@rubytech/create-maxy-code 0.1.24 → 0.1.27

package/payload/platform/plugins/leads/skills/prospecting/references/reactivation.md

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+# Database Reactivation
+
+## Purpose
+
+Re-engage contacts who have gone quiet. People's circumstances change — someone who wasn't ready six months ago might be now.
+
+## When to Reactivate
+
+- A registered buyer hasn't been in touch for 3+ months
+- A seller enquired about a valuation but never booked
+- A viewer gave positive feedback but didn't offer, and the property is still available
+- Market conditions have changed in the buyer's or seller's favour
+
+## Reactivation Approach
+
+### Buyer Reactivation
+- "Hi [name], just checking in — are you still looking in the [area] area? We've had some lovely new instructions recently and I wanted to make sure you don't miss anything that might be a fit"
+- If they've been quiet a long time: "I hope you're well! I wanted to check whether your property search is still active? If your requirements have changed, I'd love to update our records so we can match you better"
+
+### Seller Reactivation
+- "Hi [name], we spoke a few months ago about potentially selling [address/your property]. I just wanted to check in — has anything changed with your plans? The market in [area] has been [relevant update] and it might be worth a fresh conversation"
+
+### General Principles
+- **One attempt** — if they don't respond, note it and wait another 3 months
+- **Never guilt** — "You enquired months ago and never got back to me" is toxic
+- **Update profiles** — if they respond with new info, update immediately
+- **Remove if requested** — if someone asks not to be contacted, remove them from active database immediately and note it
+
+## Cadence
+
+- Active buyers (last contact < 1 month): no reactivation needed, they're current
+- Warm (1-3 months): gentle check-in appropriate
+- Cold (3-6 months): reactivation message
+- Very cold (6+ months): one reactivation attempt, then archive unless they respond

package/payload/platform/plugins/listings/.claude-plugin/plugin.json

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+{
+  "name": "real-agency-listings",
+  "description": "Valuation prep and new-instruction onboarding for UK residential sales agents. Includes the valuation-prep master plus four building blocks (comparable-finder, local-market-stats, pricing-scenario-builder, talk-track-composer) and the new-instruction master plus its six building blocks (terms-of-business-drafter, epc-checker, supplier-booker, listing-copy-writer, particulars-builder, portal-launch-scheduler). Also retains the existing listing-presentation, property-marketing, and home-preparation skills.",
+  "version": "0.1.0",
+  "author": {
+    "name": "Rubytech LLC"
+  }
+}

