCY, PROPERTY & ENFORCEMENT CONSULTATION

LANDLORD OR LETTING AGENT — BRING US THE PROBLEM.

A REAL PROPERTY OR TENANCY PROBLEM NEEDS MORE THAN GENERIC ADVICE.

Sometimes you don't need another factsheet, template or generic telephone helpline.

You have a real situation happening now.

Perhaps:

Your tenant is causing problems.

Your landlord/client is causing problems.

You're unhappy with your letting or managing agent.

Your agent isn't responding or isn't giving you the information you need.

Your agent may be closing down or has ceased trading.

You're considering appointing a new agent and want to understand what you're getting into.

You're considering a guaranteed-rent, rent-to-rent, company-let or management arrangement.

You're already tied into an agreement and want to understand how you can get out of it.

You're worried about the condition of your property.

The council has contacted you.

An enforcement officer wants to inspect the property.

You've received an Improvement Notice or other enforcement correspondence.

You've received a financial penalty or you're worried one may be coming.

A disrepair claim or solicitor's letter has arrived.

You're facing a Rent Repayment Order application.

You've received correspondence concerning the First-tier Tribunal.

Your tenant is refusing access.

You're dealing with rent arrears, property damage, antisocial behaviour, overcrowding, unauthorised occupiers or subletting.

You're trying to regain possession of your property.

Or you're simply thinking:

“I NEED SOMEBODY TO LOOK AT THE WHOLE SITUATION AND TELL ME WHAT I SHOULD DO NEXT.”

That is what the Angel Moves Specialist Consultation is designed to do.

We don't simply look at one document or tell you what a general rule says.

We look at the:

PROPERTY

TENANCY

AGREEMENTS

PEOPLE

PROPERTY CONDITION

EVIDENCE

DOCUMENTATION

MANAGEMENT

LOCAL AUTHORITY POSITION

AND WHAT HAS ACTUALLY HAPPENED.

Then we help you establish what needs to happen next.

WHO IS THIS FOR?

The Specialist Consultation is available to both landlords and letting/managing agents.

Because the problem isn't always the tenant.

Sometimes it's the landlord.

Sometimes it's the agent.

Sometimes it's the tenant.

Sometimes it's the management company.

Sometimes it's the guaranteed-rent provider.

Sometimes it's the rent-to-rent operator.

Sometimes it's the agreement everybody signed.

Sometimes it's the condition of the property.

And sometimes it's what wasn't done, wasn't recorded or wasn't communicated.

Angel Moves looks at the whole housing situation.

WHY ANGEL MOVES?

Angel Moves brings together over 30 years of public-sector and finance experience, extensive private-rented-sector experience, HHSRS training, landlord risk-assessment training and practical housing-resolution experience.

Through our housing work, we have developed relationships and experience working across approximately 180 Local Authorities, including helping households access private rented accommodation.

That means we're not simply looking at housing from one direction.

We understand:

Property condition and housing hazards.

HHSRS and property risk.

Tenancy management.

Landlord responsibilities.

Letting and managing-agent responsibilities.

Tenant problems and housing resolution.

Repairs and access issues.

Evidence and record keeping.

Local Authority involvement and enforcement.

Claims and disputes.

The practical reality of what happens when something starts going wrong.

And one of the most important principles running through our work is:

LEGISLATION IS NATIONAL; ENFORCEMENT IS LOCAL.

The national legislation may be the same, but Local Authority priorities, licensing activity and enforcement approaches can differ.

Even individual cases and officers will depend upon the facts and evidence sitting in front of them.

That practical perspective matters when you're dealing with a real property and a real problem.

“WHY DON'T I JUST CALL THE NRLA OR PROPERTYMARK?”

Industry and membership organisations such as the NRLA and Propertymark can provide valuable general guidance, training, templates, industry information and member support.

But sometimes you need somebody to look beyond the general guidance.

Because the question isn't simply:

“What does the guidance say?”

The question is:

“WHAT DOES THIS MEAN FOR MY PROPERTY AND MY SITUATION?”

