Maintenance triage from a tenant’s photo. Who to call, how fast, what to say. For property managers.

A photo at 11pm.
A decision before midnight.

What it is, how urgent, which trade — and what to say to your tenant right now. No sign‑up.

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A garbage disposal under a kitchen sink, leaking onto the cabinet floor — photographed in a building we own

A real Triage Profile · 13 Sep 2026

The Triage Profile

The same photo, read two ways.

As receivedResident message · example
Copper water supply pipe with an active leak, the photograph as received
Resident message
"theres water coming from a pipe in the basement again, its been doing it a while. can someone come look"
As triagedin about ten seconds
The same photograph — no components located
EMERGENCY · PLUMBER the whole photograph, read
Triage Profilea real one · 13 Sep 2026
What it isCopper water supply pipe
UrgencyEMERGENCY
TradePlumber
Say thisI've seen the photo and I'm treating this as an emergency. Please keep away from the copper supply pipe and don't use it. I'm getting a plumber to you tonight — out of hours if that's what it takes. Call me straight away if anything changes before they arrive.
AgreementThree passes. Same answer.
Say this

And the words to send, already written.

Naming the fault is half of it. The other half is the message you have to write at 11pm, to somebody who is frightened and is not a technician. The Triage Profile writes that too, ready to send.

“I’ve seen the photo and I’m treating this as an emergency. Please keep away from the disposal and don’t run the tap. I’m getting a plumber to you tonight — out of hours if that is what it takes. If anything changes before they arrive, call me straight away.”

What to tell your tenant · yours to copy, or to send as a text

  • You make the call. The Triage Profile names the urgency, the trade and the words for your tenant. The phone stays in your hand.
  • You decide who goes. We don’t book anyone. We do not book, schedule or promise a visit. You do, with what the Triage Profile gave you.
What arrives

A photo arrives and someone has to decide.

A landlord at 11pm. A handyman in a driveway. This is what actually arrives — phone photos taken in bad light by somebody who is not a technician. Somebody still has to call it.

What it reads

It reads hardware, not adjectives.

No sensors. No retrofit. One photograph of something nobody wired up — and the Triage Profile says what it found, and where.

  1. Reading your photoone phone photo, taken outside
  2. Finding the partCentral AC Condenser · rusted fan grille · condenser housing
  3. Choosing who to callThe outdoor condenser unit exhibits significant surface rusting on the top fan guard and cabinet exterior, requiring rust removal and protective coating. · HVAC Technician
  4. Checking how urgent it is
Central AC Condenser — the engine located rusted fan grille and condenser housing on this photograph
Main water shutoff · corrosion traced at the union
The part

It reads the fitting, not the room.

A resident photographs a puddle. What matters is eighteen inches above it — which fitting, which thread, which side of the shutoff. The Triage Profile names the part, so the person who drives out is the right person.

The contract

One photo in. One shape out.

The photo goes in and the same JSON shape comes out every time — a triage id, the Triage Profile’s fields, and a callback for what actually happened. Developers don’t take our word for it; they read the JSON.

Copies a one-line install prompt for your coding agent. The HTTP door, in one paste.

What you get

What you get, in four lines.

Where these came from

Every photograph on this page came out of a building we own — most of them taken with our own hands on the wall.

AR Logic LLC · owner-operated portfolio
The temperature and pressure relief valve on a water heater, warning tag attached
A bathroom stripped back to lath and plaster during a gut renovation
A stripped bathroom with the sink still in place and the walls opened up
A room taken back to brick and lath, stepladder standing in it
A doorway in a stripped room, brick and lath either side
An appliance control board with its wiring exposed and rust across the housing
Basement drain plumbing running between the floor joists
A faucet with the handle removed and the stem exposed
A garage ceiling with the opener rail and spring overhead
The sill and foundation outside a house, with a hose bib and copper line
The trap and supply lines under a sink, the cabinet base rotted beneath them
A damaged soffit at the eave of a brick house
A basement utility area with washer, dryer and overhead pipework
A door standing open with a gap down the jamb
An asphalt shingle roof in full sun
The corner of a house with damaged siding above the yard
Subfloor and joists seen from below in a crawlspace
A new pipe laid in an open trench

18 photographs none of them used anywhere else on this page

The day after

A guess at 11pm.
An answer the next day.

Every Triage Profile is a guess until the person who was there says what it was. So the next afternoon one question comes back, and one tap closes it.

The garbage disposal from the Triage Profile above, photographed in a building we own
Unit 9 · the photograph from the Triage Profile above

What did the garbage disposal turn out to be?

Fixed Still open It was something else

One tap, no sign‑up, no reply to write. The answer goes on the record for that unit, next to what the engine said — which is how we measure whether it was right.

A photo at 11pm.
A decision before midnight.

Show us the photo. The Triage Profile is back in about ten seconds. No sign‑up.

Ask us to email you the Triage Profile and a day later we will ask one question — what was it? That will build verified outcomes on your own buildings.

Optional. You get the Triage Profile either way — this is only if you want a copy.