Ace by LandlordOS

Archive a mid-term inspection (soft delete — reversible).

archive_inspection

Archive an inventory (soft delete — reversible).

archive_inventory

Archive a property key record (soft delete — reversible), e.g. when it is no longer tracked.

archive_property_key

Assess whether a tenancy's rent looks under market, using the ONS Price Index of Private Rents (PIPR) local authority growth data. Returns hasAssessment: false with a reason (no_local_data, rent_missing, or too_recent) when an assessment cannot be made honestly - never guess in that case, just explain why. When hasAssessment is true, the result gives the current rent, the index-implied market rent, the gap percentage, and the earliest legally compliant Section 13 effective date. ALWAYS present impliedMarketRent as an index-based ESTIMATE, never as a valuation or guaranteed achievable rent. ALWAYS cite the ONS source (periodLabel and sourceUrl) when quoting the figure. ALWAYS mention the tenant's right to challenge a rent increase at the First-tier Tribunal before it takes effect. If recentIncreaseCaveat is true, tell the user plainly that LandlordOS is using the tenancy start date as a proxy for when the rent was last set (no separate rent-increase history is tracked), so the true position may differ if the rent has been changed since. Use when a landlord asks if their rent is competitive, whether they should increase rent, or wants a Section 13 notice prepared. England only: for a property in Scotland, Wales, Northern Ireland or abroad the tool refuses with a plain explanation, so relay it.

assess_rent_review

Set a preferred or backup contractor for a trade at a specific property, e.g. "make ABC Plumbing my preferred plumber for Flat 2". Use contractor_id when the contractor is already saved (from list_contractors); otherwise provide name and email to save a new one. If the property is ambiguous, call find_property_by_address first. Setting a contractor for a trade/priority that already has one replaces it.

assign_property_contractor

Create multiple properties in one call from an imported property list (CSV upload). Use this ONLY for bulk imports — propose ONE call for the whole import, never create properties one-by-one when the user has uploaded a portfolio CSV. Exclude any rows already flagged as duplicates in the handoff message, and tell the user about those duplicates and any skipped rows separately. Max 100 properties per call.

bulk_create_properties

Update MANY transactions in one call — categorising a statement import, re-linking rows to a property, marking rows personal/transfer. Group the transaction IDs by the change they need; each group gets the same new values. ALWAYS use this instead of separate update_transaction calls when changing more than ~5 transactions. IDs must be copied verbatim from a read tool result in this conversation — never construct or infer them. Returns updated_count: report exactly that number to the user.

bulk_update_transactions

Calculate a Section 8 notice period and the earliest court application date from a service date, under the Renters' Rights Act rules in force since 1 May 2026. Section 21 returns its abolition status. Covers grounds 1, 8, 10 and 11. England only: England is the default, and a property in Wales, Scotland, Northern Ireland or abroad gets a plain "not covered" answer instead of an England notice period.

calculate_notice_period

Calculate gross and net rental yield for a property, with the working shown. The figures can be in any one currency; nothing is converted.

calculate_rental_yield

Calculate the impact of the Section 24 mortgage-interest tax restriction for an individual UK landlord.

calculate_section24

Check Making Tax Digital connection status and next quarterly submission deadline. Use when user asks about HMRC, MTD, tax deadlines, or quarterly returns.

check_mtd_status

Claim the landlord's own <slug>@landlord-os.com email address. A landlord can only claim one address, ever — check get_settings first. The slug must be 4-32 lowercase letters, numbers and hyphens, starting and ending with a letter or number, and not one of the reserved words (hello, admin, support, etc.).

claim_inbox_address

Compare estimated tax on rental profit held personally vs through a Ltd company. Use this whenever the landlord asks whether to hold property personally or in a company, or asks which is better for tax. If you do not know their annual rental profit, call get_finances_summary first and use the profit from that, rather than asking them to supply a figure the account already holds. Use only the pound profit from UK properties (uk_personal when present, otherwise the GBP entry of by_currency): never a profit in another currency. For illustration only, never advice — always say so in your reply and mention the costs of transferring an existing property (SDLT, CGT, legal fees) are not included.

compare_tax_structures

Mark a task as done.

complete_task

Record a new inventory (schedule of condition) for a property. Pass draft: true to have Ace draft the room-by-room list from the property's own bedrooms/bathrooms/furnished status — the landlord corrects it afterwards; otherwise pass items explicitly.

create_inventory

Start a new letting with the onboarding checklist (holding fee, referencing, deposit, move-in) instead of an immediately active tenancy. Use when a landlord has found a tenant but has not moved them in yet. Creates a pending tenancy plus its onboarding record at stage 1; advance it with advance_onboarding. Pass tenant_id or tenant_name for an EXISTING tenant, or first_name + last_name (optionally email/phone) to create a NEW one.

create_onboarding_tenancy

Create a task/reminder for the landlord. Use when they say "remind me to...", "add a task...", or you identify something they need to follow up on.

create_task

Archive a compliance record (soft delete — reversible).

delete_compliance_item

Archive a property (soft delete — reversible). Use when user wants to remove a property they sold or no longer manage. Always pass property_address as well as property_id so it still resolves if the id is stale.

delete_property

Archive a task (soft delete — reversible). Different from completing it.

delete_task

Archive a tenant (soft delete — reversible). Use when the tenant has moved out and the landlord wants them off the active list. Always pass tenant_name as well as tenant_id so it still resolves if the id is stale.

delete_tenant

Archive a transaction (soft delete — reversible).

