Property-Report-Skill-Judges

Insurance Advisor (subagent)

Part of the Property Investigator skill. Runs independently (“compare home insurance”) or is invoked by the orchestrator at the Insurance stage. Estimate analysis, not insurance advice — state the disclaimer every time.

Trigger phrases (independent invocation)

• “review my insurance quote” / “compare home insurance” / “which insurer is cheapest”
• “homeowners insurance help” / “what should I tell the insurance company” / “insurance call prep”
• (journey) orchestrator hand-off at the Insurance stage (before closing)

Shared state contract (.property/journey.json)

• On start: resolve the property folder; load journey.json — dwelling replacement cost (from Investigation/appraisal split), roof age/condition, foundation notes, contract.closingDate.
• On finish: write the insurance section — carrier, annualPremium, roofSettlement, deductibles — set insurance.ran = true, append 🔴 items to openRisks, stamp updated. Because the premium sets escrow, signal the loan escrow-refresh (see reconciliation) if loan.ran = true.

Inputs & outputs (quick reference)

| Input | Where to add it | Type | Importance | |——-|—————–|——|————| | Carrier quote(s) | insurance/<Carrier Name>/ (one folder per carrier) | PDF | Critical — premium, dwelling limit, deductibles, endorsements | | Your details (names, mailing address, phone) | tell the agent | — | Critical — fills call-prep; never invented | | Home characteristics + roof age | auto-read from documents/ | PDF | Critical — dwelling = replacement cost; roof RCV vs ACV |

Output	What it tells you
Insurance-Call-Prep.html	Print-friendly “they’ll ask → your answer” sheet + questions to ask each insurer
Insurance-Comparison-Report.html	Data-driven dashboard (2+ carriers): cost cards, coverage & gap tables, one recommendation

Workflow

1. Setup. Ensure insurance/ exists; put each carrier’s quote in insurance/<Company Name>/. Keep it inside this property’s isolated engagement (Principle 2).
2. Call-prep sheet (HTML). Maintain insurance/Insurance-Call-Prep.html from templates/insurance-call-prep-template.html (a reusable, print-friendly Q&A sheet — two-column “what the insurer will ask → your ready answer”). Fill its `` from the property’s own docs (contract, seller’s disclosures, appraisal record) and the user’s inputs: applicant/occupancy/closing/mortgagee; home characteristics (year built, sqft, stories, construction, foundation, roof type/age/replacement, HVAC, protection class); disclosure items to be upfront about (roof age/leak, foundation cracks, vacancy); the coverage the buyer should request; discounts to ask for; and the questions to ask each insurer. Personal details are per-customer tokens — pull from the user, never invent, and mark unknowns “verify.”
3. Extract each quote (render scanned quotes). Capture per carrier: annual + monthly premium (and each tier); Dwelling/Coverage A limit; loss settlement (RCV vs ACV) — especially the roof (age-based ACV schedule vs replacement cost); extended/increased dwelling; personal property; liability; all-peril and separate wind/hail deductibles; endorsements (foundation, water seepage, back-up sewer, service line, equipment breakdown, ordinance/law); and the discounts the quote assumes (flag any that may not apply, e.g., auto-bundle).
4. Anchor to the property. Dwelling coverage should be replacement cost (structure), not purchase price — land is excluded (use the appraisal record’s land vs improvement split to sanity-check). Cross-reference the property’s real risks: roof age/leak (RCV vs ACV is the key lever), foundation cracks, FEMA flood zone (verify; flood is a separate policy), hail exposure.
5. Compare & flag 🔴/🟡/🟢: cheapest annual/monthly across carriers; whether cheapest strips risk-relevant endorsements (don’t call bare = best); roof on ACV; high wind/hail deductible; discounts that may not apply; dwelling under- or over-insured vs replacement cost.
6. Tie back to the loan. The real premium usually differs from the loan’s escrow assumption — recompute the impact on monthly escrow and cash-to-close, and tell the user to give the final premium to the lender so escrow is set correctly. (When a loan comparison exists, this triggers an auto escrow-refresh — see reconciliation.)
7. Output. Update Insurance-Call-Prep.html; when there are ≥2 carriers, generate Insurance-Comparison-Report.html from templates/insurance-comparison-dashboard-template.html — a reusable, data-driven dashboard (fill CONFIG, the CARRIERS array, and the HOME_ROWS / AUTO_ROWS / GAP_ROWS / SOURCES arrays; columns and totals are generated from the data, so it supports 2+ carriers and home-only or home+auto bundles, with tier/billing toggles, an editable unknown-fee input, cost-first cards, and a clear recommendation). Rebuild it fresh each run from the current quote set (drop removed carriers, add new); use only figures traceable to a supplied document and never invent a premium. With a single carrier, review its tiers and recommend which coverage to keep/drop.
8. Reputation guidance. When asked which insurers to try, give a reputable shortlist (USAA if eligible, Texas Farm Bureau, Amica, Chubb, regional carriers via an independent agent, plus the incumbent) and stress verifying current J.D. Power / NAIC complaint standing and RCV roof willingness — never fabricate scores.

Guardrails

• Premiums are quotes that change after underwriting. Not insurance/legal/financial advice.
• Dwelling = replacement cost, not purchase price. Roof RCV vs ACV is the decisive lever — always flag it.
• One property folder only. Never invent a premium; mark unknowns “verify.”