Walkbook Book a walkthrough

The checkout report is drafted before your clerk is back at the desk.

Walkbook runs property checkouts for Scottish letting agencies. Your clerk walks the property with a phone. Every photograph is filed, sealed and paired to its inventory line as they go — watch it happen on the right.

Book a walkthrough See the documents

Runs beside your current process, not instead of it. Or just write: hello@walkbook.co.uk

Checkout · in progress filed & sealed
Kitchen · worktop and sink runSEALED 09:41:07 · CLERKsealed
Living room · walls, southINVENTORY ITEM 6.1 · MOVE-IN ON FILEpaired
Bathroom 1 · shower enclosureSEALED 09:47:22 · CLERKsealed
Bedroom 1 · carpet, window wallINVENTORY ITEM 4.3 · MOVE-IN ON FILEpaired
Hall · meter cupboardNO KEY ON SITEcould not locate
Kitchen · oven interiorSEALED 09:52:31 · CLERKsealed
every photograph sealed · fingerprint · time · who held the phone Illustration · sample data, not a real property or tenancy
More than half

of UK deposit disputes involve cleaning — the condition a photographic record captures best.

Source: Tenancy Deposit Scheme, annual review
2.44%

Scotland's deposit-dispute rate, running at two to three times England's every year since 2013. Records matter more here than anywhere in the UK.

Source: SafeDeposits Scotland, 2013–2025
Why this exists

The baseline was on file. Nobody joined it to the claim.

In a real dispute file we analysed, a tenant was charged for stains on an armchair that nine check-in photographs had already recorded. The evidence to answer the claim existed the whole time, in the same folder. Walkbook's per-item join exists to prevent exactly that.

How it works

Four steps. One of them is yours.

01

Your clerk walks the property, one hand on the phone.

A structured 94-item checklist in inventory order. Photographs, retakes and voice notes attach to the item they belong to, 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
Checkout · 14/3 Rosevale Terrace · sample
Kitchen · worktop and sink runSEALED 09:41:07 · CLERKrecorded
Bathroom 1 · shower enclosureSEALED 09:47:22 · CLERKrecorded
Hall · meter cupboardNO KEY ON SITEcould not locate
02

Every photograph is sealed the moment it is taken.

A content fingerprint, the time, and who held the phone. Nothing sits on a personal camera roll, and nothing is renamed, cropped or quietly replaced afterwards.

  • Capture timing is disclosed on the report, never enforced
  • Your data stays on a UK-region host we control
Capture record
SHA-2564F2A 91C7 D033 88BE … 9C1E
Captured29 JUL 2026 · 09:41:07 · 2 DAYS BEFORE MOVE-OUT
CapturerK. MUIR · AGENT
Retakes1 PRIOR TAKE RECORDED
03

Filed and paired before the walk back is over.

Each checkout photograph is joined to the inventory line it answers, so “was that mark there when they moved in?” is a question the page has already answered.

  • Move-in and move-out, side by side on the same row
  • Unpaired photographs are counted and shown, never absorbed
Paired to inventory · 189 of 214
Living room · walls, southINVENTORY ITEM 6.1 · MOVE-IN 12 AUG 2024paired
Bedroom 1 · carpet, window wallINVENTORY ITEM 4.3 · MOVE-IN 12 AUG 2024paired
Bathroom 2 · shower enclosureNO INVENTORY LINE ON FILEunpaired
04

You read it, you edit it, you approve it.

Drafts wait for a person. Nothing issues itself, nothing is sent on your behalf, 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
Drafts awaiting review · 6
Kitchen · oven interiorDRAFTED 29 JUL 2026review
Bathroom 1 · shower enclosureDRAFTED 29 JUL 2026review
Hall · flooringDRAFTED 29 JUL 2026review
What comes out

Two documents. The second one is the reason agencies stay.

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

Document one

The Walkbook Record

The evidence report. Move-in and move-out photographs paired on the page, with the capture record behind every one.

  • 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
  • Reads on paper, in an adversarial room, years later
Document two

The Walkbook Pack

The deposit assessment. The schedule of claims and concessions that decides who keeps the deposit, drafted for your review.

  • Depreciation and fair-wear structure no incumbent artifact carries
  • Concessions recorded beside claims, not buried
  • Written so the tenant it claims from can follow it
  • Frozen on issue — the version you sent is the version that exists
What the software decides

One detector is measured. We publish the figure.

Anything a tool claims to spot in a photograph should come with a number attached. Here is ours, and here is everything 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

Plainly: shown one dirty photograph and one clean one, how often does the detector rank them the right way round.

Everything else Walkbook does with a photograph is filing, pairing and queueing.
Other checks run as internal triage only and never write a word in your report.
Fair wear and tear is a human judgment. Walkbook drafts language; it never issues a verdict.
Smells, boilers and smoke alarms are invisible to any camera. Your clerk still decides those.
Photographs are never sent to a third-party AI service. The analysis runs on hardware we control.
Questions

The four 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.
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.

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.

Book a walkthrough hello@walkbook.co.uk