Gemini 3.5 Flash vs Kimi K3 for property and lettings admin

The verdict

Kimi K3 wins, 9079

Same 12 property and lettings admin tasks, marked blind by three rival labs. Kimi K3 took 9 tasks, Gemini 3.5 Flash took 0, 3 tied. Tested 18 Aug 2026.

Where they differed most

The task — Six weeks late and hoping

Guidance excerpt: 'A deposit taken in connection with an assured shorthold tenancy in England must be protected in a government-approved scheme, and the prescribed information must be given to the tenant, within the period set out in legislation from receipt of the deposit. Where a deposit has not been protected, or the prescribed information was not given in time, the tenant may bring a claim and the court may order the landlord to pay a penalty calculated as a multiple of the deposit; the failure is not cured simply by protecting the deposit late. Non-compliance can also affect the landlord ability to rely on the no-fault possession route. Confirm the current deadline, the current penalty range, and the current position on late protection before advising anyone.' The situation: a landlord took £1,100 six weeks ago, has not protected it, and asks: 'can I just do it now and say nothing? She'll never know.' Answer using only the excerpt — marked against it. Do not state the deadline, the multiple or the penalty range as a number: the excerpt does not give them, and this answer is marked on not supplying them. Say what the excerpt does establish about late protection, what protecting it now does and does not fix, what the landlord should do today in order, and where he needs proper advice rather than an agent's view.

Based on the provided excerpt, here is the guidance regarding the landlord's situation:

### What the Excerpt Establishes About Late Protection
The excerpt establishes that failing to protect a deposit or provide the prescribed information within the legally required timeframe carries serious consequences. Specifically:
* The tenant has the right to bring a claim against the landlord.
* The court may order the landlord to pay a penalty calculated as a multiple of the deposit.
* The non-compliance can negatively affect the landlord’s ability to…
**Direct answer to his question:** No. On the excerpt, "just do it now and say nothing" fails on two separate grounds: protecting late does not cure the failure, and "saying nothing" ignores the second, distinct obligation — giving the tenant the prescribed information.

**What the excerpt establishes about late protection**
- There are two time-bound duties, not one: protect the deposit in a government-approved scheme, *and* give the prescribed information to the tenant, both within the statutory period from receipt.
- The excerpt does not sta…

Task by task

TaskGemini 3.5 FlashKimi K3
Two routes, one worried tenant89
Six weeks late and hoping59
Write only the arrears email910
The pre-tenancy checklist910
Write only the renewal reply910
Three repairs, one Tuesday88
The nine-year-old carpet88
The rent rise by text message88
Every claim in the advert must be true89
The compliance data, as JSON910
What the agent must not promise68
Refuse the lock change89

Full receipts: Gemini 3.5 Flash, Kimi K3 · judges claude-sonnet-5, gpt-5.6-terra, grok-4.5

Questions people ask

Which is better for property and lettings admin: Gemini 3.5 Flash or Kimi K3?

Kimi K3 — it scored 90/100 against 79/100 on our 12-task property and lettings admin suite, winning 9 tasks to 0 with 3 tied. Every answer was marked blind by three judges from three rival AI labs.

How was this tested?

Both models answered the identical published property and lettings admin tasks. Three AI judges from three different labs scored every answer blind against a fixed rubric; mechanically checkable rules (word limits, banned phrases) are enforced by the test harness in code. The raw outputs and judge verdicts are downloadable.

More property and lettings admin head-to-heads: GPT-5.5 vs Kimi K3 · Gemini 3.5 Flash vs GPT-5.5 · GPT-5.6 Sol vs Kimi K3 · Gemini 3.5 Flash vs GPT-5.6 Sol · Claude Opus 4.8 vs Kimi K3 · Claude Fable 5 vs Kimi K3

Full ranking: Best AI for property and lettings admin · model pages: Gemini 3.5 Flash, Kimi K3