We may need to look at:

your property;

your tenant;

your landlord/client;

your managing agent;

your agreements;

your repairs;

your inspection history;

your photographs and videos;

your communications;

your evidence;

your Local Authority correspondence;

and what actually happened.

WE ARE APPLYING PRACTICAL HOUSING KNOWLEDGE TO THE SITUATION SITTING IN FRONT OF YOU.

“WHY DON'T I JUST GO STRAIGHT TO A SOLICITOR?”

Sometimes you should.

Angel Moves is not a solicitors' firm, and we do not pretend to replace a solicitor, barrister or another regulated professional where formal legal advice, reserved legal work or representation is required.

But a solicitor and Angel Moves do not necessarily perform the same job.

A solicitor may become involved when a dispute, claim, possession matter, tribunal case or enforcement issue has already developed.

But before that stage, there can be a considerable amount of practical housing work that needs doing.

Someone needs to establish:

What actually happened?

What is the condition of the property?

Are there potential housing hazards?

What has the tenant reported?

When was it reported?

What repairs were completed?

What remains outstanding?

Was access requested?

Was access refused?

What inspections took place?

What photographs and videos exist?

What correspondence exists?

What does the tenancy agreement say?

What does the management agreement say?

What did the landlord know?

What did the agent know?

Who was supposed to act?

Who actually acted?

What can be proved?

What is missing?

What needs doing immediately?

And critically:

DOES THIS ACTUALLY NEED A SOLICITOR YET?

DON'T PAY THE WRONG PROFESSIONAL TO DO THE WRONG JOB

Legal professional costs can become substantial very quickly.

And in many cases, considerable time can be spent gathering basic documents, constructing a chronology, locating photographs, establishing what repairs took place and trying to understand what everybody actually did.

Where appropriate, Angel Moves can help undertake the practical housing, property-risk, evidence-gathering, liaison and case-preparation work before specialist legal intervention becomes necessary.

That may include:

gathering evidence;

organising documents;

preparing a chronology;

reviewing property information;

reviewing repairs and inspections;

reviewing photographs and videos;

identifying missing evidence;

tenant liaison;

landlord liaison;

housing resolution;

practical correspondence;

and getting the case into order.

If the matter then requires a solicitor or barrister, the objective is to hand over a better organised case with the relevant practical evidence already gathered.

That can potentially reduce unnecessary time, duplication and professional costs.

PREVENTION BEFORE REPRESENTATION

Imagine you've received a letter saying a Local Authority officer intends to inspect your property.

You could simply wait for the officer to arrive.

Or you could ask:

“WHAT SHOULD I BE CHECKING BEFORE THAT OFFICER WALKS THROUGH MY FRONT DOOR?”

That is where practical specialist support can become extremely valuable.

Depending upon the circumstances, we can help review:

the current condition of the property;

potential HHSRS/property risks;

Category 1 and Category 2 hazard concerns;

outstanding repairs;

previous inspections;

photographs and videos;

repair reports;

contractor evidence;

access attempts and refusals;

occupancy information;

relevant tenancy documentation;

management records;

and the correspondence you've received.

If something needs dealing with, wherever possible it is better to identify it before the problem becomes more serious.

PREVENTION IS CHEAPER THAN CURE.

PROPERTY CONDITION IS PART OF THE PICTURE

This is an important distinction.

A housing problem isn't always solved by simply reading a contract.

If the issue concerns:

damp;

mould;

excess cold;

fire safety;

falls;

overcrowding;

electrical risks;

structural concerns;

or another potential housing hazard,

then somebody needs to understand the physical condition and risk within the property.

Angel Moves can bring together:

PROPERTY + TENANCY + EVIDENCE + MANAGEMENT + ENFORCEMENT

rather than looking at each issue completely in isolation.

PROBLEMATIC TENANT?

DON'T ALLOW A PROBLEMATIC TENANT TO CAUSE YOU TO CREATE A BIGGER PROBLEM FOR YOURSELF.