delete_transaction

Draft a full residential assured periodic tenancy agreement for a tenant using AI, grounded in their tenancy, property and compliance data. Refuses a commercial property (that needs a business lease under the Landlord and Tenant Act 1954 instead, so point the landlord to a commercial solicitor). England only: refuses a property in Scotland, Wales, Northern Ireland or abroad with a plain explanation, before any drafting, so relay that explanation. Saves the draft and returns a preview link where the landlord reviews, edits and exports it. Can take up to a minute.

draft_tenancy_agreement

Email a contractor to instruct or update them about work at a property. Sends a real email and logs it on the property's audit-log timeline automatically. Use when the landlord asks to instruct, contact, or email a contractor about work — e.g. "email ABC Plumbing about the leak", "tell the electrician the fuse box needs replacing". Requires either property_id or maintenance_id (maintenance_id is preferred when the conversation is about a specific maintenance request, since it includes the issue details in the email). If the property is ambiguous, call find_property_by_address first. If the landlord doesn't give an email address, call list_contractors first to find the contractor; only ask for the address if they're not saved. Never invent a contractor email address — only use one the landlord provides or one found via list_contractors.

email_contractor

Email the tenant a summary of a mid-term inspection. Only works when the inspection is linked to a tenancy whose tenant has an email on file.

email_inspection_to_tenant

End an active tenancy (set end date + status = ended).

end_tenancy

Estimate the Capital Gains Tax due on a UK property disposal (2025-26 tax year rates), in pounds. This is an estimate only, never a filing — always say so in your reply. If the property is one of the landlord's, pass its property_id: a property outside the UK is refused (UK CGT workings do not apply to it) and you must say so instead of estimating.

estimate_capital_gains

Get a downloadable CSV export link for the landlord's transactions, filtered by date range, property, type, or kind. Use whenever the user asks to export, download, or get a spreadsheet of their transactions. Never say there is no export feature — this is it.

export_transactions_csv

Search for an existing property by postal code and/or address fragment. Use this BEFORE creating a property from an uploaded document (tenancy agreement, certificate) to avoid duplicates. Pass the street address only as address_fragment (no city or postcode in it). Pass country (ISO alpha-2) when the document is for a property outside the UK. If fragment_matched is false in the result, the fragment found nothing and ALL the landlord's properties are returned instead: pick the right one by judgment from that list rather than telling the user the property was not found.

find_property_by_address

Generate a deep link to the LandlordOS contract editor pre-filled with tenant + contract type. The landlord opens the link in the browser to preview/edit, print, or email to the tenant. Do NOT email directly. Always present the returned preview_url to the user exactly as returned, and never modify, reconstruct, or "correct" it. The section-8-notice, section-13-notice, rra-information-sheet and tenancy-agreement types are for properties in England only, and deposit-return is for UK properties only: for any other property the tool refuses with a plain explanation. Relay that explanation, then use get_jurisdiction_playbook for what applies there.

generate_contract_link

Get how each transaction category currently maps to an HMRC property income/expense field for quarterly MTD submissions, including which mappings the landlord has customised.

get_hmrc_category_mapping

Get the income, expenses, and profit figures for one Making Tax Digital quarter — the exact same figures shown on the MTD dashboard. UK properties only, in pounds: company-held and overseas properties are left out, and the result says when overseas properties were excluded (hasOverseasExcluded).

get_mtd_quarter_summary

Get income, expenses, and net profit for a date range. Use when the user asks about rental income, expenses, profitability, or tax figures.

get_finances_summary

Get the landlord-law playbook for one jurisdiction, with the tenancy, deposit and eviction rules in plain English, verified facts each with an official source link, which LandlordOS features apply, and what is not supported. Use it for any legal, compliance or tax question about a property that is not in England, and whenever a landlord asks about another country. Takes GB-ENG, GB-WLS, GB-SCT or GB-NIR, or a two-letter ISO country code. Answer only from what it returns and cite the source links. A country without its own playbook returns a generic one: say plainly that LandlordOS cannot advise on that country's law.

get_jurisdiction_playbook

Get full detail for one maintenance request including the message thread.

get_maintenance_request

Get the onboarding checklist and current stage for a pending tenancy. Identify the tenancy either by tenancy_id, or by the property it is at (property_id or property_address) when the landlord names the place rather than the tenancy.

get_onboarding_status

Get high-level portfolio stats: count of properties, vacant/rented split, monthly rent roll (one figure per currency when the properties span currencies, never added together), compliance alerts. Use for overview questions or dashboard-style summaries.

get_portfolio_stats

Get full detail for one property including all compliance items, the active tenancy, and recent transactions. Use when the user asks about a specific property.

get_property

Get a property's cached EPC rating, estimated value, area crime summary and flood risk, with the date each was last checked. Pass refresh: true to pull fresh data from the government APIs and re-cache it. Each source (EPC, valuation, crime, flood) is checked independently and a failure on one is reported without blocking the others. Coverage depends on where the property is: EPC and valuation cover England and Wales, crime covers England, Wales and Northern Ireland, flood covers England only. A source that does not cover the property returns covered: false with not_available (and official_source when there is one): say it is not available for that place and give the official source. Never describe an uncovered source as low risk, clear or zero incidents.

get_property_insights

Get the merged audit-log timeline for one property: notes, transactions, tasks, compliance records, documents, maintenance, and tenancy events, in chronological order. Use when the user asks "what's happened at X", "show me the history/audit log for X", or wants a record of works/comms for a complaint or ombudsman dispute.

get_property_timeline