TenantMate — 13-Screen Decision Dashboard

Generated 2026-05-10. TenantMate is a UK-tenant-focused property check tool, shipping as a PWA + iOS + Android app from a single codebase (Rails 8 API, Ionic React PWA, Capacitor native shells). Recent revisions: split Transition into Move-In + Move-Out; added References, Guidance Library, Landlord Details; plus a status-aware Dashboard, a sponsored marketplace surface, a best-practice deduction calculator, and multi-tenancy / archive support.

TL;DR — recommended build order

Routing migration first. Move App.tsx from state-switch to IonRouterOutlet. Small, mechanical, unblocks every new screen.
Multi-tenancy data model + Landlord Details. Tenancy is the scope unit every other screen keys off. Landlord Details is a small surface that exercises the model and is statutorily significant (s48 LTA 1987).
Documents pack as first cross-cutting vertical slice. Exercises new Rails pack, RHF+zod, Active Storage / R2.
Dashboard context-awareness next. Renders different content per tenancy lifecycle stage (pre / live / post). Without this the app feels static.
Timeline → Move-In → Comms → Guidance MVP → Occupancy → Move-Out → Deposit (with calculator) → References (after Deposit settles).

Sponsored marketplace and letter-template engine are features layered onto Property Report / Move-In / Guidance respectively — not screens. Voice/STT, Stitch reconciliation, and now Guidance content sourcing + deduction-calculator methodology are cross-cutting decisions to resolve before their dependent screens.

Three-plane model

Architecture splits thirteen screens across three planes plus a cross-cutting Comms surface, cross-cutting voice/STT modes, a programmatically-queried Guidance Library, and an inline sponsored Marketplace.

Workflow (lifecycle order)

Property Report — pre-tenancy
Move-In
Occupancy
Move-Out (split from Transition)
Deposit
References (new — post-deposit)

Events & Notifications

Dashboard (status-aware, unread digest)
Timeline (full event log)

Information

Documents (vault)
Landlord Details (new — s48 LTA 1987)
Guidance Library (new — content + signposting + letters)
Auth (entry)

Cross-cutting surfaces: Comms — one tenancy thread, every party as participant. Voice / STT / walkthrough dictation — Comms + Transition + Occupancy. Guidance — destination screen and programmatically queried from every workflow screen (returns relevant article, signposts, and letter templates). Sponsored marketplace — inline panels on Property Report and Move-In; revenue surface, must be labelled, must not crowd out impartial Guidance. Multi-tenancy with archive — tenancy is the scope unit; profile-popover switcher; archived tenancies visually demoted but reachable.

Workflow Events Information Comms / cross-cutting

Screens

1 · Auth

Shipped

Information Rodauth

Combined sign-in / sign-up. Cookie-based auth; opaque bearer support for native clients later.

Stitch: no coverage — fresh design needed.

Files: SignInPage.tsx, RegisterPage.tsx, useCurrentAccount
Voice/STT: n/a
Build complexity

2 · Dashboard

Partial

Events Hub

Status summary + unified unread digest (notifications + comms). "See all" routes into Timeline (events) or Comms (messages). Status-aware: renders different content by tenancy lifecycle stage — pre-tenancy (search + recent reports), live (rent due, maintenance, unread comms, inspections), post-tenancy (deposit return, references in flight). Multi-tenancy: scopes to active tenancy from profile-popover switcher; archived tenancies reachable but demoted. Currently shipped as HomePage.tsx = search + recent reports (pre-tenancy variant only).

Stitch: Tenant Dashboard (desktop), Tenant Dashboard - Mobile, plus 3 Tenant Hub variants (Grid / Summary / Updated Summary). Closest to our intent: Tenant Dashboard - Mobile.

★ Mobile

Desktop

Hub Updated

Hub Summary

Hub Grid

Depends on: Timeline, Comms, at least one Workflow screen for the digest to be meaningful
Voice/STT: none directly
Build complexity

Why "Partial"

HomePage exists and routes to ReportPage. The unread-digest model and Timeline/Comms deep-links don't yet exist because their target screens don't exist.