Sometimes landlords and agents genuinely are dealing with a difficult tenancy.

There may be:

rent arrears;

property damage;

antisocial behaviour;

repeated access refusal;

unauthorised occupants;

subletting;

overcrowding;

constant complaints;

tenancy breaches;

or a complete breakdown in the landlord/tenant relationship.

We understand why landlords and agents describe these situations as problematic tenants.

But frustration can lead to expensive mistakes.

The question isn't simply:

“How do I get rid of this tenant?”

The question becomes:

“WHAT CAN I LAWFULLY AND PRACTICALLY DO NEXT — AND WHAT EVIDENCE DO I NEED?”

We can help examine the situation, evidence and practical options before frustration causes somebody to create a much bigger problem.

HAVING PROBLEMS WITH YOUR LETTING OR MANAGING AGENT?

Perhaps you're a landlord paying somebody to fully manage your property.

The rent arrives every month.

So you assume everything is fine.

But ask yourself:

WHEN DID YOU LAST ACTUALLY SEE YOUR PROPERTY?

When was it last inspected?

What condition is it actually in?

Have all repairs been reported to you?

Are outstanding repairs being followed up?

What has the tenant been reporting?

Who is actually living there?

Are there additional occupants?

Is there overcrowding?

Where are the photographs?

Where are the inspection reports?

Where is the repair history?

What records does the agent hold?

What has the agent agreed to do under the management agreement?

And can you obtain everything you need if the relationship ends?

We can help examine the agreement, management arrangements, property position, documentation and evidence so you can understand where you stand and what needs dealing with.

WHAT IF YOUR AGENT CLOSES DOWN?

This is another reason landlords need to understand what is happening with their property.

What happens if your managing agent:

ceases trading;

goes into liquidation;

closes the business;

stops answering you;

or suddenly disappears?

Where are your records?

Where are your inspection reports?

Where is your repair history?

What tenancy documentation exists?

What information do you hold yourself?

What arrangements exist concerning money or deposits?

Who is dealing with the tenant?

What outstanding problems are you inheriting?

And ultimately:

WHO IS NOW DEALING WITH YOUR PROPERTY?

The company disappearing does not make the property, occupants, repairs or underlying housing problems disappear with it.

Angel Moves can help you establish what exists, what is missing and what needs dealing with.

BEFORE YOU APPOINT AN AGENT

Prevention doesn't start when the relationship goes wrong.

It starts before you sign the management agreement.

If you're considering appointing a letting or managing agent, Angel Moves can help you look at the practical arrangements and ask the questions that should be asked before you hand over your property.

What exactly are they agreeing to do?

Who inspects the property?

How frequently?

How are repairs reported?

How quickly are serious issues escalated?

How are landlord instructions recorded?

What happens when the landlord doesn't respond?

What records will you receive?

What happens when the agreement ends?

What happens if the business closes?

KNOW WHAT YOU ARE AGREEING TO BEFORE YOU SIGN.

GUARANTEED RENT, RENT-TO-RENT & COMPANY LETS

A guaranteed-rent proposition can sound very attractive:

“We'll manage everything.”

“Your rent is guaranteed.”

“You won't need to deal with the occupants.”

But before signing, understand what you're actually entering into.

Who exactly are you contracting with?

What is the legal and practical arrangement?

Who will actually occupy the property?

What has the company agreed to do?

Who deals with repairs?

Who monitors property condition?

Who conducts inspections?

Who monitors potential hazards?

Who holds the property and occupancy records?

Who deals with deposits where applicable?

Can additional occupants be introduced?

Could the property become overcrowded?

What happens if rent stops?

What happens if the company breaches the agreement?

How long are you tied in?

How can you terminate?

What happens to the occupants when the arrangement ends?

And perhaps most importantly:

WHAT HAPPENS TO YOU, YOUR PROPERTY AND THE OCCUPANTS IF THAT COMPANY FOLDS?

Don't simply look at the guaranteed-rent figure.

