Skill: ivangdavila/house (version 1.1.0)

--- name: House description: Buy, maintain, improve, and sell homes with inspection checklists, maintenance schedules, renovation planning, and transaction guidance. --- ## Decision Tree | Situation | Action | |-----------|--------| | Buying a house | Check `buying.md` for search, offers, inspection, closing | | Ongoing maintenance | Check `maintenance.md` for schedules, DIY vs pro, seasonal tasks | | Renovation or improvement | Check `improvements.md` for permits, contractors, budgets, ROI | | Selling your house | Check `selling.md` for pricing, staging, offers, closing | | Renting out property | Check `renting.md` for tenants, leases, management, legal | --- ## Universal Rules **The biggest mistakes are emotional:** Overpaying because you "fell in love," skipping inspection to beat competition, renovating based on personal taste vs resale value, pricing based on what you need vs market reality. **Everything is negotiable:** Purchase price, closing costs, repair credits, appliances, closing date, contingencies. The only non-negotiable is leverage — who wants the deal more. **Maintenance prevents catastrophe:** A $200 annual HVAC service prevents a $8,000 replacement. A $50 gutter clean prevents $15,000 foundation damage. Deferred maintenance compounds. **Permits exist for safety and resale:** Unpermitted work = liability. Buyers discover it, insurance denies claims, you can't sell. When in doubt, pull the permit. --- ## Quick Reference **Seasonal maintenance cycle:** | Season | Critical Tasks | |--------|----------------| | Spring | HVAC service, gutter clean, check roof for winter damage, test irrigation | | Summer | Exterior painting window, seal driveway, check AC performance | | Fall | Furnace service, clean gutters again, winterize irrigation, check weatherstripping | | Winter | Check insulation, monitor for ice dams, test smoke/CO detectors | **When to DIY vs call a pro:** | DIY | Always hire | |-----|-------------| | Paint, caulk, weatherstripping | Electrical panel work | | Basic plumbing (faucets, toilets) | Structural changes | | Landscaping, mulch | Gas lines, water heater | | Changing filters, basic cleaning | Roof repair, foundation | --- ## Cost Sanity Check Before approving any major expense: 1. Get 3 quotes minimum (wide variance is normal) 2. Search "[project] + [your city] + cost 2024" for local rates 3. Materials are 40-50% of total; rest is labor 4. "While we're at it" add-ons double budgets — decide scope upfront --- ## When to Load More | Situation | Reference | |-----------|-----------| | Searching, making offers, closing | `buying.md` | | Repairs, preventive maintenance, emergencies | `maintenance.md` | | Projects, permits, contractors | `improvements.md` | | Pricing, staging, negotiations, closing | `selling.md` | | Tenants, leases, rent collection, evictions | `renting.md` |

path: buying.md
content: # Buying a House

## Before You Search

**Financial readiness checklist:**
- [ ] Credit score 700+ (620 minimum for most loans, but costs more)
- [ ] Down payment saved (20% avoids PMI, but 3-5% programs exist)
- [ ] 6 months expenses in emergency fund AFTER down payment
- [ ] Debt-to-income under 43% (all monthly debts / gross income)
- [ ] Pre-approval letter in hand (not pre-qualification — actual pre-approval)

**True monthly cost = PITI + maintenance:**
- Principal + Interest + Taxes + Insurance
- Add 1% of home value per year for maintenance ($300k home = $250/month)
- Add HOA if applicable
- Add PMI if under 20% down

---

## The Search

**Must-haves vs nice-to-haves:** List 5 non-negotiables. Everything else is tradeable. Common non-negotiables: location, bedroom count, garage, lot size, school district.

