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Each test below is observable, and none requires the owner to inspect a system. Score each 0, 1 or 2 — on a prospective operator in diligence, or on every operator on the roster in an annual review.
The owner’s question is not "How are the communities performing?" It is "Can we trust the operating truth quickly enough to act on it — and will the same be true at the next community?"
An Operator-Controlled Operating Record isn't valuable merely because the record is governed. It is valuable because the operator can demonstrate its governance to the capital entrusted to it.
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These can be asked before any document is requested. The answers reveal whether an operator has a reporting process or an operating-governance system.
Produce the definition of occupancy used in last month’s package.
What a 2 looks like: A versioned register entry, cited in the package.
Show that the same definition is in force at three communities running different systems.
What a 2 looks like: Identical register entry; differences in source handled by rule.
State which source governs census at 8:00 am, at month-end and in the forecast.
What a 2 looks like: A written authority matrix, by context.
Explain last quarter’s largest census variance by cause category.
What a 2 looks like: Business, definition, timing and source components separated.
Walk a portfolio NOI figure back to two communities’ source values.
What a 2 looks like: A live trace, performed by someone who did not build the package.
Name who approved the labor figure in the package, and when.
What a 2 looks like: An attributed, timestamped approval retained with the figure.
Show acuity-derived staffing requirement against worked hours for one community.
What a 2 looks like: Care-plan-driven requirement, scheduled and worked hours, exceptions flagged.
Produce the AI decision-rights schedule.
What a 2 looks like: Inform / approve / never, with exclusions and the record each workflow uses.
Describe the reporting onboarding for the most recent new community.
What a 2 looks like: Same register and rules from period one; no bespoke build.
Produce the export and termination terms of the operator’s core vendor agreements.
What a 2 looks like: Standard-format export, defined timeline, no fee.
Show how a definition change was communicated and the prior period restated.
What a 2 looks like: Notice, effective date, restated comparatives.
Ask which metrics the operator itself considers least reliable, and why.
What a 2 looks like: A candid, specific answer with a remediation plan.
0/ 24
0 of 12 tests scored — unscored tests count as zero until you score them
Below 12 · Reconciliation is being exported to you
The operator’s reconciliation cost is landing on your asset-management team. That is a conversation to have about definitions and source authority for the ten most-reconciled metrics, before it is a conversation about extension.
Starting calibration only, to be reset once you have scored your full roster: an operator at 20 or above is institutional in the sense this standard means, and one below 12 is exporting its reconciliation cost to the owner. The thresholds are not validated against operating or return outcomes. The value of the scorecard is the comparison across the roster, not the absolute score. Test 12 is deliberately unscoreable by a script.
The operator should not merely tell you the number. It should be able to prove why that number governs.
The owner specifies the standard. The operator chooses the system. The record is the operator’s. The visibility is the owner’s.
SeniorCRE is one way an operator may meet this standard: it is designed to establish an Operator-Controlled Operating Record above the systems an operator chooses to retain, or to assume selected system-of-record functions where the operator chooses that instead. It is not the standard, and an owner should never require it. The owner’s leverage comes from the expectations, not from the tool.
Reading the standard itself: The Institutional Owner.