LOOK AT THE EXIT. LOOK AT THE RESPONSIBILITIES. LOOK AT THE RISK.

Angel Moves can review the practical housing and management arrangement before you enter into it, or help you understand an existing arrangement that has started going wrong.

ALREADY TIED INTO AN AGREEMENT?

Perhaps you've already signed.

Maybe it's a:

management agreement;

guaranteed-rent agreement;

rent-to-rent arrangement;

company let;

provider arrangement;

or another property-management contract.

Now you're unhappy.

What does the agreement actually say?

What has each party agreed to do?

What practical responsibilities have been allocated?

What has actually happened?

Has somebody failed to perform what was agreed?

What happens if you want to leave?

What information and records need to be recovered?

What happens to the occupants?

We can help review the practical housing and management position and identify where legal advice is required on contractual rights or termination.

AGENTS — HAVING PROBLEMS WITH A LANDLORD?

The service works in reverse too.

Perhaps you've repeatedly told the landlord:

“This repair needs doing.”

“We need authority to spend.”

“The tenant is refusing access.”

“The property needs further investigation.”

“We've identified a potential risk.”

But the landlord doesn't respond.

Or refuses to authorise the necessary work.

The agent needs to protect their own position too.

Ask:

What did you tell the landlord?

When did you tell them?

How did you tell them?

What evidence exists?

What did they say?

Did you follow it up?

Did you escalate it?

What happened afterwards?

And:

CAN YOU PROVE IT?

Angel Moves can help examine the management chain, communication, documentation and evidence so responsibilities and next steps are clearer.

HOUSING RESOLUTION & MEDIATION

Not every dispute needs to become a battle.

Sometimes the quickest and least expensive solution is establishing what everybody actually wants.

What does the tenant want?

What does the landlord want?

What does the agent say happened?

Is the real problem:

a repair?

access?

communication?

rent?

property condition?

occupancy?

a misunderstanding?

a management failure?

or simply a relationship that has completely broken down?

Because Angel Moves works with housing situations directly, we can sometimes approach the problem as a housing-resolution issue, rather than immediately turning everything into a legal dispute.

Where appropriate, liaison, negotiation and housing-resolution/mediation support may help resolve practical tenancy issues before everybody spends considerably more time and money fighting about them.

Sometimes a managed conversation, clear written communication and an agreed action plan can prevent months of escalation.

LOCAL AUTHORITY ENFORCEMENT SUPPORT

If the council becomes involved:

DON'T IGNORE IT. DON'T GUESS. UNDERSTAND WHAT HAS HAPPENED.

Depending upon the circumstances, specialist support can involve:

✓ Local Authority enquiries

✓ Planned property inspections

✓ Requests for documents or information

✓ Property-condition concerns

✓ HHSRS hazards

✓ Category 1 / Category 2 concerns

✓ Licensing issues

✓ Improvement Notices

✓ Compliance requirements

✓ Financial penalties

✓ Evidence preparation

✓ Responses and practical correspondence

✓ Action before an officer visits

✓ Practical steps following an inspection

✓ Organising information for further specialist assistance

The earlier you understand the problem, the greater the opportunity to take appropriate action where action remains possible.

FIRST-TIER TRIBUNAL & FORMAL CORRESPONDENCE

Received something from the First-tier Tribunal?

Received correspondence concerning an RRO?

Received a Local Authority letter?

A solicitor's letter?

A claims-company letter?

An insurer's letter?

Or another formal document that you don't properly understand?

DON'T LEAVE IT SITTING ON THE DESK.

We can help establish:

What has happened?

What are they asking for?

What deadlines are stated?

What evidence exists?

What documentation exists?

What is missing?

What does the property currently look like?

Are repairs outstanding?

Are there potential property risks?

What practical action needs taking?

What needs recording?

What information needs organising?

And critically:

HAS THE MATTER REACHED THE POINT WHERE A SOLICITOR, BARRISTER, SURVEYOR OR OTHER APPROPRIATE PROFESSIONAL IS REQUIRED?

