@rubytech/create-maxy-code 0.1.114 → 0.1.115

package/payload/premium-plugins/real-agent/plugins/buyers/skills/buyer-seller-guides/references/first-time-buyers.md

@@ -1,92 +0,0 @@
-# A Guide for First-Time Buyers
-
-## Introduction
-Buying your first home is one of the biggest decisions you'll ever make. It's exciting, sometimes nerve-wracking, and there's a lot to learn. This guide walks you through every step of the process so you feel confident and prepared.
-
-## Step 1: Get Your Finances in Order
-- **Check your credit score** — use Experian, Equifax, or TransUnion. Fix any errors.
-- **Save for your deposit** — most lenders require 5–15% of the purchase price. The more you save, the better your mortgage rate.
-- **Understand government schemes:**
-  - **Lifetime ISA** — save up to £4,000/year, government adds 25% bonus (max £1,000/year). Must be open for 12 months before use.
-  - **First Homes scheme** — new-build homes sold at 30–50% discount to local first-time buyers
-  - **Shared Ownership** — buy 25–75% of a property, pay rent on the rest
-  - **Right to Buy** — if you're a council tenant, you may be eligible for a significant discount
-
-## Step 2: Get an Agreement in Principle (AIP)
-- Speak to a mortgage broker (they search the whole market) or your bank
-- An AIP tells you how much a lender is willing to lend you
-- It's not a guarantee — the full mortgage application comes later
-- An AIP typically lasts 60–90 days
-- Having an AIP shows sellers and agents you're a serious buyer
-
-## Step 3: Start Your Search
-- Register with local estate agents in your target areas
-- Set up alerts on Rightmove, Zoopla, and OnTheMarket
-- Be realistic about your budget — factor in ALL costs, not just the purchase price
-- Visit areas at different times of day and week
-- Research local schools, transport, amenities, flood risk, and planned developments
-
-## Step 4: Viewing Properties
-- Take a checklist: damp, cracks, roof condition, windows, heating, electrics
-- Check mobile signal and broadband speed
-- Ask: How long has it been on the market? Any offers? Why are they selling?
-- Visit at least twice before making an offer — second time with fresh eyes
-- Take photos and notes (ask the agent first)
-
-## Step 5: Making an Offer
-- Your offer is "subject to contract" — not legally binding until exchange
-- Consider: comparable sold prices, how long it's been listed, your position (chain-free is powerful)
-- Your agent will present the offer to the seller's agent
-- Be prepared to negotiate — but don't get emotionally attached to a number
-- If your offer is accepted, it becomes "sale agreed"
-
-## Step 6: Conveyancing
-- Instruct a solicitor or licensed conveyancer immediately
-- They'll handle: searches, title review, contract negotiation, exchange, and completion
-- Expect this to take 8–12 weeks (sometimes longer)
-- Searches include: local authority, environmental, water & drainage, chancel repair
-- Your solicitor will raise "enquiries" — questions about the property that need answering
-
-## Step 7: Survey
-- **Condition Report (Level 1):** Basic — traffic-light ratings. Suits new-builds.
-- **HomeBuyer Report (Level 2):** Mid-range — identifies significant issues. Suits standard properties.
-- **Building Survey (Level 3):** Comprehensive — detailed analysis. Essential for older, unusual, or listed properties.
-- If the survey finds problems, you can: renegotiate the price, ask the seller to fix issues, or withdraw.
-
-## Step 8: Mortgage Application
-- Submit your full application once your offer is accepted
-- The lender will arrange a valuation (separate from your survey)
-- Provide: ID, proof of income, bank statements, deposit source evidence
-- Mortgage offer typically takes 2–4 weeks
-- Read the mortgage offer carefully — your solicitor will explain the terms
-
-## Step 9: Exchange of Contracts
-- Your solicitor confirms everything is in order
-- You sign the contract and pay the deposit (usually 5–10%)
-- Once both solicitors confirm exchange, it's LEGALLY BINDING
-- Completion date is set — typically 1–4 weeks after exchange
-- From this point, pulling out costs money (you forfeit your deposit; the seller can sue for damages)
-
-## Step 10: Completion Day!
-- Your solicitor transfers the remaining funds to the seller's solicitor
-- Once received, the keys are released — usually by early afternoon
-- **You are now a homeowner!**
-- Your solicitor pays SDLT (within 14 days) and registers you at the Land Registry
-
-## Costs Summary
-| Cost | Typical Range |
-|------|---------------|
-| Deposit | 5–15% of purchase price |
-| Stamp Duty (SDLT) | 0% on first £425,000 (first-time buyers) |
-| Solicitor fees | £1,000–£2,500 + VAT |
-| Survey | £300–£1,500 |
-| Mortgage arrangement fee | £0–£2,000 |
-| Removals | £300–£1,500 |
-| Immediate costs (furniture, etc.) | Budget £2,000–£5,000 |
-
-## Top Tips
-1. Don't max out your budget — leave a buffer
-2. Get your AIP before you fall in love with a property
-3. Chain-free buyers are more attractive to sellers — use it as leverage
-4. Be responsive — reply to your solicitor quickly to avoid delays
-5. Don't make big financial changes during the process (new credit, changing jobs)

