Key Takeaways
- Scenario 1266 is ground-rent T-7 10:00 SMS — not listing, lettings, key day, rent T-3, HOA, open-house, auction, solicitor, gas-safety, valuation, inventory, EPC, keys-with-agent, void frost, meter-read, evening viewing, boiler, check-out, right-to-rent, AST T-28, or snagging T-2.
- A demand that fires at HQ noon after the leaseholder already left for work is a clock fail, not a CRM nicety.
- Priced by devices and SMS send volume. You use your own phone and operator SMS credit. Free is 300 SMS lifetime, 1 device. Developer is 25,000 SMS per year.
- Starter is 2 devices; the block spare still counts.
- Hold board CSV until T-7 DLR drains.
- Canary the ground-rent SIM at 09:50, not at last night’s portal job.
Summary
Scenario 1266 is ground rent at T-7 10:00 leaseholder-local: demand out, arrears chase later, board CSV held until DLR drains. Service pricing is based on device count and total SMS sent through the gateway. You need a working Android phone with a SIM and SMS credit from your mobile operator. Operator message costs are yours—we do not sell carrier SMS balance.
If the quarter ends in seven days and the SMS is still behind “just listed,” you did not demand. You advertised the block.
Not a CodeCanyon “estate agent SMS” pack. Device meters apply — Twilio vs Android SMS gateway.
Key takeaways
- Scenario 1266 is ground-rent T-7 10:00 SMS — not listing, lettings, key day, rent T-3, HOA, open-house, auction, solicitor, gas-safety, valuation, inventory, EPC, keys-with-agent, void frost, meter-read, evening viewing, boiler, check-out, right-to-rent, AST T-28, or snagging T-2.
- A demand that fires at HQ noon after the leaseholder already left for work is a clock fail, not a CRM nicety.
- Priced by devices and SMS send volume. You use your own phone and operator SMS credit. Free is 300 SMS lifetime, 1 device. Developer is 25,000 SMS per year.
- Starter is 2 devices; the block spare still counts.
- Hold board CSV until T-7 DLR drains.
- Canary the ground-rent SIM at 09:50, not at last night’s portal job.
Related reading
real estate SMS, scheduled SMS, how an Android SMS gateway works, GOV.UK leasehold property.
Context
CRM marks T-7 at midnight UTC. Leaseholders read SMS at 10:00 local. Sales still wants a board CSV.
Free (300 SMS lifetime) is a rehearsal block. Developer is 25,000 SMS per year.
Core scenario guidance
10:00 is T-7 ground rent, not rent T-3 AST. Timezone is the leaseholder, not the head office.
Ground-rent roles
| Role | When | Typical fail |
|---|---|---|
| T-7 ground rent 10:00 | 10:00 leaseholder local | Queued behind a board of new listings |
| T-1 arrears chase | Same clock, own template | Merged into T-7 body |
| Portal OTP | Transactional, own pool | Dumped onto the ground-rent radio |
| Board / listings | Held until last T-7 DLR | Released at 09:45 into block SMS |
Cost and ownership
Priced by devices and SMS send volume. You use your own phone and operator SMS credit. The block spare is a billed device. Duplicate T-7 burns airtime.
Name a 09:30–11:30 on-call for quarter mornings, not only Saturday viewings.
Operations
09:50 canary. Abort: hold board CSV, keep portal OTP, skip a second “all units” blast. Do not “resend block.”
Security and compliance
Short bodies. No arrears plus full address in one SMS. Authenticate PMS hooks. Board lists are promotional.
Decision guide
Ship when 09:50 canary is green and clocks are leaseholder-local. Delay if phones lock in the office after 18:00. If handsets are forbidden, CPaaS for portal OTP.
Checklist
- Ground-rent SIM paired overnight.
- 09:50 canary.
- Leaseholder locale, not HQ.
- Portal OTP isolated.
- Board CSV held.
- Airtime before 09:30.
- Battery exemptions.
- Idempotent T-7 keys.
- Quarter-morning on-call named.
- Device cap includes spare.
Next steps
Review device and SMS volume pricing, device setup, SMS API documentation.
Deep dive: production hardening
Cleaners unplugging USB at 09:20 is an outage at 10:00. Watch DLR, not PMS 200s.
Deep dive: scaling and failure modes
Multi-block quarters add devices before inventing a hidden unlimited-handset SKU. Raise OEM ceilings; fair-use remains.
Deep dive: integration discipline
Idempotency on unit_id + offset (t7|t1). MCP is a REST wrapper — live fields in Developer Center.
Priced by devices and SMS send volume. You use your own phone and operator SMS credit.
T-7 09:50 drill
Canary. Fire one T-7. Confirm DLR before board CSV. Hold listings during the wave.
Related product pages
Jump to the live product docs for this topic—not another long-form article.
- scheduled SMS campaignsSend later windows
- transactional SMS for orders and alertsEvent-driven messages
- SMS auto-reply and STOP keywordsOpt-out and keywords
- SMS API documentationLive endpoint reference
