diff --git a/applications/condition/calico_runner.py b/applications/condition/calico_runner.py
new file mode 100644
index 000000000..cd7ed2a37
--- /dev/null
+++ b/applications/condition/calico_runner.py
@@ -0,0 +1,56 @@
+"""One-off runner for the Calico stock-condition (roof-covering) load.
+
+Calico is a bulk one-off import, not a recurring feed, so it runs through this
+runner rather than the SQS-Lambda path Peabody/LBWF use (ADR-0064). The raw
+export lives in S3; references resolve to UPRNs via the ``property`` table for
+Calico's portfolio.
+
+Not exercised by the unit suite -- it is S3 + Postgres wiring around the
+unit-tested ``run_calico_load``; run it where a database and S3 are available.
+"""
+
+import os
+from io import BytesIO
+
+from applications.condition.calico_load import run_calico_load
+from applications.condition.load_report import LoadReport
+from infrastructure.postgres.config import PostgresConfig
+from infrastructure.postgres.engine import make_engine, transactional_session
+from repositories.condition.condition_postgres import ConditionPostgres
+from repositories.condition.property_reference_reader_postgres import (
+    PropertyReferenceReaderPostgres,
+)
+from repositories.condition.property_uprn_lookup import PropertyUprnLookup
+from utils.logger import setup_logger
+from utils.s3 import read_io_from_s3
+
+logger = setup_logger()
+
+CALICO_PORTFOLIO_ID = 824
+# The export date the Calico file was generated (Roof Covering 2.6.26); anchors
+# renewal years so they don't drift on re-run (ADR-0064).
+CALICO_EXPORT_YEAR = 2026
+
+
+def run_calico_s3_load(
+    bucket: str,
+    key: str,
+    portfolio_id: int = CALICO_PORTFOLIO_ID,
+    export_year: int = CALICO_EXPORT_YEAR,
+) -> LoadReport:
+    file_bytes: BytesIO = read_io_from_s3(bucket_name=bucket, file_key=key)
+
+    engine = make_engine(PostgresConfig.from_env(dict(os.environ)))
+    with transactional_session(engine) as session:
+        lookup = PropertyUprnLookup(
+            PropertyReferenceReaderPostgres(session), portfolio_id
+        )
+        report = run_calico_load(
+            file_stream=file_bytes,
+            uprn_lookup=lookup,
+            export_year=export_year,
+            writer=ConditionPostgres(),
+        )
+
+    logger.info(f"[calico_runner] {report}")
+    return report