package/payload/platform/plugins/listings/PLUGIN.md

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+---
+name: real-agency-listings
+description: "Valuation prep and new-instruction onboarding for UK residential sales agents. Includes the valuation-prep master plus four building blocks (comparable-finder, local-market-stats, pricing-scenario-builder, talk-track-composer) and the new-instruction master plus its six building blocks (terms-of-business-drafter, epc-checker, supplier-booker, listing-copy-writer, particulars-builder, portal-launch-scheduler). Also retains the existing listing-presentation, property-marketing, and home-preparation skills."
+tools: []
+skills:
+  - skills/valuation-prep/SKILL.md
+  - skills/comparable-finder/SKILL.md
+  - skills/local-market-stats/SKILL.md
+  - skills/pricing-scenario-builder/SKILL.md
+  - skills/talk-track-composer/SKILL.md
+  - skills/new-instruction/SKILL.md
+  - skills/terms-of-business-drafter/SKILL.md
+  - skills/epc-checker/SKILL.md
+  - skills/supplier-booker/SKILL.md
+  - skills/listing-copy-writer/SKILL.md
+  - skills/particulars-builder/SKILL.md
+  - skills/portal-launch-scheduler/SKILL.md
+  - skills/listing-presentation/SKILL.md
+  - skills/property-marketing/SKILL.md
+  - skills/home-preparation/SKILL.md
+profileKeys:
+  - realagent.comparable_exclude_filters
+  - realagent.comparable_radius_miles
+  - realagent.compliance.cmp_scheme_membership
+  - realagent.compliance.ico_registration
+  - realagent.compliance.redress_scheme
+  - realagent.epc_order.standard_brief
+  - realagent.fee_structure.default
+  - realagent.fee_structure.marketing_period_weeks
+  - realagent.fee_structure.minimum
+  - realagent.fee_structure.withdrawal_fee
+  - realagent.listing_copy.headline_style
+  - realagent.listing_copy.length_words
+  - realagent.listing_copy.section_order
+  - realagent.market_stats.area_definition
+  - realagent.market_stats.lookback_days
+  - realagent.objection_responses
+  - realagent.particulars.location_paragraph_position
+  - realagent.particulars.photo_count
+  - realagent.particulars.section_order
+  - realagent.particulars.template_path
+  - realagent.portal_launch.preferred_day
+  - realagent.portal_launch.preferred_time
+  - realagent.portal_launch.rightmove_tier
+  - realagent.portal_launch.viewing_slots_per_day
+  - realagent.pricing.aspirational_caveat_phrase
+  - realagent.pricing_format
+  - realagent.privacy_line.suppress
+  - realagent.privacy_line.surface
+  - realagent.suppliers.aml_provider
+  - realagent.suppliers.brief.floorplan
+  - realagent.suppliers.brief.photography
+  - realagent.suppliers.combined
+  - realagent.suppliers.epc
+  - realagent.suppliers.floorplan
+  - realagent.suppliers.photographer
+  - realagent.terms_template_path
+  - realagent.usp_phrases
+  - realagent.voice_samples
+always: false
+metadata: {"platform":{"optional":true,"embed":["admin"]}}
+---
+
+# Real Agency, Valuations and New Instructions
+
+Fifteen skills covering the two listings-side master workflows (valuation-prep, new-instruction) plus the listing-presentation and marketing skills.
+
+## When to Activate
+
+The user is preparing for a valuation or market appraisal, has just won an instruction, or is asking about the listing-presentation, property-marketing, or home-preparation flow.
+
+## Skills
+
+| Skill | Owner specialist | Purpose |
+|-------|------------------|---------|
+| `valuation-prep` | valuer | Master workflow: the pre-appointment pack |
+| `comparable-finder` | valuer | Pulls and ranks comparable evidence |
+| `local-market-stats` | valuer | Three context numbers for the prep pack |
+| `pricing-scenario-builder` | valuer | Generates the pricing options |
+| `talk-track-composer` | valuer | Drafts vendor questions, objections, USP |
+| `new-instruction` | valuer then negotiator | Master workflow: terms to portal in 72 hours |
+| `terms-of-business-drafter` | compliance | Populates the agency template and stages DocuSign |
+| `epc-checker` | valuer | EPC register lookup and order staging |
+| `supplier-booker` | negotiator | Photographer and floorplan bookings |
+| `listing-copy-writer` | negotiator | Portal-optimised descriptions, material info |
+| `particulars-builder` | negotiator (chains into Maxy `content-producer` for PDF render) | Property brochure |
+| `portal-launch-scheduler` | negotiator | Schedules and stages the portal uploads |
+| `listing-presentation` | negotiator | Listing presentation framework (existing) |
+| `property-marketing` | negotiator | Property marketing campaigns (existing) |
+| `home-preparation` | negotiator | Vendor staging guidance (existing) |
+
+## Tools Used
+
+No MCP server. Skills operate via existing platform tools:
+
+- `memory-search` for domain knowledge
+- `render-component` for structured choices
+- `profile-read` and `profile-update` for the customisation profile
+- `action-pending`, `action-approve`, `action-reject`, `action-edit` for the eight approval gates in new-instruction
+
+## References
+
+Domain knowledge files loaded on demand by each skill.