**Red flags to walk away:**
- Foundation cracks (horizontal worse than vertical)
- Water stains on ceiling/walls (roof or plumbing issues)
- Musty smell (mold, hidden water damage)
- DIY electrical (exposed wiring, amateur panels)
- Neighborhood in decline (check crime stats, school ratings, business closures)

**Questions to ask:**
- Why are they selling? (Divorce, relocation = motivated. Investment flip = markup.)
- How long on market? (90+ days = negotiation leverage)
- Any offers? (Multiple = less leverage)
- What's included? (Appliances, fixtures, window treatments)

---

## Making Offers

**Price strategy:**
- Hot market: At or above asking, fewer contingencies
- Normal market: 5-10% below asking, standard contingencies
- Cold market: 15-20% below asking, all contingencies

**Contingencies to include:**
- Inspection (always, never waive)
- Financing (unless cash buyer)
- Appraisal (protects you if bank values lower)
- Sale of current home (weakens offer but sometimes necessary)

**Escalation clause:** "I offer $X, but will beat any higher offer by $Y up to $Z." Use in competitive markets.

---

## Inspection

**Never skip inspection.** Even in hot markets, make offer contingent on inspection. You can waive repair requests, but know what you're buying.

**Inspector finds issues — now what:**
1. Categorize: Safety (must fix) vs Maintenance (negotiate) vs Cosmetic (ignore)
2. Get contractor quotes for safety issues
3. Request: Seller fixes, credit at closing, or price reduction
4. Know your walk-away point before negotiating

**What inspection doesn't cover:**
- Inside walls (mold, pests, wiring)
- Sewer line condition (get separate scope)
- Well/septic (get separate tests)
- Pool/spa (specialist inspection)

---

## Closing

**Timeline:** Typically 30-45 days from accepted offer to keys.

**Closing costs (2-5% of purchase price):**
- Loan origination (0.5-1%)
- Appraisal ($300-500)
- Title insurance ($1,000-2,000)
- Attorney/escrow fees ($500-1,500)
- Prepaid taxes and insurance (varies)

**Final walkthrough (day before or morning of):**
- [ ] All agreed repairs completed
- [ ] Appliances working
- [ ] No new damage
- [ ] Seller's belongings removed
- [ ] Utilities on

**At closing:**
- Bring government ID and cashier's check
- Review every page (ask questions)
- You'll sign 50+ documents
- Get copies of everything


path: improvements.md
content: # Home Improvements

## Before Starting Any Project

**Questions to answer:**
1. Why? (Enjoyment, fix problem, increase value)
2. Budget? (Add 20% contingency)
3. Timeline? (Add 50% buffer)
4. DIY or hire? (Skill + time + permits)
5. ROI? (Will it pay back at sale?)

**Permit reality check:**
- Cosmetic (paint, flooring, fixtures): No permit
- Electrical/plumbing changes: Usually permit
- Structural (walls, additions): Always permit
- HVAC changes: Usually permit
- Fences, decks, sheds: Often permit (check local)

**Unpermitted work risks:**
- Failed inspection at sale
- Insurance claim denial
- Fines and forced removal
- Liability if something fails

---

## ROI by Project

**High ROI (80-100%+ return):**
- Minor kitchen remodel (cabinet refacing, counters, appliances)
- Garage door replacement
- Entry door replacement
- Minor bathroom remodel
- Deck addition

**Medium ROI (60-80% return):**
- Major kitchen remodel
- Siding replacement
- Window replacement
- Major bathroom remodel

**Low ROI (50-60% return):**
- Room addition
- Master suite addition
- Backyard patio

**Often negative ROI:**
- Swimming pool (depends heavily on location)
- Luxury upgrades beyond neighborhood
- Highly personal taste (bold colors, custom features)

---

## Working with Contractors

**Finding good contractors:**
1. Get 3+ referrals from neighbors, friends, Nextdoor
2. Check license and insurance (verify, don't trust)
3. Look up reviews (Google, BBB, Yelp)
4. Ask for recent references and call them
5. Get detailed written quotes (not ballpark)

**Red flags:**
- Pressure to decide today
- Cash-only, no contract
- Huge deposit upfront (10-30% is normal)
- No license/insurance proof
- Can start "tomorrow" (good contractors are booked)

**The contract must include:**
- Scope of work (detailed, not "kitchen remodel")
- Materials (brand, model, color)
- Timeline with milestones
- Payment schedule tied to milestones
- Change order process
- Warranty terms
- Cleanup responsibilities
- Permit responsibility

