Open the page, do the single action in the green box, then the next row down. Fill any "fact needed" as you learn it. Nothing on the page contacts a tenant or a council; the task you create is the send.
Universal Credit pays a single claimant aged 35 or over the 1-bed Local Housing Allowance rate even when they rent one room in a shared house (Universal Credit Regulations 2013, Schedule 4, paragraph 2B). Housing Benefit does not, which is why the portfolio used to give an over-35 two rooms. In Haverhill the difference is £524.90 a month (room rate, £121.13 a week) against £897.52 (1-bed rate, £207.12 a week), read from LHA Direct in September 2026. The page reads every tenant, unit and property in Airtable and prices every lever that follows from that rule, plus council tax, voids and head-lease take-backs, then ranks them by money per unit of effort.
| Stage | Lever | Rule | Effort |
|---|---|---|---|
| 1 Paper trail | Rent uplift | UC tenant in a Room below the 1-bed rate, aged 35+ by date of birth or confirmed 35+ on the tenant record. No date of birth and no confirmation means out of the plan and on the facts list. | Paper |
| 1 Paper trail | CRF top-up | UC tenant already at the rate whose received amount (Actual Rent rollup) is short by more than £10: the gap is a CRF Housing Payment claim. | Paper |
| 1 Paper trail | Rate refresh | UC tenant below the 2026-27 rate for their unit type. Refreshes under £10 are folded into one portfolio row. | Paper |
| 2 Council tax | Council tax | A two-tenant house with Growth Strategy = Joint tenancy. One agreement of 6+ months makes the tenants liable; they claim Council Tax Reduction and any residual is paid by you to the council under the side letter. | Paper |
| 3 Rooms | Room release / New room let | A house with Growth Strategy = Add tenants: the planned number of new lets at the 1-bed rate, bills with the tenants, council tax staying with the owner. | Works |
| 4 Voids | Void let | A unit with status Void, priced from the settings row for that property (18 Siddows Avenue: family let at market rent). | Light |
| 4 Take-backs | Take-back | The five Collins head-lease houses at £250 a month each. Q4 only, after the legal question set (ruling 31 July 2026). | Legal |
| 5 Potential | Agent-held | The four Roc Immo houses at the 1-bed rate. Shown for scale, hidden by default, no action generated. | — |
The cap for a single adult outside London is £1,229.42 a month (2026-27). A single over-35 on the standard allowance of £424.90 plus £897.52 housing costs is £93.00 over it. The housing element paid to the landlord is what gets cut; the tenant keeps their standard allowance. Kevin's ruling (9 September 2026): the rent is always the full LHA rate, and the shortfall is applied for as a Crisis and Resilience Fund Housing Payment from Anglia Revenues Partnership (the payment that replaced Discretionary Housing Payments on 1 April 2026), with the payment option set to landlord. The "CRF a month" column is that figure.
tenant-details.html), copies it and shows it once in the box at the top of the form. The tenant opens it on a phone with no login, fills in his own contact, Universal Credit, council tax and money details, other benefits and a photo of his UC statement, and Save writes them to his own record. The link works for 14 days; making a new one switches the old one off, and Switch this tenant's form link off under the form stops it at once. The link goes to the tenant on a card in Kevin's queue: neither page sends anything to a tenant.The tenant chain finds single adults aged 35 or over on Universal Credit for rooms that are coming free. A script runs it every morning at 08:10 (scripts/tenant-leads.py). When it finishes, it writes one report to the Estate Status table in Airtable. The box Is the tenant chain working? shows that report. It sits at the top of Finding tenants aged 35 and over on Universal Credit, under Further information. The heading carries a small label, so you see the chain's state without opening it.
Only Kevin sees the box. Roy's copy of the page does not show it or read it.