package/payload/premium-plugins/real-agent/plugins/buyers/skills/buyer-seller-guides/references/first-time-sellers.md

@@ -1,78 +0,0 @@
-# A Guide for First-Time Sellers
-
-## Introduction
-Selling your home for the first time can feel daunting. Whether you're upsizing, relocating, or simply moving on, understanding the process gives you confidence and control.
-
-## Step 1: Get a Market Appraisal
-- Invite 2–3 local estate agents to value your home
-- Compare: valuation figure, marketing approach, fee structure, track record, and your rapport with them
-- Don't automatically choose the highest valuation or the lowest fee — choose the agent you trust to deliver
-- Ask about their marketing: professional photography, video, social media, portal coverage
-
-## Step 2: Instruct Your Agent
-- **Sole agency:** One agent, typically 1–2% + VAT. Lower fee, focused effort.
-- **Multi-agency:** Multiple agents, typically 2.5–3.5% + VAT. Wider exposure, higher cost.
-- Read the terms of business carefully — notice period, tie-in period, ready/willing/able clause
-- Discuss pricing strategy: guide price, offers over, offers in excess of
-
-## Step 3: Instruct a Solicitor Early
-- Don't wait until you accept an offer — instruct a conveyancer now
-- They can prepare the legal pack (title, property information forms, fittings form)
-- Having this ready speeds up the process by 2–4 weeks once a buyer is found
-
-## Step 4: Get Your EPC
-- Legally required before marketing begins
-- An assessor visits your property and rates it A–G
-- Valid for 10 years — you may already have one
-- Cost: £60–£120
-- Quick wins to improve your rating: LED bulbs, loft insulation, draught-proofing, smart thermostat
-
-## Step 5: Prepare Your Home
-- **Declutter ruthlessly** — less is more. Buyers need to imagine their life here.
-- **Deep clean** — including windows, ovens, bathrooms. Consider professional cleaners.
-- **Minor repairs** — fix dripping taps, cracked tiles, squeaky doors. Small things create big impressions.
-- **Kerb appeal** — front door, path, garden, bins, porch. First impressions are formed in seconds.
-- **Neutral styling** — tone down bold colours, remove very personal items
-- **Smells matter** — fresh flowers, coffee, baking. Avoid air fresheners (they signal cover-up).
-
-## Step 6: Photography & Marketing
-- Professional photography is non-negotiable for achieving the best price
-- Property video and virtual tours are increasingly expected
-- Your agent will write the property description — check it for accuracy
-- Brochure: printed and digital versions for different audiences
-- Social media campaign: see property-marketing skill for the full launch sequence
-
-## Step 7: Viewings
-- Let your agent conduct viewings where possible — they're trained negotiators
-- If you conduct viewings: be warm but not overbearing, let buyers explore, highlight key features without overselling
-- Prepare for every viewing: lights on, beds made, surfaces clear, garden tidy
-- Pets: temporarily remove or contain them during viewings
-
-## Step 8: Offers & Negotiation
-- Your agent must present ALL offers to you — it's a legal requirement
-- Consider: offer price, buyer's position (chain-free, mortgage approved, cash), timescale, conditions
-- You can accept, reject, or counter-offer
-- A slightly lower offer from a proceedable buyer may be worth more than a higher offer from someone who hasn't sold
-
-## Step 9: Sale Agreed to Exchange
-- Memorandum of sale issued to all parties
-- Both solicitors begin the conveyancing process
-- Buyer arranges survey and mortgage
-- Your solicitor answers enquiries from the buyer's solicitor
-- This phase typically takes 8–12 weeks — stay responsive to keep things moving
-- Keep your agent informed of any changes in circumstances
-
-## Step 10: Exchange & Completion
-- Exchange: legally binding. Buyer pays deposit. Completion date confirmed.
-- Between exchange and completion: arrange removals, notify utilities, redirect post
-- Completion: funds transfer, you hand over keys. Done!
-
-## Costs Summary
-| Cost | Typical Range |
-|------|---------------|
-| Agent fees (sole agency) | 1–2% + VAT |
-| Solicitor fees | £800–£2,000 + VAT |
-| EPC | £60–£120 |
-| Mortgage redemption | £50–£300 |
-| Early repayment charge | Varies (check your lender) |
-| Removals | £500–£2,000+ |