**Payment schedule:**
- Never more than 30% upfront
- Pay for work completed, not promised
- Hold 10-15% until final walkthrough
- Final payment after all permits closed

---

## Project Planning

### Kitchen Remodel

**Timeline:** 6-12 weeks (major), 2-4 weeks (minor)

**Order of operations:**
1. Design and permits
2. Demolition
3. Rough plumbing and electrical
4. Drywall
5. Cabinets
6. Countertops
7. Backsplash
8. Appliances
9. Finish plumbing and electrical
10. Paint and final touches

**Budget breakdown:**
- Cabinets: 30-40%
- Labor: 20-25%
- Countertops: 10-15%
- Appliances: 10-15%
- Flooring: 5-10%
- Fixtures/hardware: 5%

### Bathroom Remodel

**Timeline:** 2-4 weeks (full), 1 week (refresh)

**Order of operations:**
1. Demo
2. Rough plumbing
3. Electrical
4. Cement board/waterproofing
5. Tile
6. Vanity and toilet
7. Fixtures
8. Paint
9. Accessories

**Watch for:**
- Hidden water damage (common behind tile)
- Subfloor rot (around toilet and tub)
- Old plumbing that needs replacing "while walls are open"

---

## DIY vs Hire

| DIY-friendly | Hire a pro |
|--------------|------------|
| Painting | Electrical panel/circuits |
| Flooring (LVP, laminate) | Plumbing rough-in |
| Backsplash tile | Structural changes |
| Cabinet hardware | HVAC |
| Light fixtures (existing wiring) | Roofing |
| Landscaping | Gas lines |
| Basic demo | Permits (contractor pulls faster) |

**The DIY trap:** "I'll save money" often becomes:
- 3x longer timeline
- 2 trips to hardware store per task
- Mistakes that need pro to fix
- Tools you buy and never use again

Calculate your time value. If contractor costs $2,000 and saves 40 hours, that's $50/hour for your time.


path: maintenance.md
content: # House Maintenance

## Annual Schedule

### Monthly
- [ ] Test smoke/CO detectors
- [ ] Check HVAC filter (replace every 1-3 months)
- [ ] Run water in unused fixtures (prevents drain traps drying)
- [ ] Check under sinks for leaks

### Quarterly
- [ ] Test garage door auto-reverse
- [ ] Clean range hood filter
- [ ] Check water heater for leaks/rust
- [ ] Test GFCI outlets (press test/reset)

### Spring (March-May)
- [ ] HVAC tune-up (AC prep)
- [ ] Clean gutters
- [ ] Inspect roof for winter damage
- [ ] Check exterior paint/siding
- [ ] Service irrigation system
- [ ] Power wash deck/patio
- [ ] Check window/door screens

### Summer (June-August)
- [ ] Touch up exterior paint
- [ ] Seal driveway cracks
- [ ] Check attic ventilation
- [ ] Deep clean garbage disposal
- [ ] Inspect deck for rot/damage

### Fall (September-November)
- [ ] HVAC tune-up (heating prep)
- [ ] Clean gutters again (leaves)
- [ ] Winterize irrigation
- [ ] Check weatherstripping
- [ ] Reverse ceiling fans (clockwise)
- [ ] Service fireplace/chimney
- [ ] Check insulation in attic

### Winter (December-February)
- [ ] Monitor for ice dams
- [ ] Keep gutters clear
- [ ] Check for drafts
- [ ] Test sump pump
- [ ] Check pipe insulation

---

## DIY Repairs

### Running toilet
1. Remove tank lid
2. Check flapper — replace if warped/worn ($5 part)
3. Check fill valve — adjust or replace if running constantly
4. Check float — adjust height if water too high

### Slow drain
1. Remove stopper, clear hair/debris
2. Plunger (cover overflow first)
3. Baking soda + vinegar (15 min, then hot water)
4. Drain snake for deeper clogs
5. Don't use chemical drain cleaners (damages pipes)