3 · Property Report

Shipped

Workflow VERIFY-stage

Pre-tenancy due diligence. Five sources live (Postcodes.io, Police.uk, EPC, Flood, VOA). Cached-data banner on network failure. Sponsored marketplace section (movers, broadband, contents insurance, deposit-replacement products) appears inline — revenue surface, labelled, separated from impartial guidance.

Stitch: Due Diligence (desktop). Useful as a layout reference; ours is shipped on mobile-first Ionic and rendered live data.

Due Diligence

Files: ReportPage.tsx, PropertyReportAggregator
Voice/STT: n/a
Open work: Ofcom (#264), self-host RoFRS (#263)
Build complexity: (mostly done)

4 · Move-In

Not started

Workflow Forward-looking baseline Voice walkthrough

Set the baseline for the tenancy: keys received, prescribed information confirmed received, photo inventory of every room, meter readings, working-condition checklist (boiler, smoke alarms, locks). One-day event; low-stress; the goal is "every dispute reference 6 months from now points back here". Counterparty: landlord or agent.

Stitch: Move-In & Docs. Lift checklist + inventory affordances; the docs panel within is split out into our Documents screen.

Move-In + Docs

New pack: move_in
Voice/STT: ★ Walkthrough dictation — voice earns its keep. Tenant narrates while photographing; each utterance → inventory line + attached photo.
Depends on: Active Storage / R2 wiring, on-device STT plugin, Landlord Details (counterparty), Documents (prescribed info filing)
Build complexity

5 · Occupancy

Not started

Workflow In-tenancy state

Structured state for the live tenancy: rent ledger, maintenance ticket status, inspections. Conversation lives in Comms; cards deep-link into thread positions.

Stitch: Living & Maintenance (desktop). Lift its rent-status, ticket-board, and inspection affordances; route the conversational triage out to Comms (Stitch keeps it inline).

Living + Maint.

New pack: occupancy
Voice/STT: STT for ticket descriptions and inspection notes (dictation; audio discarded)
Depends on: Comms (for deep-link), Documents (for inspection PDFs), Timeline (for event surface)
Build complexity

6 · Move-Out

Not started

Workflow Backward-looking settlement Voice walkthrough

Exit settlement: notice given, exit photo inventory, comparison against the Move-In baseline (side-by-side per room), final meter readings, key return, forwarding address. Different mental model from Move-In — adversarial review is in scope. Stretches over weeks; feeds directly into Deposit. Counterparty: landlord, agent, deposit scheme.

Stitch: Move-Out & Deposit. Lift the exit-checklist + comparison affordances; the deposit ledger within is split out into our Deposit screen.

Move-Out half

New pack: move_out
Voice/STT: ★ Walkthrough dictation — same affordance as Move-In; record what changed since baseline
Depends on: Move-In (for the baseline to compare against), Active Storage / R2, Landlord Details, Deposit (downstream consumer)
Build complexity: — comparison-against-baseline UI is the novel bit

7 · Deposit

Not started

Workflow ADR escalation

Scheme registration + prescribed information at entry; deduction line items with landlord rationale + evidence at exit; per-line accept/reject/counter; ADR escalation status. Best-practice deduction calculator (e.g. light bulb £15–25; sourced from published industry data, refreshed quarterly, labelled "indicative") helps tenants benchmark each line item against fair-wear-vs-betterment frames. Methodology needs solicitor review before launch — wrong numbers worsen adjudication outcomes.

Stitch: Move-Out & Deposit contributes the deposit-ledger half (deduction lines, totals, accept/reject affordances). Lift those into this screen; the move-out half belongs in Transition.

