How to use · Inputs → Outputs

What to give each agent, where to put it, and what you get back

This skill is one orchestrator plus five advisor subagents. Each runs on its own or as part of guided home-buying. Below: exactly what to drop, where, what type, why it matters, and the outputs you receive — followed by a step-by-step path from zero to a decision.

§ Quick start

Two ways to use it. Both produce self-contained HTML reports you can open or print.

Mode A · Guided

Buying a home end-to-end

Say help me buy a house start buying a home I'm a first-time buyer. The orchestrator walks you stage-by-stage, gets you pre-approved first, and calls each advisor when its inputs are ready.

Mode B · On demand

Just one job

Jump straight to any advisor: compare my loans review my inspection compare home insurance what are the comps. Each works standalone and reuses whatever you've already added for that property.

Golden rule — documents are the source of truth. The agents never invent facts. They read the files you provide, mark anything missing as “verify,” and cite where each number came from. The more (and clearer) the documents, the stronger and more specific the output.

§ Where your files go

One folder per property under properties/. Drop each kind of document in the folder shown in pink; the agents write results in green. Sub-folders are created automatically if missing.

Property-Report-Skill/
  properties/
    <Your-Address>/                         e.g. 123-Example-St-Sample-City-ST
      documents/            ← seller disclosures, survey, title, appraisal, listing, photos, HOA, executed contract
      Property-Investigation-Report.html   ← main report (orchestrator)
      Neighborhood-Comparison-Report.html + neighborhood-dashboard.html
      loan/
        <Lender Name>/       ← that lender's Loan Estimate / rate sheet / screenshot (one sub-folder per lender)
        Loan-Comparison-Report.html + loan-comparison-dashboard.html
      insurance/
        <Carrier Name>/      ← that carrier's quote PDF (one sub-folder per carrier)
        Insurance-Call-Prep.html + Insurance-Comparison-Report.html
      inspection/
        documents/          ← inspection report + photos
        estimates/          ← specialist reports & contractor quotes
        Inspection-Analysis-Report.html + Inspection-Repair-Budget.html + Inspection-Repair-Request.html
      .property/journey.json                  ← shared state (auto-managed)
  comparisons/                                ← <A>-vs-<B>.html multi-property picks (outside any one property)

pink = you add files heregreen = agent creates this

§ Step-by-step journey

The natural order of a purchase. You can start anywhere, but this is the recommended path for a first-time buyer.

Loan Advisor · readiness
Get pre-approved & set a budget
Add: your budget/target price and, if you have them, lender pre-approval or rate sheets → loan/<Lender>/. Get: affordability, estimated monthly payment, and cash-to-close so you shop in range.
Orchestrator · discovery + investigation
Analyze the property
Add: the listing, seller's disclosure, survey, title, appraisal, photos → documents/. Get: Property-Investigation-Report.html with risks, benefits, and open items.
Neighborhood Advisor · value
Check the price vs the street
Add: nothing to buy — it pulls public appraisal-district data for your county. Get: comps, $/sqft, and whether your price is a real discount.
Comparison Advisor · choosing
Weighing several homes? Rank them
Add: a folder per property. Get: one best-buy pick + the condition to switch, saved in comparisons/.
Loan Advisor · financing
Compare real Loan Estimates
Add: each lender's Loan Estimate → loan/<Lender>/. Get: the interactive loan dashboard + one clear pick.
Orchestrator · offer & contract
Execute the contract
Add: the fully executed contract + addenda → documents/. Get: your locked deadlines (option, financing, closing) that every advisor then respects.
Orchestrator · contract check
Validate a signed form before you rely on it
Add: the signed form (termination notice, amendment, addendum) → documents/ (e.g. a Termination/ subfolder). Get: a 🔴/🟡/🟢 check that the right box is ticked, every signature & date is filled, all parties are named, the deadline/5 p.m. cutoff is met, and the notice still needs delivery — so you don't lose your earnest money on a technicality.
Inspection Advisor · option period
Inspect & negotiate repairs
Add: inspection report + photos → inspection/documents/; contractor quotes → inspection/estimates/. Get: the interactive repair budget, analysis, and an agent-ready repair request.
Insurance Advisor · before closing
Get quotes & bind coverage
Add: your details + each carrier's quote → insurance/<Carrier>/. Get: the call-prep sheet + carrier comparison; the premium refreshes your loan escrow automatically.
Orchestrator · closing prep
Reconcile cash-to-close
Get: a consolidated view where insurance premium and any repair credit have updated your loan numbers.