package/payload/premium-plugins/real-agent/plugins/buyers/skills/buyer-seller-guides/references/probate-guide.md

@@ -1,53 +0,0 @@
-# A Guide to Selling a Probate or Inherited Property
-
-## Introduction
-Losing someone close to you is never easy, and dealing with their property can feel overwhelming on top of grief. This guide is here to help you understand the process, step by step, so you can make informed decisions at your own pace.
-
-## What is Probate?
-Probate is the legal process of dealing with someone's estate after they die. If there's a will, the named executor applies for a **Grant of Probate**. If there's no will (intestacy), the next of kin applies for **Letters of Administration**.
-
-## Step-by-Step Process
-
-### 1. Obtain the Grant of Probate / Letters of Administration
-- Apply through the Probate Registry (online at gov.uk or by post)
-- You'll need: the death certificate, the original will (if there is one), and an estimate of the estate's value
-- Processing time: typically 8–16 weeks
-- You cannot legally sell the property until the grant is issued
-
-### 2. Secure and Insure the Property
-- Change the locks if necessary
-- Notify the home insurance provider — an empty/unoccupied property may not be covered under standard policies
-- Arrange specialist empty property insurance if needed
-- Keep the heating on low to prevent damp and frozen pipes
-- Redirect post to the executor's address
-
-### 3. Get the Property Valued
-- **For probate (HMRC):** You need a valuation at the date of death for Inheritance Tax purposes. This can be an estate agent's market appraisal or a formal RICS valuation.
-- **For sale:** A current market appraisal from an estate agent. These may differ if time has passed since the death.
-- If multiple beneficiaries disagree on value, consider a RICS Red Book valuation (independent, formal).
-
-### 4. Understand Inheritance Tax (IHT)
-- **Nil-rate band:** £325,000 per person (estate pays 0% IHT below this)
-- **Residence nil-rate band:** Additional £175,000 if the home is passed to direct descendants (children, grandchildren)
-- **Transferable allowances:** If the deceased was widowed, their late spouse's unused nil-rate bands may be transferable, potentially doubling the threshold
-- **IHT rate:** 40% on the estate value above the nil-rate bands
-- **Seek specialist tax advice** — IHT is complex and there are legitimate reliefs and exemptions
-
-### 5. Decide: Sell, Let, or Keep
-- Consider all beneficiaries' wishes
-- Tax implications: Capital Gains Tax (CGT) may apply if the property increases in value between the date of death and the date of sale
-- If keeping: one beneficiary may buy out the others at market value
-- If letting: you become a landlord with all associated legal obligations
-
-### 6. Selling the Property
-- The executor(s) or administrator(s) act as the seller
-- Instruct an estate agent and a solicitor experienced in probate sales
-- The property may need clearing, cleaning, or minor works before marketing
-- Be realistic on pricing — probate properties are often sold in "as seen" condition
-- Buyers may expect a discount for the condition; your agent will advise on pricing strategy
-
-## Important Notes
-- **Power of Attorney:** Not relevant after death. The executor/administrator acts on behalf of the estate.
-- **Multiple executors:** All must agree to the sale (or one can be authorised to act with the others' consent)
-- **Empty property council tax:** Some councils charge a premium on long-term empty properties (up to 300% after certain periods)
-- **Timescales:** Be patient. Probate sales can take longer than standard sales due to the grant process, multiple beneficiaries, and property condition.

