Walkbook Sign in Book a walkthrough
For Scottish letting agencies

The record a deposit decision can rest on.

Your clerk walks the property with a phone. Every photograph is sealed where it is taken and joined to the inventory line it answers — so the report is drafted before they are back at the desk.

Book a walkthrough See how it is made

Runs beside the process you already use, not instead of it. Or write hello@walkbook.co.uk.

The one thing we measure, printed with its interval
AUC 0.903 95% CI [0.814, 0.969]
Bathroom · clean vs needs cleaning · 26 dirty and 30 clean photographs

Shown one dirty photograph and one clean one, how often it ranks them the right way round. As of today, our only measured claim.

Walkbook record checkout REF WB-2026-0714 · SHEET 1 OF 3
14/3 Rosevale Terrace
EDINBURGH EH6 · TENANCY 12 AUG 2024 — 31 JUL 2026 · WALKED 29 JUL 09:41
Inventory recordedCheckout recorded
Move-in · 94 items
Checkout · 91 of 94
6.1 Living room · walls, south SEALED 09:41:07 · CLERK · SHA 4F2A…9C1E joined
Inventory line
6.1 — walls and paintwork, south elevation
Move-in
12 Aug 2024 · captured by tenant · signed
Checkout
29 Jul 2026 · captured by agent · 1 prior take
Pairing
joined on the checklist item, not on similarity
4.3 Bedroom 1 · carpet, window wall SEALED 10:02:18 · CLERK · SHA 91B7…22DA joined
Inventory line
4.3 — floor covering, window wall
Move-in
12 Aug 2024 · captured by tenant · signed
Checkout
29 Jul 2026 · captured by agent · 10:02
Pairing
joined on the checklist item, not on similarity
2.7 Hall · meter cupboard NO KEY ON SITE · RECORDED ANSWER could not locate
Answer
could not locate — no key held on site
Why it is here
a recorded answer, never a blank; silence loses a coverage argument later
Effect
printed on the report as its own line
Every photograph carries its fingerprint, its time, and who held the phone. Sample sheet
HoverTap a line to open it
9.1 m 7.2 m ELEVATION · THE STREET SECTION A–A BEDROOM 1 CHECK-OUT CHECK-IN CHECK-OUT CHECK-IN Δ noted — wall, south corner Mark on south wall — not present at check-in. WALKBOOK · RECORD OF CONDITION SAMPLE BEDROOM 1 · SOUTH WALL CHECK-OUT CHECK-IN OBSERVATIONS · DRAFT sha256 9f2a…c41d · sample REVIEWED BY A PERSON
The walk · 01

Every tenancy is a walk through a real home.

Walkbook turns that walk into a record. Scroll to follow one.

The walk · 02

In through the front door.

A checklist walks the rooms in order — 94 items, photographed one by one, each hashed the moment it is taken.

The walk · 03

The same wall, twice.

Check-out beside check-in, framed the same way. The pair is the evidence; nothing is retouched, nothing is cropped away.

The walk · 04

The software drafts. A person decides.

Differences are noted and written up as a draft — plainly marked as one — for a human to review, edit and sign. It states no opinion of its own.

The walk · 05

It ends as a document you can stand behind.

A signed report with every photograph, every hash and every reviewer's name on it. Built to be read years later, by someone who was never there.

See how the record is drawn up

More than half

of UK deposit disputes involve cleaning — the condition a photographic record captures best, and the one thing this product measures.

Tenancy Deposit Scheme · annual review
2.44%

Scotland's deposit-dispute rate: two to three times England's, every year since 2013. A record matters more here than anywhere in the UK.

SafeDeposits Scotland · 2013–2025
How the record is made

One sheet, printed in four passes.

PASS 01

The walk lays the keyline.

A 94-item checklist in inventory order. Photographs attach to the item they answer, not to a camera roll somebody sorts on Friday.

  • Room instances, so a three-bedroom flat records three bedrooms
  • “Could not locate” is a recorded answer, never a blank
PASS 02

Each photograph is sealed where it is taken.

A fingerprint, the time, and who held the phone. Nothing is renamed, cropped or quietly replaced afterwards.

  • Capture timing is disclosed on the report, never enforced
  • Retakes are counted and printed, never silently replaced
PASS 03

The baseline is joined, line by line.

Joined on the checklist item, not on similarity. So “was that there when they moved in?” is a question the sheet has already answered.

  • Move-in and move-out on the same row
  • Unpaired photographs are counted and shown, never absorbed
PASS 04

A person signs it off.

Drafts wait. Nothing issues itself, and no document leaves Walkbook until somebody at your agency has put their name to it.