| Step | What it means | Red when |
|---|---|---|
| Openings found | A room is coming free in a house we run ourselves whose plan is UC HMO or UC joint tenancy: a unit is Void, Rent Ready or Not Ready, a tenancy on one ends in the next 60 days, or a room move on this page is Adopted or In progress. Mark the move Done once its rooms are let, or the chain keeps telling referrers about them. | Never red. With no openings the step reads "Nothing to do". |
| Form link opens the form | Every morning the chain opens www.agilelets.co.uk and each channel page, and checks each carries the sign-up form with its own channel. | Red while rooms need tenants and the link does not open the form. Nothing that carries the link goes out until it does. |
| Referrer mail-out | An email to the people and teams who send us tenants. Each one hears at most every 14 days while a town near them has rooms (every 28 days when none do), in one email naming every open town near them. Each email is one card for Kevin. | A town with open rooms has had none in 16 days, or no referrer near it has an email address. |
| Adverts to Roy | Roy gets the SpareRoom, OpenRent, Gumtree and Facebook wording for each town with open rooms, and posts it. | A town with open rooms has had none in 16 days. |
| Tenant referral email | Current Universal Credit tenants aged 35 or over hear about the £50 bonus for a friend who moves in. Every 28 days while rooms are open. | Amber, not red, after 30 days. |
| Approved emails actually sent | Every email Kevin approved went out. | An approved email has not gone out a day later. |
| New sign-ups | People filling in the sign-up form. | Rooms are open and nobody has signed up for 30 days after the first mail-out went. Amber at 14 days. |
| Sign-ups screened | Each sign-up is sorted by rule: Qualified, Waiting to turn 35 or Not suitable. | A sign-up has no stage after 2 days: the script is not running. A sign-up with no date of birth shows amber: ask at the first call. |
| Viewings list to Roy | Qualified people for a town with open rooms go to Roy in one list a day, with up to five past applicants to phone. | A qualified person for an open town has not reached Roy. |
| Roy's updates read | Roy's replies on a viewings list move the people on it: booked becomes "Viewing booked", not interested becomes "Not looking", not on Universal Credit becomes "Not suitable". Each reply is read once, so a stage you correct by hand stays corrected. | Amber when a reply of Roy's moved nobody (it named nobody on the list, or said two different things about one person): read it on his task and set the stage yourself. Amber when Roy has said nothing on a list for 7 days. |
| Rooms legal to move into | Each house with an open room, checked every morning against the compliance book: gas, electrical and energy certificates, landlord insurance, and the extra a shared house needs (a fire alarm certificate from 3 people, an HMO licence from 5). The works count too. This never stops the marketing: Kevin's way is to line tenants up first. | Amber while a house has anything open. Red once someone has been securing a room for 14 days and a house in their town is still not legal to move into, or when nobody holds a house's open items. Each house with open items gets one task for the AI Property Administration agent (search first, three quotes for our own certificates, the HMO licence application prepared for Kevin to pay). |
| Move-ins | When Roy says someone wants a room, they move to "Securing room". Roy gets one move-in checklist for them: the right to rent check in person, proof of Universal Credit, a reference, which room, the signing (Agile Lets first), then the works and the move-in date. Anyone who signed up on the form with consent also gets one email, a card for Kevin, with a link to a second short form for their UC statement and a reference. Each form sent in is matched to the person and the check goes to the AI Property Administration agent: read the UC statement, take up the reference (that email is a card for Kevin). Documents back are counted here; a form that matched nobody shows amber. | Red when someone securing a room has no checklist with Roy, or no documents email when they can be emailed. Amber after 21 days without moving in. |
| Keep-warm check-in | Once a month, one email asks qualified people if they still need a room. | Amber, not red, when a check-in is overdue. |
| Possible opt-outs to check | A reply that mentions stopping but is not a clear "stop" (a signature reading "One Stop Shop", say). The sender is held off every email until a person decides. | Amber while one waits. The address is already on the Email Opt-outs table in Airtable with Decision "Check needed", and nobody on it is emailed. Read what they wrote there and set Decision to "Opted out" or "Not an opt-out". |
| £50 referral bonuses | A tenant who referred someone who moved in and paid their first rent is owed £50. | Amber, not red, when a bonus is due and not on the Payment Run list. |
Below the steps: the rooms waiting for a tenant, the lead counts (Qualified, With Roy, Viewing booked, Securing a room, Became tenant, past applicants to phone, waiting to turn 35) and new sign-ups by channel. Two buttons open the sign-up form and the lead list in Airtable.
| Table | Reads | Writes |
|---|---|---|
| Properties | name, type, bedrooms, agent, postcode, area, council tax note | Growth Strategy, Planned Extra Tenants, Lettable Rooms, PAYG Meters, Council Tax Payer |
| Rental Units | type, number, status, income type, expected rent, tenants | — |
| Tenants | name, status, date of birth, payment type, cap exemption, phone, email, NI number, meeting fields, Other Benefits, Tenant Form Last Saved | Every meeting-form field, and Documents (scanned attachments). A tenant's own form link is made by the property-manager Worker, which alone reads and writes Tenant Form Code Hash and Tenant Form Code Expires |
| Tenancies (active) | tenant, unit, expected monthly rent | — |
| Costs | live council tax rows (In Payment or Overdue, name contains "council" or "CT") | — |
| Growth Plan | status and tasks per lever key | one row per adopted lever |
| Growth Plan Settings | every assumption | Value |
| Tasks | — | one task per "Task" click, business Real Estate, due in 7 days |
| Estate Status | the one tenant-chain row: last run, report and payload (Kevin only) | nothing |
Lever keys are stable (uplift:<tenant id>, rooms:<property id>, ct:<property id> and so on), so a re-run updates a row rather than duplicating it. The maths is in js/growth-plan-model.js, tested by tests/growth-plan-model.test.js; the page is tested by tests/sync-invariants/growth-plan.spec.js.