When you assign a Meld, Property Meld can recommend a Maintenance User or Vendor who has done the same type of work well. These are Perfect Decision recommendations. Use them to choose who does the work, based on recent results in the Meld's category.
A Meld is a maintenance request in Property Meld. A Maintenance User is one of your own technicians. A Vendor is an outside contractor. The Meld's category is the type of work, such as Plumbing or Appliances.
- Who this is for: Property Manager, Maintenance Coordinator / Dispatcher, Maintenance Supervisor
- Applies to: All customers
- Access needed: to assign a Meld, the Create and assign Melds or View/Edit/Reassign Melds permission. To reassign, View/Edit/Reassign Melds. To use Manage schedule, Schedule Melds.
- Why it matters: you choose who to assign based on repair time, Resident ratings, and completed work in the same category, instead of guessing.
Before you start:
- Recommendations show in the Assign maintenance panel, which opens from Assign or Reassign on a Meld or on a Meld card in a list. They do not show in Calendar.
- For the full assign and reassign steps, see Assign or reassign a Meld.
How do I assign a Meld using a recommendation?
To assign a Meld to a recommended Maintenance User or Vendor:
- Open the Meld and click Assign. The Assign maintenance panel opens.
- Under Or use a recommended technician or vendor, review the cards. Each card shows a name, a Technician or Vendor badge, and results in the Meld's category. The top recommendation has a highlighted border.
- To check a Maintenance User's open time first, click Manage schedule on their card. Calendar opens to schedule the Meld with that Maintenance User selected. This does not assign the Meld.
- Click Assign on the card you want. The Meld is assigned right away. You do not need to click Assign at the bottom of the panel.
What you'll see: a "Meld assigned successfully" message, and the panel closes. The Meld is assigned, with the same notices, as when you pick someone from Select assignees. If you assigned a Vendor, the Vendor gets a request to accept or reject the Meld.
If it didn't work:
- If you see "Meld not assigned", try again. If it keeps failing, contact Property Meld support.
- If a red warning shows on a Vendor card after you click Assign, read it, then click Assign again to go ahead.
- If a card's button reads Assigned, that person is already selected in Select assignees.
- If you see no cards, see Why don't I see any recommendations? below. You can still assign from Select assignees.
What do the numbers on a recommendation card mean?
Each card shows three results for the Meld's category, in this order:
- Median repair time in this category is a whole number of hours: the middle value of the time from assignment to completion, for Melds created in the last 26 weeks.
- Resident satisfaction in this category is the average Resident rating, shown as stars out of 5 (for example, 5/5 stars), for Melds created in the last 26 weeks. If there are no ratings, the card says Resident satisfaction in this category is 0 reviews.
- Completed, then a number, then Melds in this category: every completed Meld in the category, with no time limit. If there are none, the card shows the count from the last 6 months instead.
A Maintenance User card can also show a scheduling badge. The badge shows only when the Meld needs the Resident to be present and the Resident has shared availability for this week:
- Scheduling match: the Maintenance User has a free slot of 60 to 120 minutes inside the Resident's availability, Monday to Friday this week, starting at least 30 minutes from now.
- Scheduling mismatch: no such slot was found.
Vendor cards never show a scheduling badge or Manage schedule.
How are recommendations chosen?
To be recommended for a Meld, a Maintenance User or Vendor must have at least 3 completed Melds in the same category, created in the last 26 weeks. Also:
- A Maintenance User must be active and in at least one of the Meld's property groups.
- A Vendor must not be excluded from any of the Meld's property groups, and must allow assignments. A Vendor set to Assignments prohibited is shown as (Not assignable) in Select assignees and is never recommended.
Recommendations are ranked by results in the Meld's category only. Resident rating counts for 40%, repair time for 40% (faster is better), and completed Melds for 20%, compared with the other candidates. Maintenance Users always rank above Vendors. The panel shows up to 2 cards, so a Vendor card shows only when fewer than 2 Maintenance Users qualify. The Meld counts behind the cards are updated once a day.
What is the Resident churn risk factors notice?
Churn risk means a Resident may be less likely to renew. When any one of these is true for the Resident on the Meld, the panel shows Resident churn risk factors above Select assignees, with a count:
- Resident moved in less than 1 year ago
- Resident has at least 10 repair Melds in the past year
- Average resident rating is less than 2.5 stars in the past year
- Average Meld priority for resident is too low or too high
- Resident experienced an emergency in the past 3 months
If more than one reason applies, click See more to show the full list in the notice. Click See less to hide the extra reasons.
When the notice shows, recommendations change. Resident rating and repair time each count for 45%, completed Melds for 10%, and anyone with an average rating below 2.5 stars or no ratings is left out.
Limitations and things to know
- Assign on a card assigns one person. To assign more than one Maintenance User, use Select assignees.
- On a Meld that is already assigned, Assign on a card replaces the current assignees. See Assign or reassign a Meld for what happens to appointments and notices.
- A card never mixes a Maintenance User and a Vendor on the same Meld.
- The current assignee can still show as a recommendation when you reassign.
FAQ
Why don't I see any recommendations?
No one meets the rules for this Meld. For example, no Maintenance User or Vendor has 3 completed Melds in the category in the last 26 weeks, or the people who do are outside the Meld's property groups. The panel then shows "We couldn't generate a recommendation this time. Completing more Melds like this one helps improve future suggestions." If the panel shows no recommendation area at all, recommendations are not on for your account. If the cards hide names and show Learn More, your account does not have full recommendations. Click Learn More to read about Property Meld Ops.
Do I have to use a recommendation?
No. You can ignore the cards and pick anyone from Select assignees, then click Assign at the bottom of the panel.