  • Every drafted sentence is editable before approval
  • Issued versions are frozen and reproducible years later
Plate register PASS 01 / 04
Keyline — the checklist Sample sheet
11.4 m 7.2 m N LIVING ROOM32 PHOTOGRAPHS · 09:41 KITCHEN · DINING41 PHOTOGRAPHS · 09:47 BEDROOM 128 PHOTOGRAPHS · 10:02 BATHROOM 119 PHOTOGRAPHS · 09:56 BEDROOM 224 PHOTOGRAPHS · 09:52
Sample plan · rooms in the order they were walked
The walk

Nothing is recorded loose.

Every photograph belongs to a room and a checklist line before it reaches the office. HoverTap a room.

SAMPLE DATA · NOT A REAL PROPERTY OR TENANCY

Move-in vs move-out

The question a deposit turns on, answered on one row.

The same mark, two years apart. Drag the line.

CLAIMED AT CHECKOUT ITEM 6.4 · LIVING ROOM · ARMCHAIR, SEAT
Move-out · 29 Jul 2026 · claimed against the deposit
Move-in · 12 Aug 2024 · already recorded, tenant-signed

Both sides are the same drawing on purpose. The mark is identical — what changes is who recorded it, and when. That is the whole argument.

Sample drawing · the pairing is the product, the artwork is an illustration

What we actually measure

One detector is measured. We print the figure.

Anything a tool claims to see in a photograph should arrive with a number attached. Here is ours — and what it does not cover.

Bathroom · clean / needs cleaning
AUC 0.903 95% CI [0.814, 0.969]
Measured on 26 dirty and 30 clean photographs

Shown one dirty photograph and one clean one, how often does it rank them the right way round. One detector, one room — everything else below is what we do not yet claim.

01Everything else is filing, pairing and queueing.
02Other checks are internal triage only — they never write a word in your report.
03Fair wear is a human judgment. Walkbook drafts language, never a verdict.
04Smells, boilers and alarms are invisible to any camera. Your clerk decides those.
05Photographs are never sent to a third-party AI service.
What comes out

Two documents. The second is why agencies stay.

Most inspection software stops at the report. The deposit is decided by what comes after it.

Document one

The Walkbook Record

Move-in and move-out on the same row, with the capture record behind every photograph.

  • Per-item baseline join, so a pre-existing mark answers itself
  • Fingerprint, timestamp and capturer printed for each photograph
  • Coverage stated in full — what was assessed and what was not
Walkbook Record · itemISSUED · FROZEN
Move-in · 12 Aug 2024
Checkout · 29 Jul 2026
6.1 Living room · walls, southnew since move-in · SHA 4F2A…9C1E · clerk Paired
The same item, both visits, on one row. Sample row
Document two · the reason agencies stay

The Walkbook Pack

The schedule of claims and concessions that decides who keeps the deposit. Drafted for your review, frozen when you issue it.

Walkbook Pack · scheduleDRAFT · AWAITING REVIEW
ItemPositionBasis
6.4 Living room · armchair, seatrecorded at move-in, tenant-signed Conceded Pre-existing
2.2 Kitchen · oven interiorcleaning, not damage Claimed Cleaning
4.3 Bedroom 1 · carpet7 years' expected life, 4 years elapsed Claimed Depreciated
Every line carries its basis. Fair wear is a human judgment and is recorded as one. Sample schedule
  • Depreciation and fair-wear structure no incumbent artifact carries
  • Concessions recorded beside claims, never buried
  • Written so the tenant it claims from can follow it
  • Frozen on issue — the version you sent is the version that exists
Questions

The five things agencies ask first.

Do we have to stop using what we use now?
No, and we would rather you did not. The pilot runs beside your current process for two or three checkouts, on the same properties, so you can compare the output against work you already trust before anything changes.
Who takes the photographs — our clerk, or the tenant?
Either. Every photograph records who held the phone, and the report says so plainly. A tenant-signed capture reaches a higher evidential tier under mydeposits Scotland rule D9.1, by the scheme's own written rule.
What happens when the clerk cannot find something?
“Could not locate” is a recorded answer with its own line in the report, not a gap. A missing item that reads as silence is how a coverage argument gets lost later, so Walkbook states it instead.
What does it cost?
The walkthrough is free and carries no obligation. Subscription pricing is being set with the first pilot agencies rather than guessed at in advance — so if you are one of them, you help set it. We will not quote you a number we have not decided.
Where does our data live?
On a single UK-region host we control, encrypted at rest and in transit, under a signed provider agreement. Photographs are never sent to any third-party AI service — that line does not move.
Book a walkthrough

Walk one property with us, beside the process you already use.

Half an hour, one checkout, your own property. You keep whatever comes out of it.

Prefer to write? hello@walkbook.co.uk. We answer the same day.

Walkbook request walkthrough SHEET 1 OF 1

This opens your email with the details filled in. Nothing is sent from this page, and nothing is stored here.

One property, one checkout, beside the process you already use. No reference is issued until we reply