Tend, for housing
Every home, every year, on the record.
Decision support for the annual Asset Condition Assessment (ACA) and Annual Compliance Report (ACR) the AHO asks for on each AHO-owned home you manage. Your people inspect, review and sign. Tend keeps it together.
Run a property free Book a walkthrough
Portfolio: 3 of 24 dwellings audited and an average condition of 4.0 out of 5. The capital forecast shows nothing due in the first five years and 137 thousand dollars in years 5 to 10, with 519 thousand dollars of eventual replacement value beyond 10 years shown separately.
The obligation
Every AHO-owned home, every year.
An ACA on each home, an ACR on its safety items, and an Asset Management and Maintenance Plan by 30 September.
Today that work lives in contractor PDFs, photos on someone's phone and a spreadsheet. The revenue doesn't rise with the obligation, and the work lands on a small team who are also maintaining the houses.
Tend brings condition assessments, compliance checks and quality assurance into one place, and your inspector and reviewer sign every report. What the AMF asks, section by section
1 of 5
Which homes are due?
Bring in your property register, and every home's assessment goes on one calendar, with what's done and what's left.
The calendar also holds the dates around the assessments: defect deadlines, reports issued, insurance renewals and board papers.
Tend's calendar for November 2026, with ACA inspections due on the 7th, 11th, 18th and 25th, circled in gold, alongside defect deadlines, insurance renewals, a land committee meeting and board papers.
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What did we find?
Your inspector, staff member or contractor works room by room on a phone or iPad, and checks smoke alarms, safety switches and hot water valves in the same visit.
The ACR's eight items sit inside the inspection, so the condition record and the compliance record come from one visit. Where an item needs a qualified or licensed tradesperson, the AMF says to engage one. Tend records what your inspector enters. It doesn't replace that check.
The Annual Compliance screen inside an inspection: 3 pass, 0 fail, 5 not applicable. Smoke alarms and residual current devices are marked Pass, and window safety devices not applicable, under a note that the items are decision support.
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Who checked it?
Tend suggests a condition on the AMF's 1–5 scale, and says how sure it is.
Your reviewer makes the call, and the reason is kept, so when the AHO asks why, the answer's there.
The review of one home: Tend suggested 2 (Poor) for floor finishes and says it needs closer review. The reviewer chose Modify, set the rating to 3, and recorded the reason: carpet is dated but intact; Fair, not Poor.
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Is it ready for the AHO?
The report builds itself from the inspection and the review: condition, defects, compliance and photos.
Your inspector and reviewer sign it, and it goes to the housing office. When the review is done, the report can be signed the same day.
Tend doesn't certify anything. Your people do, and every change is on the record.
Sample report: coming after its privacy check.
A report's pages fanned out: cover, condition, defects, compliance and photos. Below them, the inspector's and the reviewer's signatures, both circled, and a badge: sent to the housing office.
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What needs doing next?
Today shows what's overdue, like a repair due within eight hours, and what's coming. Repair deadlines follow the AMF's Criticality Repairs Matrix response times.
Your board sees the condition of every home and a ten-year capital forecast. It separates work due inside the ten years from replacement value beyond it, and each estimate records its basis. Tend shows timing. It doesn't price the works or model your finances.
Today: 2 overdue and 7 this week. Overdue are an insurance renewal for South paddock and a smoke alarm battery round. This week starts with a major functional defect with an 8-hour response due today, circled in gold.
Who it's for.
The people who answer to the board and the AHO, and the people who do the visit.
- Housing and asset managers, who prepare the ACA and ACR for each AHO-owned home.
- CEOs and boards, who need a clear view of every home and of what falls due in the next ten years.
- Inspectors, staff or contractors who do the visit, room by room on a phone or iPad.
Prefer a guided tour?
The 1:44 overview follows one board question through Tend.
Run one property through it.
Free. Take it from photos to a finished report yourself, with no card and no sales call.
- See what the AMF asks for The AMF crosswalk
- See where your information lives Trust
- Talk it through Book a 20-minute walkthrough