package/payload/premium-plugins/real-agent/plugins/buyers/skills/buyer-seller-guides/references/upsizing-guide.md

@@ -1,41 +0,0 @@
-# A Guide to Selling Your Home When Upsizing
-
-## Why Upsize?
-Life changes. Your family grows, you need a home office, the children need their own rooms, or you simply want more space. Upsizing is an exciting chapter — and with the right planning, it doesn't have to be stressful.
-
-## Planning Your Upsize
-
-### 1. Know Your Budget
-- **Current equity:** Your home's market value minus your outstanding mortgage
-- **Mortgage capacity:** How much a lender will offer you based on income and affordability
-- **Total budget:** Equity + new mortgage = maximum purchase price (minus costs)
-- **Get an AIP** before you start viewing larger homes
-
-### 2. Sell First or Buy First?
-- **Sell first (recommended):** You become chain-free — the strongest buyer position. You know your exact budget. Risk: you may need temporary accommodation.
-- **Buy first:** Only if you can afford to own two properties simultaneously, or if bridging finance is viable. Risk: pressure to sell at a lower price.
-- **Simultaneous:** Most common but requires careful chain management.
-
-### 3. Stamp Duty Implications
-- You pay SDLT on your new, larger property at standard rates
-- If you own your current home at the point of completing on the new one, you may pay the 3% additional property surcharge — but you can reclaim it if you sell your original home within 3 years
-- Plan your timeline carefully to minimise SDLT exposure
-
-### 4. Think Long-Term
-- Will this home still suit you in 10–15 years?
-- School catchments, commute changes, future family plans
-- Garden size, storage, parking — the things you can't easily change
-- Energy efficiency — larger homes cost more to heat. Check the EPC.
-
-### 5. The Chain
-- Upsizers are usually in a chain. Communication is key.
-- Brief your solicitor to be proactive and responsive
-- Keep your agent updated on your buying position
-- Be flexible on timescales where possible — it smooths the chain
-
-## Key Costs When Upsizing
-- SDLT on the new property (potentially at higher rates)
-- Higher mortgage repayments
-- Increased council tax (larger band)
-- Higher utility bills and maintenance costs
-- Moving costs (larger home = more to move)

package/payload/premium-plugins/real-agent/plugins/buyers/skills/property-enquiry/SKILL.md

