The AMF
What the AMF asks for, and what Tend hands you.
The AHO's Asset Management Framework sets the asset obligations for registered providers who manage AHO-owned homes. This page maps each requirement to its section, and says plainly what Tend does and doesn't do for it.
References are to the AHO Asset Management Framework, Version 4, September 2024 (AMF V4).
This page is Boorn Digital's reading of the AMF. It is not AHO guidance. The AHO has not endorsed Tend. Check the AMF itself, and your agreement with the AHO, for what applies to you.
Link to the AMF on the AHO website: to confirm.
The crosswalk.
Each requirement, where the AMF says it, and what Tend hands back.
| What the AMF asks | Where | What Tend hands you |
|---|---|---|
| An Asset Condition Assessment (ACA) on each AHO-owned property, every year, with the results reported to the AHO. | §3.1.2(a) | Each home's ACA on one calendar, captured room by room on a phone or iPad, then signed by your inspector and reviewer and sent to the housing office. |
| Use the AHO's ACA web or mobile app, or an equivalent program that captures the minimum data the AHO requires and submits it in a digital format. | §3.1.2(b) | Tend is built to AMF V4 and issues a signed report. Ask your AHO program officer how they want your ACA data submitted. Whether a program meets the AHO's minimum data is for the AHO to say. |
| Rate each component from 1 (very poor, needs replacing) to 5 (excellent, as new): bathroom, doors, external paint, fences, floor finishes, internal paint, kitchen, roof and windows. | Appendix A §3.2 Table 1 | Tend suggests a rating on the same 1–5 scale and says how sure it is. Your reviewer accepts or changes it, and the reason is kept. |
| Benchmark each dwelling as Well Maintained, Maintained or Below Maintained Standards, from its safety and functional faults and the cost of repairs (table below). | Appendix A §4 Table 2 | The APS benchmarks are part of Tend's data model, and the portfolio shows homes below the standard. |
| An Annual Compliance Report and a written statement to the AHO covering, where a home has them: smoke alarms; safety switches (RCDs); window safety devices; a swimming or spa pool; hot water mixing valves (TMVs); backflow prevention devices; oil or solid fuel heaters; and the Annual Fire Safety Statement. The AMF says to engage qualified and licensed people where required. | §3.1.3(b) | All eight items recorded in the same inspection, and on the report. Tend doesn't replace a licensed check where one is needed. |
| Carry out responsive repairs within the Criticality Repairs Matrix (CRM) timeframes: urgent work within 2, 4 or 8 hours, then 24 hours, 48 hours, or a response within 20 days. | §2.2.2(e) Appendix B | Each defect carries its CRM response time, and Today shows what's overdue and what's due next. |
| Assume homes built in or before 1990 contain asbestos, and homes built in or before 1970 contain lead-based paint. | §2.9(c)(i) | Each report flags potential asbestos and lead paint from the home's build year. |
| Complete an Asset Management and Maintenance Plan (AM&MP) by the end of the first quarter of each financial year (30 September). Tier 1 and 2 providers: an annual and a 10-year plan, every year. Tier 3 with 100 or more properties: an annual plan, every year. Tier 3 with fewer than 100: a 2-year plan, every two years. | §3.3(a) | Each home's condition and a ten-year capital forecast, as evidence for the plan. Tend doesn't write the plan for you. |
| Take part in the AHO's annual Asset Management Review (AMR) of your asset management practice. | §3.2(a) | Who inspected, who reviewed and signed, and why each rating changed, kept in an append-only audit trail. |
The APS benchmarks.
A dwelling that misses the Maintained benchmark on even one measure is Below Maintained Standards.
Appendix A §4, Table 2
| Measure | Well Maintained | Maintained | Below Maintained Standards |
|---|---|---|---|
| Major safety faults | 0 | 0 | 1 or more |
| Minor safety faults | 1 or fewer | 3 or fewer | More than 3 |
| Major functional faults | 0 | 2 or fewer | More than 2 |
| Cost of repairs: cottage, townhouse or villa | $3,300 or less | $6,600 or less | More than $6,600 |
| Cost of repairs: unit | $2,100 or less | $4,200 or less | More than $4,200 |
When things fall due.
The AMF names one date: the AM&MP, by the end of the first quarter of the financial year. It asks for the ACA and ACR every year without setting a date in the AMF itself.
Check your agreement with the AHO for when your ACA and ACR fall due.
- By 30 SeptemberThe AM&MP, at the end of the first quarter of the financial year. Tier 3 providers with fewer than 100 properties submit a 2-year plan every two years. §3.3(a)
- Every yearAn ACA on each AHO-owned home, and the ACR on its safety items. §3.1.2(a) §3.1.3(b)
- Every yearThe AHO's Asset Management Review of your asset management practice. §3.2(a)
See it against your own homes.
Run one property through Tend, free, and compare the report with what the AMF asks for. No card, no sales call.
- How Tend does each step Tend for housing
- What Tend doesn't claim Trust