Product tour
See Abide.Rent in action.
A typical day for a letting agency, screen by screen.
Rent review · 5 Tottington RoadNorthgate Residential
High riskWaiting for the landlordDates valid
Current rent£860.00
Proposed£963.20
Defensible range£864.50–£955.50
Takes effect1 Dec 2026
£7.70 above the range. If the tenant refers it, the tribunal cannot set more than you asked — only the same or less. Change the figure, or keep it and record why.
Evidence behind the range
Your lettings, 3-bed houses, BL84 lets · £905–£950
ONS private rent average, Bury£912
Tribunal: MAN/00BM/MNR/2026/0078cut to £910
One record for the agent, the landlord and the tenant.
Every certificate, notice and deadline, with the proof behind it.
01 · 8:45am
Open one queue, not five systems
Everything urgent across every branch, in one list.
- Do now, waiting, coming up
- Score and rent roll at a glance
- ⌘K search everything
DashboardNorthgate Residential
Monday 12 OctoberGood morning. 4 things need you today.
Compliance score
29Tenancies on the record
24Rent reviews due in 60 days
3Certificates expired
To doDo now · 4
Notice49 Essex DriveNot signed. It cannot be served until it is.
Sign the noticeCertificate5 Tottington RoadGas Safety record expired on 24 Aug 2026.
Book renewalNotice8 Parkhills RoadEmail bounced. Serve it another way and keep the record.
Open noticeApproval6 Tentersfield StreetRent proposal waiting for the landlord.
Send reminderPRS DatabaseOpens in 215 days
North West window: 15 May – 14 Aug 2027. 13 properties still need an owner’s details confirmed.17 of 30 readyA live challengeDay 38 of ~82
12 Walmersley Road — the tenant applied to the tribunal. The evidence pack is on legal hold.02 · Certificates
Renew what has expired before anyone else notices
Soonest expiry first. Tenant copies sent and confirmed.
- Expired, due soon, valid, missing
- Tenant copies tracked
- Landlords warned in time
ComplianceNorthgate Residential
3Expired
4Due in 60 days
61Valid
2Missing
5 Tottington RoadGas SafetyExpiredOverdue 49 days
8 Parkhills RoadEICRExpiredOverdue 8 days
3 Chesham Fold RoadGas SafetyDue soon62 days left
49 Essex DriveGas SafetyValid153 days left
11 Heap BridgeEPC · CValid6 years left
31 Bolton RoadTenant copyDueGive within 28 days
03 · Rent review
Price the increase against evidence, then get the landlord’s yes
See the risk before the landlord signs off.
- Risk on every figure
- Earliest valid date
- One-tap landlord approval
Rent review · 5 Tottington RoadNorthgate Residential
High riskWaiting for the landlordDates valid
Current rent£860.00
Proposed£963.20
Defensible range£864.50–£955.50
Takes effect1 Dec 2026
£7.70 above the range. If the tenant refers it, the tribunal cannot set more than you asked — only the same or less. Change the figure, or keep it and record why.
Evidence behind the range
Your lettings, 3-bed houses, BL84 lets · £905–£950
ONS private rent average, Bury£912
Tribunal: MAN/00BM/MNR/2026/0078cut to £910
04 · Section 13
Serve it your way. Keep proof it arrived.
Delivered, opened, confirmed — recorded automatically.
- Every step time-stamped
- A copy for every party
- Next review date set
Section 13 notice · 18 Openshaw DriveNorthgate Residential
- Landlord approved14 Sep, 16:57
- Form 4A signed15 Sep, 09:12
- Served by email and first-class post15 Sep, 09:14
- Delivered15 Sep, 09:14
- Opened by tenant15 Sep, 19:40
- Tenant confirmed receipt16 Sep, 08:03
- Next review allowed from1 Dec 2027
Service record completeEach party keeps their own copy, even if the agency changes.
05 · PRS Database
Know each property’s registration window
Every property’s window and deadline, from its postcode.
- Nine regions, West Midlands first
- Readiness checked per property
- Postcode lookup built in
- West Midlands15 Dec – 14 Mar
- East of England15 Jan – 14 Apr
- East Midlands15 Feb – 14 May
- South East15 Mar – 14 Jun
- Yorkshire and The Humber15 Apr – 14 Jul
- North West15 May – 14 Aug
- North East15 Jun – 14 Sep
- London15 Jul – 14 Oct
- South West15 Aug – 14 Nov
06 · Repairs
A tenant reports a leak. The plumber gets the job by link.
Photos in, contractor booked, fix dated — and the certificate comes straight back.