Deposit half

New pack: deposit
Voice/STT: none directly (STT in Comms thread context)
Depends on: Documents (evidence storage), Comms (counterparty negotiation), Move-Out artefacts from Transition
Build complexity: — ADR + monetary handling are the riskiest parts

8 · References (new)

Not started

Workflow Post-tenancy

Lifecycle tail — runs after Deposit settles. Outbound: tenant requests landlord reference for next tenancy; tracks consent, who-it-was-sent-to, response status. Inbound: a future landlord queries us for a reference on a prior tenant; tenant approves/declines per request; we serve a structured response (or a redacted refusal). Consent + retention is GDPR-load-bearing.

Stitch: no coverage — fresh design needed.

New pack: references
Depends on: Landlord Details (reference target), Comms (delivery medium), Documents (signed letter artefact), GDPR retention call
Voice/STT: none
Build complexity: — small UI surface but high consent/GDPR load

9 · Documents

Not started

Information ★ Recommended first

Vault across all stages, filterable. Cross-cutting reference target for every other screen — the cleanest first vertical slice because it has no inbound dependencies on screens not yet built.

Stitch: docs panel inside Move-In & Docs is the closest reference (filename + tag + status). Pull that into a standalone vault screen; no Stitch screen for the cross-stage filter view.

Docs panel ref

New pack: documents
Voice/STT: none
Depends on: Active Storage + R2 (prod) / MinIO (dev) wiring
First-cut acceptance: upload, list with filter, preview, soft-delete with audit trail
Build complexity

10 · Timeline

Not started

Events Read-model

Chronological projection across all planes. Absorbs the notifications inbox. Same data source as Comms; different read-model.

Stitch: no coverage — fresh design needed.

Backing data: Existing Audited trail on Account + PropertyReport
Voice/STT: renders private voice notes as derived events
Depends on: nothing new — pure read over existing audits
Build complexity

11 · Comms

Not started

Cross-cutting WhatsApp-group metaphor

One thread per tenancy with every party as a participant (tenant, landlord, agent, contractor, scheme, council). Bubbles tagged by sender + medium. Compose for in-app only; email/SMS as read-only summaries.

Stitch: no coverage — fresh design needed. Stitch's workflow screens embed conversation inline; we pulled it out as a cross-cutting surface.

New pack: comms
Voice/STT: ★ Voice notes (private + sent — distinct record types, not a flag); STT for compose box
Depends on: on-device STT plugin, GDPR retention call (flag for solicitor), audio storage in R2
Build complexity: — single biggest screen + biggest GDPR surface

12 · Landlord Details (new)

Not started

Information s48 LTA 1987

Per-tenancy register of the parties on the landlord side: name, UK service address (statutory under Landlord and Tenant Act 1987 s48), telephone, registration number where applicable (Rent Smart Wales mandatory; England's letting-agent client-money-protection scheme; Scotland's landlord register). Extends to agent / management company / freeholder where present. Source of truth for letter generation, deposit prescribed-information cross-check, and reference targets.

Stitch: no coverage — fresh design needed.

Lives where: could share tenancy pack with the tenancy model itself, or be its own parties pack
Depends on: Tenancy data model (must exist first)
Statutory note: s48 LTA 1987 — without a UK service address from the landlord, rent is not lawfully due. Surfaces in Deposit + References + letter templates.
Build complexity

13 · Guidance Library (new)

Not started

Information Cross-cutting + Letter templates

Three things in one surface: (1) editorial guidance on UK tenancy topics (deposit dispute, repair obligations, eviction notice response, rent-increase challenge, etc.); (2) support signposting directory (Citizens Advice, Shelter, Generation Rent, council homelessness team, ombudsman, deposit schemes); (3) letter templates with tenancy context auto-filled (landlord name + s48 address + tenancy ref). Same architectural role as Comms: destination screen and programmatically queried — every workflow screen can ask "give me the right guidance + signposts + letters for THIS context".

Stitch: no coverage — fresh design needed.