CLAIMS, DISREPAIR & SOLICITOR CORRESPONDENCE

If a disrepair claim, solicitor's letter or claims-company correspondence arrives, you cannot go backwards in time and recreate months of missing evidence.

We can help establish:

When was the problem first reported?

What exactly was reported?

Who received the report?

What happened next?

Was a contractor instructed?

When?

Was access requested?

Was access provided?

Was access refused?

What work was completed?

What remains outstanding?

What photographs exist?

What videos exist?

What invoices exist?

What messages and emails exist?

What does the property look like now?

Where formal legal advice or representation becomes necessary, that organised information can then be provided to the appropriate legal professional.

RENT REPAYMENT ORDERS, TRIBUNALS & FINANCIAL PENALTIES

If you're facing or concerned about:

a Rent Repayment Order;

a First-tier Tribunal matter;

a financial penalty;

an Improvement Notice;

or another enforcement issue,

the history and evidence of the case can become extremely important.

We can help you understand the practical housing background, identify and organise relevant records, establish gaps and identify issues requiring specialist legal or other professional escalation.

POSSESSION & EVICTION PROBLEMS

If you're experiencing:

rent arrears;

antisocial behaviour;

tenancy breaches;

property damage;

unauthorised occupation;

subletting;

or another possession-related problem,

we can help examine the practical history and evidence and identify when specialist possession/legal assistance is required.

Most importantly:

DON'T ALLOW A DIFFICULT TENANCY TO PUSH YOU INTO AN UNLAWFUL EVICTION OR HARASSMENT PROBLEM.

Understand the problem.

Understand the evidence.

Understand what needs doing.

And know when specialist legal assistance is required.

WE CAN ALSO HELP WITH THE PRACTICAL WORK

Sometimes a consultation identifies the problem — but you don't have the time, staff or expertise to carry out everything that needs doing.

Subject to the nature of the case, the work Angel Moves is able to undertake and an agreed quotation, additional practical support may include:

✓ Specialist case reviews

✓ Property-risk reviews

✓ HHSRS/property-condition support

✓ Evidence gathering and organisation

✓ Document organisation

✓ Chronology preparation

✓ Existing document reviews

✓ Practical correspondence

✓ Tenant liaison

✓ Landlord liaison

✓ Housing resolution / mediation support

✓ Repair and access evidence reviews

✓ Local Authority liaison/support

✓ Preparation ahead of an enforcement inspection

✓ Management-arrangement reviews

✓ Guaranteed-rent / rent-to-rent practical reviews

✓ Ongoing case-management support

✓ Preparing information for referral to a solicitor or other specialist

OUR AIM IS TO DEAL WITH THE PROBLEM AT THE RIGHT LEVEL

LEVEL 1 — IDENTIFY THE PROBLEM

What is actually happening?

LEVEL 2 — ASSESS THE PRACTICAL RISK

Property?

Tenant?

Landlord?

Agent?

Agreement?

Documentation?

Management?

Enforcement?

Evidence?

LEVEL 3 — IDENTIFY WHAT NEEDS DOING NOW

What can still be:

repaired;

corrected;

documented;

evidenced;

communicated;

negotiated;

or resolved?

LEVEL 4 — TAKE PRACTICAL ACTION

Where appropriate, Angel Moves can provide additional practical support.

LEVEL 5 — ESCALATE WHEN NECESSARY

If the matter requires formal legal advice, reserved legal work, court/tribunal representation, specialist surveying or another regulated service, the appropriate professional should become involved.

WE KNOW WHEN OUR ROLE ENDS

Angel Moves is not a solicitors' firm.

We do not replace a solicitor or barrister where formal legal advice, reserved legal work or representation is required.

But that doesn't mean every housing problem needs to begin with a solicitor gathering basic documents, establishing a chronology, trying to understand the property condition and working out what actually happened.

Our role can be to help with the practical housing problem, identify and organise the evidence, attempt early housing resolution where appropriate and establish whether specialist legal intervention is actually necessary.