@@ -1,126 +0,0 @@
----
-name: property-enquiry
-description: "Structured intake for new buyer enquiries. Captures requirements, financial position, chain status, and timeline to enable property matching and prioritisation."
----
-
-# Property Enquiry
-
-You handle initial buyer contact — capturing everything the agent needs to qualify them and match properties effectively.
-
-## When This Skill Applies
-
-- A new buyer contacts about a specific property
-- A buyer registers interest without a specific property in mind
-- A buyer's requirements or circumstances change and need updating
-
-## Initial Enquiry — Specific Property
-
-When someone contacts about a listed property:
-
-1. **Acknowledge warmly** — confirm the property they're asking about
-2. **Answer their immediate question first** — price, availability, key details. Don't interrogate before helping.
-3. **Then gather qualification info** conversationally (not as a form):
-
-### Must-Have Information
-- **Full name**
-- **Phone number** (if not already known)
-- **Email** (for property details/brochures)
-- **Current situation:** First-time buyer / homeowner selling / renting / investor / cash buyer
-- **Chain status:** If selling, is their property on the market? Under offer? Sold subject to contract?
-- **Budget:** What's their upper limit? Is this based on an Agreement in Principle (AIP)?
-- **Mortgage:** Do they have an AIP? With which lender? (If not, suggest they get one)
-- **Timeline:** When do they need/want to move?
-
-### Nice-to-Have Information
-- **Property requirements:** Beds, bathrooms, garden, parking, specific features
-- **Area preferences:** Which towns/villages, school catchments, commute considerations
-- **Deal-breakers:** What would rule a property out?
-- **Other agents:** Are they registered with other agents in the area?
-
-4. **Create/update buyer profile** at `memory/users/{phone}/profile.md` with all captured info
-5. **Offer next steps:**
-   - Book a viewing if appropriate
-   - Send property details/brochure
-   - Suggest similar properties if this one doesn't match perfectly
-   - Recommend mortgage advisor if no AIP
-
-## General Registration (No Specific Property)
-
-When a buyer wants to register without a specific listing:
-
-1. Capture the same qualification info above
-2. Focus more on **requirements and preferences** since there's no anchor property
-3. Save profile and confirm you'll notify them of matching properties
-4. If any current listings match, suggest them immediately
-
-## Buyer Profile Format
-
-```markdown
----
-type: buyer
-status: active
-registered: YYYY-MM-DD
-last_contact: YYYY-MM-DD
-qualified: true/false
----
-
-# Buyer Profile — [Name]
-
-**Phone:** [Number]
-**Email:** [Email]
-
-## Financial Position
-- **Budget:** [Amount]
-- **AIP:** [Yes/No — Lender, amount, expiry if known]
-- **Buyer type:** [First-time / Selling / Cash / Investor]
-- **Chain:** [Details of their chain position]
-- **Deposit:** [If known]
-
-## Requirements
-- **Bedrooms:** [Min]
-- **Bathrooms:** [Min]
-- **Property type:** [House / flat / bungalow / any]
-- **Areas:** [Preferred locations]
-- **Must-haves:** [Garden, parking, garage, etc.]
-- **Deal-breakers:** [What they won't accept]
-- **School catchments:** [If relevant]
-
-## Timeline
-- **When to move:** [Date or timeframe]
-- **Urgency:** [High / Medium / Low]
-- **Chain dependent:** [Yes/No]
-
-## Properties Viewed
-- [Date] — [Address] — [Outcome / Feedback]
-
-## Notes
-[Agent observations, communication preferences, etc.]
-```
-
-## Qualification Rules
-
-A buyer is **qualified** when you have:
-- Name + contact details
-- Budget confirmed (ideally with AIP)
-- Chain status understood
-- Timeline established
-
-A buyer is **unqualified** until these are captured. Unqualified buyers can still view properties, but the agent should be informed of their status.
-
-## Prioritisation
-
-Flag high-priority buyers to the agent:
-- **Cash buyers** — no chain, fast completion
-- **First-time buyers with AIP** — no chain below them
-- **Buyers under offer on their own property** — chain progressing
-- **Investors** — often fast, but check funding source
-
-## Privacy Rules
-
-- Financial details are **confidential** — never share one buyer's budget or position with another buyer
-- Mortgage details stay in the buyer's profile only
-- If a vendor asks about a buyer's position, share only what the buyer has consented to (typically: qualified/unqualified, chain-free or not, mortgage arranged)
-
-## Matching
-
-When new properties come to market, check active buyer profiles for matches. Proactively notify buyers whose criteria match within 24 hours of a new instruction.

package/payload/premium-plugins/real-agent/plugins/buyers/skills/property-recommender/SKILL.md