### Squeaky door
1. Remove hinge pin
2. Apply WD-40 or petroleum jelly
3. Replace pin, work door back and forth

### Caulk replacement
1. Remove old caulk with razor/tool
2. Clean with rubbing alcohol
3. Apply painter's tape for clean lines
4. Apply caulk in one smooth motion
5. Smooth with wet finger
6. Remove tape immediately

---

## When to Call a Pro

**Immediately (emergency):**
- Gas smell → Evacuate, call gas company
- Flooding → Shut off water main, call plumber
- Electrical burning smell → Kill breaker, call electrician
- No heat in winter → HVAC emergency service

**Soon (within days):**
- Water heater leaking
- AC not cooling (summer)
- Roof leak
- Electrical issues (flickering, sparking)

**Scheduled (within weeks):**
- Minor plumbing leaks
- HVAC not efficient
- Appliance repairs
- Cosmetic damage

---

## Cost Estimates (USD)

| Service | Typical Range |
|---------|---------------|
| HVAC tune-up | $75-200 |
| Furnace replacement | $3,000-7,000 |
| AC replacement | $3,500-7,500 |
| Water heater replacement | $800-1,500 |
| Roof repair | $300-1,000 |
| Roof replacement | $5,000-15,000 |
| Gutter cleaning | $100-250 |
| Plumber (per hour) | $75-150 |
| Electrician (per hour) | $80-150 |

---

## Record Keeping

Track all maintenance and repairs:
- Date and description
- Cost (parts + labor)
- Contractor name and contact
- Warranty information
- Before/after photos

Why: Proves maintenance history for resale, warranty claims, insurance claims.


path: renting.md
content: # Renting Out Your Property

## Before You Rent

**Financial reality check:**
- Rental income must cover: mortgage + taxes + insurance + maintenance + vacancy
- Budget 1-2 months vacancy per year
- Budget 10% of rent for repairs/maintenance
- Set aside 3-6 months expenses as reserve

**Legal requirements:**
- Landlord-tenant laws vary by state/city — know yours
- Required disclosures (lead paint, sex offenders, flood zone)
- Habitability standards (heat, water, safety)
- Security deposit limits and handling rules
- Eviction process and timeline

**Insurance:**
- Homeowner's insurance doesn't cover rentals
- Switch to landlord/rental property insurance
- Consider umbrella policy for liability
- Require renter's insurance from tenants

---

## Setting the Rent

**Market research:**
1. Check Zillow, Rentometer, Craigslist for comparables
2. Match: bedrooms, bathrooms, sqft, amenities, location
3. Adjust for condition and updates
4. Price at market or slightly below for faster placement

**Pricing factors:**
- Pet-friendly: +$25-100/month (plus deposit)
- In-unit laundry: +$50-100/month
- Parking: +$50-150/month (urban areas)
- Utilities included: +$100-200/month

**Vacancy costs more than lower rent:** A $1,500/month unit vacant for 2 months = $3,000 lost. Pricing $100 under market fills faster and costs $1,200/year — you're ahead.

---

## Finding Tenants

**Listing essentials:**
- Professional photos (natural light, wide angles)
- Accurate description (beds, baths, sqft, parking, laundry)
- Clear rent and deposit amounts
- Pet policy stated upfront
- Move-in date

**Where to list:**
- Zillow (free, high traffic)
- Apartments.com
- Facebook Marketplace
- Craigslist (screen carefully)
- Local property management groups

**Showing tips:**
- Schedule grouped showings (efficiency)
- Property must be clean and functional
- All lights on, temperature comfortable
- Have application forms ready

---

## Screening Tenants

**Application must include:**
- Full legal name and SSN
- Current and previous addresses
- Employment and income verification
- References (current landlord, employer)
- Authorization to run credit/background

**Screening checklist:**
- [ ] Credit score 650+ (lower = higher risk)
- [ ] Income 3x rent minimum
- [ ] Clean background check
- [ ] Positive landlord references
- [ ] Stable employment (2+ years or solid history)
- [ ] No prior evictions

**Red flags:**
- Pressuring for quick move-in
- Offering extra deposit to skip screening
- Can't provide employer contact
- Current landlord "unreachable"
- Gaps in rental history

**Fair Housing:** Cannot discriminate based on race, color, religion, sex, national origin, familial status, disability. Applies to advertising and screening.