1 Orchestrator — Property Investigator

The entry point. Owns your documents, the main report, the contract & deadlines, and routes to the advisors.

analyze this propertyshould I buy this?start buying a homeupdate the report — I added docs

Inputs

Input	Where to add it	File types	Why it matters
Seller's disclosure	`documents/`	PDF / scan (JPG, PNG)	Critical — reveals known defects, repairs, and history.
Survey & title	`documents/`	PDF	Critical — easements, encroachments, ownership, liens.
Appraisal / listing sheet	`documents/`	PDF	Important — value anchor + land vs structure split.
Executed contract + addenda	`documents/`	PDF	Critical — sets the deadlines every advisor relies on.
Photos, HOA docs, receipts	`documents/`	JPG, PNG, PDF, DOCX	Helpful — condition evidence and carrying costs.

Outputs

Output	What it tells you
`Property-Investigation-Report.html`	Risks & benefits (🔴/🟡/🟢), comparative value, financials, a mandatory resale-perspective yes/conditional-yes/no verdict, mandatory entry-facing direction + Indian Vastu read with evidence/confidence, due-diligence checklist, and a bottom-line rating.
`README.md` + `.property/journey.json`	Running risk summary and the shared state other advisors read.

Add more documents anytime and re-run — it regenerates the report in place with a dated change log (e.g. “Foundation risk 🔴→🟢 after engineer report added”).

Contract & termination review

Before you rely on any signed form, the orchestrator validates it against your executed contract — so a missing signature or a blown deadline never costs you your earnest money. Decision-support issue-spotting, not legal advice; always confirm timing & delivery with your agent/attorney.

review my contractcheck my termination noticedid I sign the right form?will I get my earnest money back?what are my deadlines?

Input	Where to add it	File types	Why it matters
Fully executed contract + addenda	`documents/`	PDF	Critical — the source of truth for every deadline and right.
Signed form to validate (termination notice, amendment)	`documents/` (e.g. `Termination/`)	PDF (e-sign OK)	Critical — checked box, signatures/dates, parties, and timing are verified against the contract.

What it checks: right form for the goal, correct paragraph/box ticked (and that the right is still available), every required signature & date filled (a “Verified” watermark is not a signature), all parties named, the applicable deadline & 5 p.m. local-time cutoff, preconditions (e.g. option fee paid on time), the earnest-money outcome — and that the notice must be delivered, not just signed. Termination is irreversible once delivered.

2 Neighborhood Advisor

Is the price fair versus the street? Uses public property records only — never resident background data.

what are the compswhat's this home worthneighbors' details

Inputs

Input	Where to add it	File types	Why it matters
Subject address & county	Auto-read from your `documents/` (or tell it)	—	Critical — selects the correct county appraisal district and comp set.
Your target/contract price	Just tell the agent	—	Important — measures your discount vs the street median & $/sqft.
Public parcel data	Pulled from the web automatically	—	Automatic — no file to add.

Outputs

Output	What it tells you
`Neighborhood-Comparison-Report.html`	Subject vs same-street/subdivision parcels: market value, $/sqft, median/range, and where you sit.
`neighborhood-dashboard.html`	Interactive filter/sort/scatter of every comp, with the subject highlighted.
`data/neighborhood-*.csv / .json`	Reusable parcel data for later refreshes.

3 Loan Advisor

Pre-approval and mortgage comparison. Estimate analysis — not financial advice.

compare my loansreview my Loan Estimateshould I pay points?

Inputs

Input	Where to add it	File types	Why it matters
Official Loan Estimate (LE) per lender	`loan/<Lender Name>/` (one folder per lender)	PDF	Critical — the only apples-to-apples doc; drives rate, APR, fees, cash-to-close.
Rate sheets / emails / screenshots	`loan/<Lender Name>/`	PDF, PNG, JPG	Useful — informal quotes; flagged as “not an LE.”
Contract max rate & closing date	From your executed contract in `documents/`	PDF	Critical — a rate over the max or a lock expiring before closing is a 🔴 flag.

Outputs

Output	What it tells you
`loan-comparison-dashboard.html`	Interactive: term filter + “how long you'll keep the loan” slider → the single best option by total cost.
`Loan-Comparison-Report.html`	Two headline numbers (cash at closing + monthly), “your money vs the lender's charge” breakdown, one recommendation + switch condition.
`loan/data/loan-quotes.json` + `loan/history/`	Normalized quotes and timestamped prior versions.