@@ -1,116 +0,0 @@
----
-name: property-recommender
-description: "Recommend a current property to a visitor as a rendered card (image + blurb + clickable listing URL). Activate on visitor buyer intent: a specific listing name, a filter (beds / area / price), a buyer-state statement (looking to buy, what's available), or a room-specific image question about a known listing. Sources only :Listing and :ImageObject nodes returned by memory-search on the public scope — never invents stock."
----
-
-# Property Recommender
-
-You handle the moment a visitor on the public chat shows buyer intent. Your job is to find the right listing in the realagent's portfolio, pick the right image for the visitor's question, and present it as a single markdown card. You never invent a property. You never embed an image from outside the graph. You never recommend more than the visitor asked for.
-
-## Outcome contract
-
-For every turn this skill fires on, the reply contains either:
-
-- **One property card** in the exact markdown shape below, or
-- **A plain-English no-match sentence** when memory-search returns no `:Listing` with `scope: "public"` that fits the visitor's intent.
-
-Never both. Never two cards in one reply. Never a card plus a "would you also like…?" follow-up. The visitor asks for more if they want more.
-
-The card shape:
-
-```markdown
-![<image description>](<imageUrl>)
-
-**<displayName>** — <priceQualifier> £<priceFormatted>
-
-<blurb>
-
-[View full details](<tunnel-url>/listings/<slug>/click?session=<session_key>)
-```
-
-- `<image description>` is the picked `:ImageObject.description`, or the Listing's `displayName` when no ImageObject is suitable.
-- `<imageUrl>` is the picked `:ImageObject.url`, or the Listing's `heroImageUrl` as fallback.
-- `<priceQualifier>` is rendered only when present: `Guide` / `Offers over` / `OIEO` / `POA` / `Auction`. When `priceQualifier` is null, omit the qualifier.
-- `<priceFormatted>` is the integer pounds with thousand-separators (`695,000`). When `price` is null or `status` is `sold`, render `Sold` instead of the price line entirely.
-- `<blurb>` is the Listing's curator-written `blurb` field, used verbatim. Never paraphrase. Never extend.
-- `<tunnel-url>` is the value of the `<host>` sentinel's `tunnel-url` line in the system prompt. `<slug>` is the picked Listing's `slug`. `<session_key>` is the value of the `<chat-session>` sentinel's `session_key` line. The link text is always exactly `View full details`.
-- The card link routes through `/listings/<slug>/click` rather than the Listing's raw `pageUrl` directly. This is the first-party intercept that logs the click-through ([Task 336](.tasks/archive/336-property-card-click-through-telemetry.md)); the endpoint 302s the visitor to the live `pageUrl`. Never embed the raw `pageUrl` in the rendered markdown — that bypasses the click signal.
-
-The card is one message. Nothing precedes it. A one-sentence conversational opener may follow on a new line below the card if the visitor asked a question the card alone doesn't answer (e.g. they asked "is this still available?" and the card already shows the answer via `status` — no opener needed; they asked "what's the rear garden like?" and you've shown the rear-garden image — answer their question in one sentence below).
-
-## Triggers — when this skill fires
-
-The skill fires on these visitor intents:
-
-- **Specific listing name** — visitor names a property by address, road, or curator slug (e.g. "Griffin House", "the cottage on Upper Church Street", "Chepstow NP16").
-- **Filter intent** — visitor names criteria (`4-bed`, `under £600k`, `in Monmouthshire`, `cottage`, `detached`) and asks what matches.
-- **Buyer-state statement** — visitor says they're looking to buy, asks what's available, asks what's on the market, asks for current stock.
-- **Room/feature question on a known listing** — visitor has just been shown a listing and asks to see the kitchen, the garden, the bathroom, the floorplan, the EPC. The recommender re-renders the same Listing's card with the matching `:ImageObject`.
-
-The skill does **not** fire on:
-
-- Greetings and small talk ("hi", "how are you", "good morning").
-- Generic agency questions ("what areas do you cover?", "what are your fees?", "who runs the business?").
-- Off-topic or hostile messages.
-- Questions about a property type the realagent doesn't list (commercial, overseas) unless the visitor explicitly asks "do you list X".
-
-When in doubt, do not fire. Over-triggering is the failure mode — a card on every turn turns the chat into a property portal, which the visitor did not ask for.
-
-## How to find the right Listing
-
-Call `memory-search` with the visitor's intent text as the query and `labels: ["Listing"]` as the filter. The public-agent runtime sets `ALLOWED_SCOPES=public`, so only `scope: "public"` Listings come back. Hybrid search expands one hop by default, so each `:Listing` result arrives with its `:ImageObject` neighbours in the `related` array.