---

## The Lease

**Must include:**
- Property address and description
- Tenant names (all adults on lease)
- Lease term (start/end dates)
- Rent amount and due date
- Late fee policy
- Security deposit amount and terms
- Pet policy
- Maintenance responsibilities
- Entry notice requirements
- Termination and renewal terms

**Addendums to consider:**
- Pet addendum (pet deposit, breed restrictions)
- Smoking policy
- Parking assignment
- Move-in/move-out checklist
- Rules and regulations

**Use state-specific templates** — generic leases miss required clauses.

---

## Collecting Rent

**Methods (best to worst):**
1. ACH/bank transfer (automatic, free)
2. Online platforms (Cozy, Avail, Buildium)
3. Check (creates paper trail)
4. Cash (avoid — no proof)

**Late rent process:**
1. Grace period (typically 3-5 days)
2. Late fee kicks in (usually 5-10% of rent)
3. Pay or quit notice (3-day in most states)
4. Eviction filing if no payment

**Document everything:** Date, amount, method. Keep records 7+ years.

---

## Maintenance

**Landlord responsibilities:**
- Structural integrity
- Plumbing, heating, electrical
- Hot and cold water
- Smoke/CO detectors
- Pest control (varies by state)
- Common area maintenance

**Tenant responsibilities:**
- Keep property clean
- Report issues promptly
- Minor upkeep (light bulbs, filters)
- Damage they cause

**Response timeline:**
- Emergency (no heat, flood, gas): Immediate
- Urgent (no hot water, broken lock): 24-48 hours
- Routine (dripping faucet, stuck door): 7-14 days

**Build a vendor list:** Plumber, electrician, HVAC, handyman, cleaner. Vet them before you need them urgently.

---

## Self-Manage vs Property Manager

**Self-manage if:**
- Property nearby
- Few units (1-3)
- You're handy and available
- You can handle tenant issues
- Savings: 8-12% of rent

**Hire property manager if:**
- Property far away
- Multiple units or scaling
- You value your time highly
- Don't want tenant calls
- Cost: 8-12% of rent + placement fee

**What PM handles:**
- Marketing and showings
- Screening and lease signing
- Rent collection
- Maintenance coordination
- Evictions

---

## Problem Tenants

**Late payers:**
1. Call day after due date (friendly reminder)
2. Send written notice at grace period end
3. Pay or quit notice if still unpaid
4. Start eviction if notice period passes

**Lease violations:**
1. Document the violation (photos, dates)
2. Send cure or quit notice
3. Allow cure period
4. Eviction if not cured

**Eviction process:**
1. Proper notice served
2. Court filing
3. Hearing
4. Judgment
5. Writ of possession
6. Sheriff lockout

**Timeline:** 3-12 weeks depending on state and tenant response. Never "self-help" eviction (changing locks, shutting utilities).

---

## Turnover

**Move-out process:**
1. Give/receive proper notice (usually 30-60 days)
2. Schedule move-out inspection
3. Walk through with tenant, document condition
4. Return deposit minus legitimate deductions
5. Send itemized statement within deadline (varies by state)

**Legitimate deductions:**
- Unpaid rent
- Damage beyond normal wear and tear
- Cleaning if left dirty
- Unreturned keys

**Normal wear (not deductible):**
- Faded paint
- Worn carpet in traffic areas
- Minor scuffs and nail holes
- Appliance aging

**Between tenants:**
- Deep clean
- Paint if needed
- Replace worn items
- Update photos for listing
- Address deferred maintenance


path: selling.md
content: # Selling Your House

## Preparation (4-8 weeks before listing)

**Declutter ruthlessly:**
- Remove 50% of stuff (storage unit if needed)
- Clear counters, closets, garage
- Remove personal photos and memorabilia
- Buyers need to imagine their life here, not see yours

**Repairs that matter:**
- Fix everything visible (holes, cracks, stains)
- Address any deferred maintenance
- Fresh paint in neutral colors
- Update dated fixtures (cheap, high impact)
- Deep clean everything (hire pros)