USE THE RIGHT PROFESSIONAL AT THE RIGHT TIME.

If the matter does need escalating, the objective is to reach that point with the case, documents and practical evidence better organised.

YOU DON'T HAVE TO WAIT UNTIL EVERYTHING HAS GONE WRONG

You don't have to wait until you have:

a £7,000 or £40,000 financial penalty;

an Improvement Notice;

an RRO application;

a disrepair claim;

a tribunal case;

a possession problem;

a failed management relationship;

a guaranteed-rent company disappearing;

a Local Authority inspection;

or a solicitor's letter

before asking for help.

You can use the Specialist Consultation:

BEFORE YOU SIGN.

BEFORE YOU APPOINT AN AGENT.

BEFORE YOU ENTER A GUARANTEED-RENT OR COMPANY-LET ARRANGEMENT.

WHEN YOU FIRST BECOME CONCERNED.

WHEN A TENANCY STARTS GOING WRONG.

BEFORE AN ENFORCEMENT OFFICER VISITS.

WHEN A CLAIM STARTS.

WHEN A FORMAL LETTER ARRIVES.

OR WHEN THE PROBLEM HAS ALREADY ESCALATED AND YOU NEED TO KNOW WHAT TO DO NEXT.

PREVENTION IS CHEAPER THAN CURE.

WHAT CAN THE SPECIALIST CONSULTATION COVER?

Property Condition • HHSRS • Category 1 & Category 2 Hazards • Problematic Tenants • Problematic Landlord/Agent Relationships • Letting & Management Agreements • Agent Problems • Agent Closure/Cessation • Guaranteed Rent • Rent-to-Rent • Company Lets • Property Management • Repairs • Disrepair • Access Refusal • Overcrowding • Unauthorised Occupiers • Subletting • Rent Arrears • ASB • Tenancy Breaches • Local Authority Enforcement • Council Inspections • Improvement Notices • Financial Penalties • Licensing Issues • Rent Repayment Orders • First-tier Tribunal Matters • Claims Companies • Solicitor Correspondence • Insurance Issues • Possession Problems • Unlawful Eviction Risks • Evidence • Documentation • Chronology Preparation • Housing Resolution • Mediation • Practical Correspondence • Case Preparation • Preparation for Specialist/Legal Referral

REAL PROPERTY. REAL TENANCY. REAL PROBLEM. REAL EVIDENCE. PRACTICAL SUPPORT.

WE LOOK AT THE PROPERTY.

WE LOOK AT THE TENANCY.

WE LOOK AT THE AGREEMENTS.

WE LOOK AT THE PEOPLE.

WE LOOK AT THE EVIDENCE.

WE LOOK AT WHAT HAS ACTUALLY HAPPENED.

THEN WE HELP YOU WORK OUT WHAT NEEDS TO HAPPEN NEXT.

Understand the problem. Identify the risk. Deal with what can be dealt with now. Build the evidence. Try to resolve the problem early. Escalate to the appropriate professional when necessary.

PREVENTION IS CHEAPER THAN CURE.

This now gives you one master version, rather than two overlapping descriptions. It preserves the material from the attached master and folds the landlord/agent/guaranteed-rent/company-let/agent-closure side into the same proposition.

⚠ Data flag for dev team: "Senior Specialist Consultation — 15 min" currently shows a Non-Member price of £10 against a Gold price of £50 on the spreadsheet — inconsistent with the standard "Non-Member = Gold × 2" rule. Needs Mr Jas to confirm the correct figure before this goes live.

ANGEL MOVES

Specialist Housing, Tenancy & Enforcement Services

Case Review

Pre-Enforcement Review

Disrepair Case Review

Claims-Company / Solicitor Case Support

RRO Case Review

Unlawful Eviction / Possession Risk Review

Evidence / Chronology Review

Landlord / Agent Responsibility Review

Complex Compliance Case Review

Housing Resolution / Tenant Dispute Support

Repair & Complaint Resolution Support

Problematic Tenant / Tenancy Support

Possession / Eviction Support