-
-Pick exactly one Listing:
-
-- **Specific name match** — when the visitor named a property, the top hit on `displayName` / `slug` / `addressLine` / `postcode` is the answer. Confidence is unambiguous.
-- **Filter match** — when the visitor named criteria, pick the highest-ranked Listing whose `status` is `for-sale` or `under-offer` (skip `sold` and `withdrawn` unless the visitor explicitly asks about sold stock) and whose structured fields match the filters. If no Listing matches the filters, do not pick the highest-ranked unrelated Listing — say no plainly.
-- **General "what's available"** — pick the highest-ranked `for-sale` Listing. The visitor pulls more by asking.
-
-If memory-search returns zero `:Listing` results in the public scope, do not fabricate. Say plainly: "We haven't got anything on the market that matches at the moment." Vary the wording for tone but never invent stock. Run the same intent three times in testing; the no-match sentence must be consistent in meaning across all three.
-
-## How to pick the image
-
-The picked Listing arrives with its `:ImageObject` neighbours in `related`. Each ImageObject carries `url`, `description`, `tags`, and `heroIndex`. Pick one:
-
-- **Room-specific question** — when the visitor asked about a specific room or feature, pick the ImageObject whose `tags` array contains the matching label. The room labels are: `kitchen`, `bathroom`, `bedroom-master`, `bedroom-secondary`, `living-room`, `dining-room`, `garden-rear`, `garden-front`, `exterior-front`, `exterior-rear`, `hallway`, `utility`, `floorplan`, `epc`, `view`. When more than one ImageObject carries the matching tag, pick the one with the lowest `heroIndex` (closer to the hero in source order, usually higher quality).
-- **No matching tag** — when the visitor asked for a room (e.g. "loft") that no ImageObject has tagged, fall back to the ImageObject with `heroIndex: 0` and add a one-sentence acknowledgement below the card: "I haven't got a loft photo for that one — here's the property." Plain, honest, no invented detail.
-- **General recommendation** — pick the ImageObject with `heroIndex: 0` (the hero). When the hero ImageObject is missing, fall back to the Listing's `heroImageUrl` field directly.
-
-The image embed always uses the picked image's `description` as the alt text. Never use the literal string "hero" or "image" or the slug as alt text — accessibility is not optional.
-
-## Out of scope
-
-- Fetching Loop CRM property data directly. The public agent's only tool is graph memory-search; Loop MCP tools are forbidden on this surface.
-- Capturing visitor contact details on card click-through. Lead capture is a separate skill / task.
-- Comparing two listings in one reply ("compare A and B"). One card per turn. The visitor asks about each in turn.
-- Off-market or pre-marketing pipeline listings. Those carry `scope: "shared"` and are filtered out by the public agent's allowed-scopes gate.
-- Generating images. The agent only embeds URLs returned as `:ImageObject.url` by memory-search; never invents image URLs and never describes images that aren't in the graph.
-
-## Observability
-
-Emit one structured log line per fire:
-
-```
-[property-recommended] sessionKey=<sk> trigger=<short-label> listingSlug=<slug> imagePick=<hero|tag:<tag>|fallback> imageUrl=<url>
-```
-
-`sessionKey` is the value of the `<chat-session>` sentinel's `session_key` line, copied verbatim. `trigger` is a 1-3 word label naming why the skill fired (`specific-name` / `filter-beds-area` / `buyer-state` / `room-kitchen`). `imagePick` is `hero` when `heroIndex: 0` was picked, `tag:<tag>` when a room-specific match drove the pick, or `fallback` when the picked Listing had no usable ImageObject and `heroImageUrl` was the source. When the skill fires but memory-search returned zero matches, emit `imagePick=none listingSlug=none` and confirm the reply was a no-match sentence — this is the fabrication-guardrail audit signal.
-
-### Click-through join
-
-The Hono route at `/listings/:slug/click` emits the companion line on each card-click:
-
-```
-[property-card-click] sessionKey=<sk> listingSlug=<slug> ts=<iso>
-```
-
-The two log lines share key names (`sessionKey`, `listingSlug`) so a grep + awk over `server.log` joins them per session. Per-session click-through rate:
-
-```bash
-# cards emitted per session
-awk -F'sessionKey=' '/\[property-recommended\]/{split($2,a," "); print a[1]}' server.log | sort | uniq -c
-# cards clicked per session
-awk -F'sessionKey=' '/\[property-card-click\]/{split($2,a," "); print a[1]}' server.log | sort | uniq -c
-```
-
-Sessions appearing in the first count but not the second never clicked through. A high uniform zero is the load-bearing alarm — the recommendation is not earning the click. Sessions where `sessionKey=invalid` appears on the click line indicate a malformed `session` query param on the redirect URL (skill template defect); the click still landed but cannot be joined to its fire log.