**Skip these (low ROI for selling):**
- Major renovations
- Landscaping overhauls
- New roof unless failing
- Pool additions

---

## Pricing

**Price right from day one.** Overpriced homes sit, get stigma, sell below market. Underpriced homes get bidding wars.

**How to price:**
1. Get CMA (Comparable Market Analysis) from agent
2. Look at sold prices, not asking prices
3. Adjust for condition, features, lot size
4. Check days on market for comparables
5. Price at market or slightly below to create urgency

**Pricing psychology:**
- $499,000 beats $500,000 (search filters)
- Round numbers feel arbitrary
- Price in the search bracket buyers are looking in

**Signs you're overpriced:**
- Few showings in first 2 weeks
- Showings but no offers
- Feedback: "nice but overpriced"
- Similar homes selling faster

---

## Agent vs FSBO

**Agent (5-6% commission, split buyer/seller):**
- MLS listing (massive exposure)
- Professional photography
- Handles showings, negotiations
- Navigates paperwork and legal
- Worth it for most sellers

**FSBO (For Sale By Owner):**
- Saves 2-3% (seller agent portion)
- You handle marketing, showings, negotiations
- May still pay 2-3% to buyer's agent
- Best for: hot markets, experienced sellers, unique properties

**Hybrid:** Flat-fee MLS listing ($300-500) gets you on MLS, you handle the rest.

---

## Staging

**High-impact, low-cost:**
- Fresh flowers on counter and dining table
- New white towels in bathrooms
- Neutral bedding
- Good lighting (all bulbs working, high wattage)
- Pleasant smell (nothing overpowering)

**Room by room:**
- Entry: Clean, welcoming, uncluttered
- Living room: Arranged for conversation, not TV
- Kitchen: Counters clear except one decorative item
- Bedrooms: Made beds, minimal furniture
- Bathrooms: Spa-like, no personal products visible
- Garage: Organized, floor clean

**Professional staging:** $1,500-3,000 for vacant homes. Usually worth it.

---

## Showings

**Before each showing:**
- [ ] All lights on
- [ ] Blinds open (natural light)
- [ ] Temperature comfortable
- [ ] No pets or pet evidence
- [ ] No smells (cooking, pets, smoke)
- [ ] Leave the property (buyers need to talk freely)

**Lockbox:** Get one. Agents need flexible access.

---

## Offers and Negotiation

**Evaluating offers:**
- Price (obvious)
- Contingencies (fewer = stronger)
- Financing type (cash > conventional > FHA)
- Earnest money amount (higher = more committed)
- Closing timeline (fits your needs?)
- Escalation clauses (be careful)

**Counter-offer strategy:**
- Don't reject outright — counter
- Identify what matters most (price? timeline? contingencies?)
- Trade what matters less for what matters more
- Multiple offers: transparency creates bidding war

**Inspection negotiation:**
- Expect some requests — no house is perfect
- Offer credit over repairs (you control outcome)
- Know what's reasonable vs overreach
- Safety issues: you probably need to address
- Cosmetic issues: push back

---

## Closing

**Seller responsibilities:**
- Clear title (pay off liens, resolve issues)
- Complete agreed repairs
- Provide disclosures
- Transfer warranties and manuals
- Be out by agreed date

**Closing costs (seller pays):**
- Agent commissions (5-6%)
- Title transfer fees
- Prorated property taxes
- Any credits to buyer

**Final walkthrough:** Buyer will check:
- All belongings removed
- Agreed repairs completed
- No new damage
- All systems working

---

## Timeline

| Milestone | Typical Timing |
|-----------|----------------|
| Prep and repairs | 4-8 weeks before |
| List | Day 1 |
| First showings | Days 1-14 |
| Offer(s) | Weeks 1-4 |
| Accepted offer | Variable |
| Inspection | 7-10 days after acceptance |
| Appraisal | 2-3 weeks after acceptance |
| Closing | 30-45 days after acceptance |
| Move out | By closing or agreed date |


Security scan verdicts — ClawScan: clean | static analysis: clean | VirusTotal: clean | SkillSpector: clean (LOW)