4 Inspection Advisor

Turns the inspection into a priced, actionable plan. Decision support — not a licensed inspection.

review my inspectionestimate the repairsis this a deal breaker?

Inputs

Input	Where to add it	File types	Why it matters
Full inspection report	`inspection/documents/`	PDF (scans OK)	Critical — every finding, not just the summary, gets priced & evidenced.
Inspection photos	`inspection/documents/`	JPG, PNG	Important — visual evidence attached to each finding.
Specialist reports / contractor quotes	`inspection/estimates/`	PDF	Important — replaces planning allowances with real numbers.
Executed contract	`documents/`	PDF	Critical — locks the real option deadline; a delay never extends it silently.

Outputs

Output	What it tells you
`Inspection-Repair-Budget.html`	Interactive: every finding with DIY-vs-specialist cost, presets (max-safe-DIY / balanced / all-specialist), evidence, DIY steps + safety stop, material kits with store links, and a printable shopping list.
`Inspection-Analysis-Report.html`	Deadline status, major/minor tables, cost bands, negotiation target, and proceed / switch / walk-away triggers.
`Inspection-Repair-Request.html`	Concise, agent-ready list to send the seller (with source pages & remedy language).

5 Insurance Advisor

Prepares your carrier call and compares quotes. Quotes change after underwriting — not insurance advice.

compare home insuranceinsurance call prepwhat do I tell the insurer?

Inputs

Input	Where to add it	File types	Why it matters
Carrier quote(s)	`insurance/<Carrier Name>/` (one folder per carrier)	PDF	Critical — premium, dwelling limit, deductibles, and endorsements to compare.
Your details (names, mailing address, phone)	Tell the agent	—	Critical — fills the call-prep sheet; never invented.
Home characteristics + roof age	Auto-read from `documents/`	PDF	Critical — dwelling must = replacement cost, and roof RCV-vs-ACV is the decisive lever.

Outputs

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

6 Comparison Advisor

Deciding among multiple homes. Reads each property's own folder (never mixes them) and picks one.

which should I buy?rank these homesA vs B

Inputs

Input	Where to add it	File types	Why it matters
Two or more property folders	Each under `properties/<Address>/`	Existing reports/README per property	Critical — each must have at least a snapshot to be scored.
Your priorities / assumptions	Tell the agent	—	Important — re-weights the scoring (e.g. schools over move-in cost).

Outputs

Output	What it tells you
`comparisons/<A>-vs-<B>-YYYY-MM-DD.html`	Side-by-side scorecard, one clear best-buy pick, and the explicit condition to switch to the runner-up.

§ How the agents share data (and auto-update)

Every property has one shared state file, .property/journey.json, so the numbers stay consistent across advisors. You don't edit it — the agents do.

Auto-refresh 1

Insurance → Loan

When you add an insurance premium, the loan's escrow, monthly payment, and cash-to-close refresh automatically, and the prior loan report is archived to loan/history/.

Auto-refresh 2

Inspection → Loan / Closing

A seller repair credit or price change updates your cash-to-close (credits are lender-capped; a price cut changes the loan amount).

Shared

Contract deadlines

Option, financing, and closing dates come from your executed contract; every advisor reads them and none invent them.

§ Importance key & ground rules

Critical = the output is unreliable without it · Important = strongly improves accuracy · Helpful/Automatic = nice to have or fetched for you.

One property = one folder. Each engagement is isolated; the agents never read another property's files.
Never invented. Missing figures are marked “verify,” not guessed. Prices/quotes are estimates that can change.
Scanned PDFs are fine — pages are rendered and read visually, never skipped.
Public property data only — no people-search or resident background data, ever.

§ Quick start

Buying a home end-to-end

Just one job

§ Where your files go

§ Step-by-step journey

Get pre-approved & set a budget

Analyze the property

Check the price vs the street

Weighing several homes? Rank them

Compare real Loan Estimates

Execute the contract

Validate a signed form before you rely on it

Inspect & negotiate repairs

Get quotes & bind coverage

Reconcile cash-to-close

1 Orchestrator — Property Investigator

Inputs

Outputs

Contract & termination review

2 Neighborhood Advisor

Inputs

Outputs

3 Loan Advisor

Inputs

Outputs

4 Inspection Advisor

Inputs

Outputs

5 Insurance Advisor

Inputs

Outputs

6 Comparison Advisor

Inputs

Outputs

§ How the agents share data (and auto-update)

Insurance → Loan

Inspection → Loan / Closing

Contract deadlines

§ Importance key & ground rules