SolutionsRepairs and tenants
Finding a plumber is the easy part.
This is the rest of it.
A tenant reports a fault in whatever channel they already use. Dardaris reads it, says whose cost it is and which rule says so, puts competing quotes side by side, and books a trade whose insurance is still valid. What reaches you is the part above your cap.
Dardaris is early and still moving. Nothing is switched on until you say so.
Riverside Court, Unit 3B · kitchen
WhatsApp, 19:04
“L’évier de la cuisine se vide très lentement depuis une semaine et ça sent mauvais. J’ai versé du déboucheur deux fois mais ça n’a rien changé.”
A. Duval, in French. One thread per tenant, whichever channel he writes from.
- Fault
- The trap and the first metre of branch waste, not the stack. The flat above drains normally.
- Urgency
- Routine. Nothing here justifies a night call-out fee.
Tenant’s cost
Clearing traps and the branch waste up to the public connection is expressly a tenant repair, Bijlage 1 of the Besluit van de Vlaamse Regering of 7 December 2018. What came out was congealed cooking fat, not a defect in the pipework, and the stack ran clear.
- 19:04Message in, on WhatsApp. Read in French, classified as drainage, routine.
- 19:06Self-help goes out first, in his own language: empty the trap, hot water, stop the chemical opener. No van booked yet.
- 08:12Still blocked. Maes Sanitair booked for Thursday, 08:00 to 10:00, and he has confirmed he will be in.
- Thu€148.82 invoiced against a €145 estimate. Recharge drafted with the decree, the worksheet and the photo, and left for you.
Dardaris read the lease and the regional small-repairs list before it answered, and it shows you which line it read. Disagree and you overrule the verdict in one click.
What today costs
The repair is cheap. The coordination is what you pay for.
Nobody bills you for forty minutes of plumbing. They bill you for everything wrapped around it, and for the one decision in the middle that nobody wants to make.
The call on whose cost it is
A buried supply pipe is yours. A trap packed with cooking fat is theirs. The difference is a line in a regional decree you do not have open at nine in the evening, and the quick answer, paying for it yourself, is the expensive one.
The only quote you asked for
One trade, one price, and no way to tell whether it was a good one. The second quote is where the money is, and chasing it costs an afternoon you had promised to something else.
The van that could not get in
Access, not availability, is what makes a repair take three weeks. A missed appointment is a call-out fee for nothing, a tenant who has now taken two mornings off, and the job back at the end of the queue.
How it works
Intake, verdict, quotes, access. In that order.
The order is the whole thing. Dispatching before the verdict is how an owner ends up paying for a tenant’s blocked drain, and dispatching before access is agreed is how a call-out gets paid for nothing.
- Step 1
It arrives where they wrote it
Email, SMS, WhatsApp, the portal, or a phone call with a transcript. One thread per tenant, whichever channel they used last.
- Step 2
It is classified, then clocked
Trade, urgency and an SLA. Urgency is never the category alone: no heating is cosmetic in July and an emergency in January with an infant in the flat.
- Step 3
Whose cost, with the rule
Dardaris reads the lease and the small-repairs list for that region, then proposes a verdict with the clause it read and how sure it is.
- Step 4
Quotes, then a slot
Competing quotes above your threshold, insurance checked before anyone is sent, and an access window the tenant has actually confirmed.
Three trades asked, three prices back, one job
Nine metres of zinc gutter and two downpipes at Dokkaai 12. The headline spread between the first two quotes is €1,060, and that figure is wrong until somebody reads what each price actually contains.
Willems Dakwerken
Roofing, masonry · 4.3
€4,180
- Start
- in 3 weeks
- Warranty
- 5 years
- Scaffold
- Excluded, €710
- Insured
- to Mar 2027
Recommended
Vandekerckhove Dak & Zink
Roofing, zinc · 4.6
€5,240
- Start
- in 8 days
- Warranty
- 2 years
- Scaffold
- Included
- Insured
- to Sep 2026
Sooner, dearer
Dakwerken De Meyer
Roofing · 4.1
€3,960
- Start
- in 5 days
- Warranty
- 2 years
- Scaffold
- Excluded, €680
- Insured
- Lapsed 12 July
Cannot be dispatched
Same scope in all three
- Willems€4,890with the scaffold and the skip added back
- Vandekerckhove€5,240as quoted, both already in
- De Meyer€4,640cheapest, and not usable
Take Willems. Once the scaffold and the skip are added back it is €4,890, which is €350 under the only other quote that can be booked, with five years of warranty against two. The cheapest of the three is not in that comparison: De Meyer’s liability cover lapsed on 12 July, so what went back to them was a request for the renewal certificate, not a start date. VAT was checked at 6% on all three, the rate for a dwelling over ten years old rather than 21%.
What you get
Everything between the complaint and the invoice.
A verdict on whose cost it is
Every fault read against your lease and the repair list for that region, with the clause quoted, so you can check the call or overrule it.
Boiler locking out, ignition board failed
Owner’s cost
The annual service is the tenant’s charge, but replacing a failed board on owner-supplied equipment is not, and it legally needs a certified gas technician.
Keys lost, cylinder changed at midnight
Tenant’s cost
Key replacement and lock parts sit on the small-repairs list in all three Belgian regions, and the €95 night surcharge is recharged because the morning slot was offered in writing and declined.
Some are neither. Storm damage to the facade is an insurance claim, and the insurer is pre-notified the same day to stay inside the eight-day window.
A directory that knows who can be sent
Insurance and certification expiry live on the contractor record, so a trade whose cover has run out is never dispatched.
- Maes Sanitair & VerwarmingPlumbing, heating · out of hoursInsured to Mar 2027
- Elektro Devos BVElectrical, AREI inspectionCertified to Nov 2026
- Slotenmaker Gent 24/7Locksmith · out of hoursCover lapsed
Dispatch on the third is disabled until the renewal certificate arrives. At two in the morning that rule holds as well.
Answered in their language, handed over when it turns
Routine questions are answered while the conversation is calm, in the language the tenant wrote in. It stops the moment it is not calm.
“Quand est-ce que le plombier passe ?”
Answered, in FrenchThursday, 08:00 to 10:00“Ce n’est toujours pas réparé. Je contacte mon avocat.”
Handed to youEvery automatic reply on this thread stopped
Competing quotes, normalised first
Above your threshold Dardaris asks three trades, lines up what each price actually contains, and says which one it would take and why. The invoice is then checked back against the quote it came from.
Maintenance scheduled, not remembered
Boiler service, chimney sweep, smoke-alarm attestation. Each on its own interval with the lead time it really needs, booked before the date rather than after it.
Where it stops
It proposes the verdict. It does not decide the dispute.
There is a number you set, and it cannot spend past it.
Under your cap, a repair that is plainly yours gets booked and you read about it afterwards. Over it, the quotes are compared, the recommendation is written and the file waits on your desk until you say go. The one thing it does without asking is make a live emergency safe, a leak stopped or a boiler isolated, because a €120 call-out at eleven at night is what keeps a €9,000 water-damage claim off the file, and waiting for an answer is the expensive move. Even that runs inside a separate make-safe cap you set.
Waits for you, every time
- Any repair above the cap you set, quoted and ready to book
- A recharge to a tenant, before it reaches the rent
- A message whose tone turns, or that names a lawyer
- The permanent fix after an emergency has been made safe
Everything else it does, and writes down why.
Hand over this part first.
Bring one building. Watch a month of it running. Move the rest across only if the month convinced you.
Nothing to move first · Nothing switched on until you say so
The rest of the job