What Tribunal Really Wants: How To Present Bulletproof Evidence
No one wants to end up at tribunal – but when you do, the difference between winning or losing often comes down to one thing: your evidence.
At Inspection Express, we’ve supported countless property managers through the tribunal process. Time and time again, we’ve seen how strong, well-presented inspection data can completely change the outcome of a dispute. So, what does “bulletproof evidence” actually look like, and how do you make sure your reports meet the mark?
Here’s what tribunal really wants to see.
1. Clear “Before and After” Comparisons
Tribunal members need to be able to quickly and easily assess changes to a property over time. That’s why entry and exit reports should mirror each other in both structure and layout. If the photos are taken from the same angles and include detailed, factual notes, tribunal can easily understand what has changed. Notes that are timestamped and well-organised help demonstrate your professionalism and make the report easier to follow.
💡 Tip: Our Paired Exits feature does this for you, displaying side-by-side comparisons that leave no room for ambiguity. It’s one of the most powerful tools a PM can bring to a tribunal hearing. Have a look at an example here!
2. Objective, Not Emotional, Language in Tribunal
While it’s natural to feel frustrated with a tenant in a difficult situation, tribunal expects objective, factual reporting. Your reports should avoid emotion or assumptions and instead focus on specific, observable facts. For example, rather than writing “The tenant trashed the carpet,” a more appropriate and effective note would be, “Large red stain approximately 1m wide located in centre of living room carpet; not noted in entry condition report.” This kind of language demonstrates fairness and professionalism.
However if this is something you’re struggling with, or need an example of tone to follow, have a look at our Inspection Express 360AI solution. It generates comments for you based on images you take with your 360 camera; And we’ve developed it to write like a property manager!
3. Time-Stamped, Geo-Verified Photos
Generic or blurry photos won’t hold up well under scrutiny. Tribunal prefers evidence that is both time-stamped and clearly attributable to the property in question. Including metadata such as time, date, and location verifies the validity of your photos. Wide-angle or 360-degree images are also highly recommended because they show the full condition of a space rather than selective close-ups, reducing any chance of misinterpretation.
💡 Tip: Using a 360° camera with Inspection Express gives you panoramic, date-stamped images that can’t be disputed. We’ve also increased our 360 image resolution, meaning your images are clearer than ever!
4. Supporting Documentation Ready to Go
Being organised with supporting documents goes a long way in demonstrating your credibility. Always bring copies of the lease agreement, any special conditions, routine, entry, and exit reports, maintenance requests, invoices, and all relevant communication with the tenant. The more complete your documentation, the more prepared you appear, and the stronger your case.
5. Virtual Tour Evidence
While photos remain important, virtual tours elevate your evidence to an entirely new level. They enable tribunal members to view the property as if they were walking through it in person, offering greater clarity and context. This added transparency helps eliminate ambiguity – particularly when comparing a property’s condition at the start and end of a tenancy. And while some courts may be cautious about video content, our 360° images can be converted into flat, still images, ensuring they remain fully admissible as evidence in all jurisdictions.
In Summary:
Tribunal outcomes depend heavily on evidence. With tools like 360AI, Paired Exits, and secure cloud storage, Inspection Express empowers you to walk into any tribunal hearing with confidence – and walk out with a win.
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