New pack: guidance
Content sourcing: open question — repo-tracked Markdown, headless CMS, AI-augmented? Editorial accuracy is load-bearing; legal review for each article.
Depends on: Landlord Details (for letter context); content authoring workflow; legal review process
Voice/STT: none directly (STT could power "ask Guidance" in future)
Build complexity: — simple shell, but content + legal review is the real cost

Stitch coverage

Cards above carry an S line where a Stitch screen contributes design references. Stitch's workflow screens are compounds (Move-In + Docs, Move-Out + Deposit) — we de-bundle them.

Stitch screen	Device	Maps to	How we use it
Tenant Dashboard	Desktop	Dashboard	Layout reference; we ship mobile-first
Tenant Dashboard - Mobile	Mobile	Dashboard	★ Closest match — adapt directly
Tenant Hub - Grid View	Mobile	Dashboard variant	Alt layout exploration; deprioritise
Tenant Hub - Summary	Mobile	Dashboard variant	Alt layout exploration; deprioritise
Tenant Hub - Updated Summary	Mobile	Dashboard variant	Most recent iteration; cross-check against Tenant Dashboard - Mobile
Due Diligence	Desktop	Property Report	Layout reference (already shipped)
Move-In & Docs	Desktop	Move-In + Documents	De-bundle: checklist/inventory → Move-In; docs panel → Documents
Living & Maintenance	Desktop	Occupancy	Lift rent + ticket + inspection cards; route conversation to Comms
Move-Out & Deposit	Desktop	Move-Out + Deposit	De-bundle: move-out checklist → Move-Out; deduction ledger → Deposit

No Stitch coverage: Auth, Documents-as-vault, Timeline, Comms — all need fresh design (Figma or new Stitch generation).

Status snapshot

#	Screen	Plane	Status	First milestone
1	Auth	Information	Shipped	—
2	Dashboard	Events	Partial	Pre-tenancy variant shipped; add live + post variants once tenancy lifecycle data exists; multi-tenancy switcher
3	Property Report	Workflow	Shipped	Ofcom + RoFRS sources (#264, #263); sponsored marketplace inline panel
4	Move-In (was Transition)	Workflow	Not started	Checklist + photo inventory + meter readings; voice walkthrough
5	Occupancy	Workflow	Not started	Maintenance ticket entry (with STT) + status board
6	Move-Out (split from Transition)	Workflow	Not started	Exit inventory with side-by-side comparison vs Move-In baseline
7	Deposit	Workflow	Not started	Scheme registration + prescribed information at entry; deduction calculator after solicitor sign-off
8	References (new)	Workflow	Not started	Outbound landlord-reference request with consent flow
9	Documents	Information	Not started	Upload + filterable list + preview + soft-delete
10	Timeline	Events	Not started	Chronological event log over existing Audited trail
11	Comms	Cross-cutting	Not started	Single tenancy thread; in-app messages only; voice notes (private + sent)
12	Landlord Details (new)	Information	Not started	Per-tenancy landlord record (s48 fields) + agent extension
13	Guidance Library (new)	Information / Cross-cutting	Not started	Editorial shell + signposting directory + first 3 letter templates

Open questions

Q1 · Which screen first?

With multi-tenancy now foundational, the path of least resistance has shifted: Tenancy data model + Landlord Details first (small, statutory, exercises the model), then Documents.

Recommendation: Tenancy model + Landlord Details first; then Dashboard context-awareness; then Documents. Defer Timeline/Transition until those three are bedded in.

Q6 · Guidance content sourcing

Three viable approaches: repo-tracked Markdown (versioned, simple, slow to update), headless CMS (Sanity/Contentful — collaboration with legal counsel, monthly cost), AI-augmented (LLM drafts, human-in-loop edits — fast but accuracy-load-bearing).

Recommendation: Markdown in repo for v1; legal review per article tracked in PR; revisit CMS once content volume justifies it. AI-drafting only for first-cut, never auto-published.