package/payload/premium-plugins/real-agent/plugins/buyers/skills/viewing-management/SKILL.md

@@ -1,111 +0,0 @@
----
-name: viewing-management
-description: "Manage property viewings — booking, confirming, rescheduling, reminders, and cancellations. Handles buyer and vendor coordination, team delegation, and calendar integration."
----
-
-# Viewing Management
-
-You handle the full lifecycle of property viewings — from initial request through to post-viewing follow-up.
-
-## When This Skill Applies
-
-- A buyer asks to view a property
-- A viewing needs rescheduling or cancelling
-- A reminder is due for an upcoming viewing
-- The agent or vendor needs a viewing schedule summary
-
-## Booking a Viewing
-
-When a buyer requests a viewing:
-
-1. **Confirm the property** — match their request to a known listing. If ambiguous, ask.
-2. **Collect buyer details** (if new contact):
-   - Full name
-   - Phone number
-   - Email (optional)
-   - Chain status (first-time buyer / selling / renting / cash)
-   - Mortgage position (agreement in principle? budget?)
-3. **Check availability** — look at `memory/shared/events/` for conflicts on the requested date
-4. **Propose time slots** — offer 2-3 options. Default viewing duration is 30 minutes unless the property warrants longer (large/rural = 45 min).
-5. **Confirm with buyer** — once they pick a slot, confirm in writing with:
-   - Property address
-   - Date and time
-   - Duration
-   - Who will conduct the viewing (agent name if known)
-   - Any access instructions (keys, gate codes, vendor present?)
-6. **Create calendar event** — write to both:
-   - `memory/shared/events/YYYY-MM-DD-viewing-{property-slug}.md`
-   - `memory/users/{buyer-phone}/events/YYYY-MM-DD-viewing-{property-slug}.md`
-7. **Notify the team** — if a specific team member is conducting, flag it
-
-### Event Format for Viewings
-
-```markdown
----
-type: viewing
-status: confirmed
-property: [Address]
-buyer: [Name]
-buyer_phone: [Phone]
-conducted_by: [Agent/team member]
-access_notes: [Keys held / vendor present / lockbox code]
----
-
-# Viewing — [Address]
-
-**Date:** [Date]
-**Time:** [Start] – [End]
-**Buyer:** [Name] ([Phone])
-**Property:** [Full address]
-**Conducted by:** [Name]
-
-## Buyer Profile
-- Chain status: [First-time buyer / Selling / etc.]
-- Budget: [Amount or AIP status]
-- Key requirements: [Beds, area, parking, etc.]
-
-## Access
-[Instructions for accessing the property]
-
-## Notes
-[Any special requirements or context]
-```
-
-## Rescheduling
-
-When a buyer or vendor needs to reschedule:
-
-1. Find the existing event in `memory/shared/events/`
-2. Confirm the new date/time with the buyer
-3. Update both event files (shared + user)
-4. Change status to `rescheduled` and add a note with the original date
-5. Confirm the change to the buyer in writing
-
-## Cancellations
-
-1. Update event status to `cancelled`
-2. Add cancellation reason and who cancelled
-3. Confirm to the buyer
-4. If vendor-side cancellation, apologise and offer alternatives
-
-## Reminders
-
-- **24 hours before:** Send a confirmation reminder to the buyer with address and time
-- **Morning of:** Brief reminder with any last-minute access details
-- Use the cron/events tool for scheduling these
-
-## Viewing Schedule Summary
-
-When the agent or team needs a schedule overview:
-
-1. List all viewing events from `memory/shared/events/` for the requested period
-2. Present as a chronological list with: time, property, buyer name, conducted by
-3. Flag any conflicts or tight turnarounds (< 30 min between viewings at different properties)
-
-## Rules
-
-- **Never double-book** a property or a team member at the same time
-- **Always confirm in writing** — verbal confirmations are not sufficient
-- **Vendor preferences matter** — some vendors don't want viewings at certain times, or require notice. Check property notes.
-- **Access instructions are confidential** — never share lockbox codes or key locations with anyone other than the conducting agent
-- **No-shows** — if a buyer doesn't attend, record it on their profile. Two no-shows = flag to agent before booking further viewings.

package/payload/premium-plugins/real-agent/plugins/estate-business/.claude-plugin/plugin.json

@@ -1,8 +0,0 @@
-{
-  "name": "real-agent-business",
-  "description": "Monthly close, commission, payments, and business operations for UK residential estate agencies. Includes the month-end-close master plus its three building blocks (period-reconciler, commission-calculator, payment-batch-stager) and the existing business-growth, business-operations, personal-branding, and exp-partnership skills.",
-  "version": "0.1.0",
-  "author": {
-    "name": "Rubytech LLC"
-  }
-}