Timing intelligence
Not a workflow decision. Most agents publish the advert when the photographer finishes; we fix the launch date first and schedule everything backwards from it. The rules are published — the Four Week Rule, Monday, 9–11am, the August peak and the day-30 line — and the engine below runs them, deterministically, against any available date you give it. Same rules the desk runs. No lookup, no model.
The engine
The plan below is assembled from the four published rules and nothing else. It runs locally in your browser — every date is arithmetic you can check.
The published rules
“You only get one chance to be top of the listings, so make sure your advert is perfect the first time it goes live.”
Lettings Valuation Guide v2.0 · §4.2“Instruct the advert to go live four weeks before the property is available, not earlier.”
Serious tenant search starts about four weeks out. Most tenants now serve two months’ notice — the first four weeks absorb the decision, the second four are the active search. Rightmove and Zoopla rank by recency, and relisting cannot reset the clock: the portals match address, photo hashes, agent identifier and EPC reference. PEA 1977 s.5 RRA 2025 s.20
“The launch date is a calendar decision, not a workflow decision.”
Monday produces the highest first-day enquiry volume per listing of any weekday. Weekend portal traffic is larger but mostly browsing — weekend enquiries run at roughly 60% of Monday volumes. Saved-search alert digests batch-fire in the morning window, so the slot is narrow. If the four-week mark lands midweek, the launch holds for the following Monday; if that Monday is a bank holiday, we publish on the Tuesday.
“A property that has not received an acceptable offer by then is, in the great majority of cases, mispriced rather than under-marketed.”
By day 30 a correctly-priced property in a normal window has logged 40–80 enquiries and 8–20 viewings. If an offer has not landed, the market has answered. One decisive reduction of about 5% recovers portal position via the price-drop sticker; repeated 1–2% nudges teach applicants to wait for the next cut.
The engine encodes the published rules and nothing else. The monthly enquiry series behind them sits in the Lettings Valuation Guide v2.0 Timing Appendix and is not published — what is published is every rule the engine runs, in the four articles linked above.
Next
Since 1 May 2026 every tenancy is periodic from day one and the advertised rent is the ceiling — no bid can take it higher. The engine tells you when to publish; the price thesis is why the number you publish has to be right. RRA 2025 s.1 s.56
Kept on this device — no account needed. Want to hear the moment a similar home comes up?