Q7 · Sponsored vs impartial separation

Marketplace generates revenue; Guidance must remain impartial. Risk: tenant confusion if both surface in the same context (e.g. on Property Report).

Recommendation: Strict visual + label separation. Sponsored panels carry a "Partner" badge and explicit "we earn a commission" line. Guidance content never carries sponsored placements. Editorial firewall is a stated policy, not an after-thought.

Q8 · Deduction calculator launch

Adjudication frames "betterment vs fair wear" precisely. Wrong numbers undermine tenants. Solicitor input needed before launch.

Recommendation: Build calculator UI shell concurrent with Deposit; gate live numbers behind a solicitor-approved methodology + indicative-range labelling + quarterly refresh process. Don't launch the calculator on day one of Deposit.

Q2 · Routing migration

App.tsx is currently a state-switch (no router). Build spec calls for IonRouterOutlet. Doing this before any new screen avoids retrofitting.

Recommendation: Migrate now as a small isolated PR. Touches Auth + HomePage + ReportPage only; mechanical.

Q3 · Design source

Stitch outputs exist for some screens. Figma is canonical per memory. Auth/Documents/Timeline/Comms have no Stitch coverage.

Recommendation: Use Stitch outputs as low-fidelity input only; produce Figma exports as PNG/SVG for canonical reference. Don't block Documents on Figma — its UI is generic enough to ship from a sketch.

Q4 · Stitch reconciliation

Stitch's "Move-In & Docs" and "Move-Out & Deposit" don't map to our split (Transition + separate Documents + separate Deposit).

Recommendation: Treat Stitch's compounds as workflow walkthroughs, not screens. Lift checklist/inventory affordances into Transition; lift their docs panel into Documents; lift their deposit ledger into Deposit. Don't reflexively adopt Stitch naming.

Q5 · Voice/STT scoping

Cross-cuts Comms + Transition + Occupancy. On-device first; biometric-adjacent under GDPR; tenancy chat is evidential. Memory flags solicitor input needed.

Recommendation: Resolve before Transition build (not before Documents). Pin: (a) capacitor speech-recognition plugin, (b) audio storage in Active Storage/R2, (c) Dexie offline-capture queue, (d) flag retention/deletion for solicitor as a decision record. Consider elevating to build spec.

Cross-cutting concerns

Concern	Status	Affected screens	Resolve before
Routing (IonRouterOutlet)	Not started	All	Any new screen
Multi-tenancy data model + archive	Not started	All workflow + Dashboard + Comms + Documents + Timeline	Dashboard context-awareness
Active Storage + R2	Not started	Documents, Move-In, Move-Out, Occupancy, Deposit, Comms, References	Documents
RHF + zod conventions	Not started	Every form-bearing screen	Documents
On-device STT plugin	Not chosen	Move-In, Move-Out, Occupancy, Comms	Move-In
Audio storage + offline capture	Not started	Comms, Move-In, Move-Out	Move-In
GDPR retention (voice)	Flagged for solicitor	Comms, Move-In, Move-Out, Occupancy	Comms
Move-In ↔ Move-Out comparison engine	Not started	Move-Out, Deposit	Move-Out
GDPR consent (references)	Flagged for solicitor	References	References
Sponsored marketplace data model	Not started	Property Report, Move-In	First sponsored panel
Move-In photo inventory as baseline (immutable after sign-off)	Not started	Move-In, Move-Out, Deposit	Move-In sign-off step
Guidance content sourcing (Markdown / CMS / AI)	Open question	Guidance Library, every workflow screen (programmatic queries)	Guidance MVP
Letter template engine	Not started	Guidance Library, surfaces from Deposit + References + Occupancy	First letter generated
Deduction calculator methodology	Flagged for solicitor	Deposit	Deposit calculator launch
Account-scoped Dexie partitioning	Shipped	All	—
Tailwind v4 + design tokens	Tailwind v4 in; tokens not yet adopted	All	Revisit when 2nd or 3rd screen lands