- Your own response targets
- Contractors need no account
- Certificates approved onto the property
RepairsNorthgate Residential
12 Walmersley RoadNo heating or hot waterEmergencyGas engineer · visit bookedTarget 24 hours · 6h left
41 Heywood StreetDamp patch in the back bedroomUrgentDamp specialist · job sentTarget 7 days · day 2
2 Parkhills CloseKitchen tap drippingRoutinePlumber · fixedClosed in 9 days
31 Bolton RoadBack door lock stickingRoutineReported by tenant, with photosTarget 28 days
07 · Contractors
Send the renewal job and get the paperwork back from site
Jobs from a repair, a certificate renewal or an inspection, worked from a secure link.
- Insurance dates tracked
- Photos and certificates uploaded on site
- You approve before it counts
Job · Gas Safety renewal · 5 Tottington RoadNorthgate Residential
Contractor works from a link — no account needed
- Job sent to Bury Gas Services3 Oct
- Accepted · visit booked4 Oct
- Gas Safety record uploaded from site9 Oct
- Check the certificate, then approve it onto the propertyToday
08 · Agreements
Record each landlord’s agreement — it sets who does what
Service level, authority to serve, approvals and duties, from the agreement you signed.
- Signed original on file
- Duties move only in writing
- Statement of terms for tenants
Agreement NG-0142 · Ashworth Holdings LtdNorthgate Residential
- Service level
- Fully managed
- Authority to serve notices
- Yes · 4 of 4 properties
- Landlord approves before a notice
- Required
- Right to Rent checks
- Agency, agreed in writing
- Gas safety
- Agency, agreed in writing
- Signed original
- PDF on file · 14 Mar 2025
09 · The 1st of the month
Every landlord gets a statement without anyone writing it
Scores, due dates and next steps — sent automatically.
- Sent on the 1st
- Switch off per landlord
- PDF kept on file
Monthly compliance statementJ Ashworth · September 2026
Northgate ResidentialPortfolio score 92 — good3 properties. Up from 81 in August.
18 Openshaw Drive96
12 Walmersley Road94
8 Parkhills Road78 · EICR booked 21 Oct
Due in the next 60 days
Gas Safety, 18 Openshaw Drive — 4 Nov. We are arranging it.
PRS Database, all 3 — North West window opens 15 May 2027. This duty stays with you.
10 · Pet requests
Answer pet requests in writing, inside 28 days
Requests, reminders and answers in one place.
- 28-day clock
- Right person answers
- Reasons recorded
Pet requestsNorthgate Residential
31 Bolton RoadA small rescue catOpenLandlord · let onlyAnswer due in 9 days
11 Heap BridgeA well-behaved spanielApprovedAgency · fully managedAnswered day 6
15 Elton ValeA large dogRefusedAgency · fully managedReason recorded
11 · When it goes wrong
A live case stays open. A handover keeps the file.
Live cases locked. Records move with the property.
- Readable on any plan
- Tribunal pack export
- Copies for every party
Legal hold · 12 Walmersley RoadNorthgate Residential
On hold — cannot be deleted or archived
- Notice served2 Jul
- Tenant applied to the tribunal4 Sep
- Evidence pack exported6 Sep
- Decision expected (median 82 days)~9 Dec
BeforePrestwich LetsManaged until 30 Sep 2026
Record moves with the property
AfterNorthgate ResidentialNext review date kept: 1 Dec 2027
One record, three logins
One record. Three logins.
AgencyEvery property you look after
- Today’s queue across the book
- Rent reviews, notices, certificates
- Unlimited staff logins
LandlordWhat still sits with you
- Approve a rent increase in one tap
- Monthly statement and scores
- Duties that stay theirs, in plain words
Tenant · always freeYour notices and certificates
- Read and confirm a notice
- Gas and electrical records
- Ask to keep a pet, in writing
Getting started
Live in an afternoon.
- Import your propertiesUpload a spreadsheet or CRM export.
- Check the scoresEvery property scored instantly.
- Invite landlords and tenantsFree logins for both.
- Work the queueClear the expired items first.
Switching is on us
Spreadsheets, folders, another CRM — we migrate it all, free.
Send us what you have, in whatever state it is in. We import it, check it and fix the gaps with you, then stay with you until your first rent review goes out. No migration fee, on any plan.
On the move
Your whole desk, in your pocket.
Every screen works on a phone. Approve a rent review between viewings, check a certificate on the doorstep, answer a landlord from the car.
- Built for phones first: your four main screens sit at thumb reach
- Add it to your home screen. No app store, no download
- Push alerts the moment something needs you
- Take property photos with your phone camera
Why it matters
Behind every certificate is a real risk.
Wiring, gas and smoke alarms keep tenants safe. Abide.Rent makes sure none of those checks quietly lapses.
Run your own properties on it for a month, free
One-month free trial, no card needed. Then £8.99 a month including 3 properties, or stay on Solo, free for 1 property. Tenants never pay.