package/payload/platform/plugins/listings/skills/comparable-finder/SKILL.md

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+---
+name: comparable-finder
+description: "Pull and rank comparable evidence for a valuation prep pack. Returns three SSTC and three sold in the last 12 months within the profile's comparable radius. Built for use inside valuation-prep; the operator does not invoke it directly."
+---
+
+# Comparable finder
+
+A building-block skill called by `valuation-prep` to assemble the comparables section.
+
+## What it does
+
+Given a subject property, the skill queries the portal data feeds and Land Registry within the profile's comparable radius (default 0.5 miles). It picks six properties: three sold subject to contract and three sold and completed in the last 12 months.
+
+Selection criteria, in priority order:
+
+1. Location proximity. Same street ranks above same postcode, which ranks above adjacent postcode.
+2. Property type match. Detached with detached, semi with semi, flat with flat.
+3. Size match. Similar bedroom count, then similar square footage when known.
+4. Tenure match. Freehold with freehold, leasehold with leasehold.
+5. Condition match if observable. Similar standard of finish, similar age.
+
+The profile's exclude filters apply: distressed sales, off-market sales, agent-bought sales, probate sales, anything the operator has previously asked to exclude.
+
+## Output shape
+
+A table, one row per comparable, six rows total when data permits. Columns:
+
+- Address
+- Asking or sold price
+- Beds
+- Square footage (blank if unknown)
+- Time on market in days
+- Agent who marketed it
+
+A price-per-square-foot column is added only if at least four of the six rows have square footage. Showing it on a sparse set is misleading.
+
+If the radius is too tight to return three SSTC plus three sold, the skill widens the radius once and notes it in the output: "extended search to 0.75 miles to find six comparables".
+
+## What it does not do
+
+- It does not produce price recommendations. That is `pricing-scenario-builder`.
+- It does not write to anything.
+- It does not store the comparables for re-use; each appointment runs fresh, with the Pi 5 cache providing the speed.
+
+## Connectors
+
+Read: Rightmove, Zoopla, OnTheMarket data feeds; Land Registry. No writes.
+
+## Profile keys
+
+- `realagent.comparable_radius_miles` (default 0.5)
+- `realagent.comparable_exclude_filters` (list)

package/payload/platform/plugins/listings/skills/epc-checker/SKILL.md

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+---
+name: epc-checker
+description: "Look up the EPC register for a property and decide whether an order is needed. Returns the current EPC rating and expiry if one exists, or stages an order request to the agent's preferred EPC supplier if not. Built for use inside new-instruction."
+---
+
+# EPC checker
+
+A building-block skill called by `new-instruction`. Decides whether the property has a current EPC and, if not, stages an order.
+
+## What it does
+
+Queries the EPC register by address. Three outcomes:
+
+1. **Current EPC found.** Records the asset rating (A to G), the certificate reference, and the expiry date. The workflow records this in the CRM and moves on. No gate needed.
+2. **Expired EPC found.** Records the prior rating and the expiry date. Stages an order with the agent's preferred EPC supplier from the profile. *Gate: approve order before send.*
+3. **No EPC found.** Stages an order. *Gate: approve order before send.*
+
+The order is an email draft to the supplier with the property address, vendor contact, and the agent's standard EPC brief.
+
+## Compliance ground
+
+The Energy Performance of Buildings (England and Wales) Regulations 2012 (SI 2012/3118) require an EPC before marketing for sale. The asset rating must be stated in all commercial media. Domestic penalty range GBP 500 to GBP 5,000. `compliance-flag-checker` runs over the listing copy at step 5 of `new-instruction` to make sure the EPC rating is present once the certificate has been issued.
+
+## What it does not do
+
+- It does not perform the EPC inspection. That is the supplier.
+- It does not send the order. Sending requires the operator's approval.
+- It does not write to the EPC register.
+
+## Connectors
+
+Read: EPC register, profile (preferred supplier).
+Write (staged only): email to supplier.
+
+## Profile keys
+
+- `realagent.suppliers.epc`
+- `realagent.epc_order.standard_brief` (default email body, learned)

package/payload/platform/plugins/listings/skills/home-preparation/SKILL.md

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+---
+name: home-preparation
+description: "Guide vendors on preparing their home for sale — staging, photography prep, kerb appeal, and seasonal advice."
+---
+
+# Home Preparation
+
+Provides vendor-facing guidance on presenting their property for maximum impact. Covers staging, photography prep, kerb appeal, and situation-specific advice.
+
+## When to Activate
+
+A vendor asks how to prepare their home for sale, for photography, or for viewings. Also activated when sharing preparation checklists or seasonal selling tips.
+
+## Reference Table
+
+| Task | When | Reference |
+|------|------|-----------|
+| Staging | General home presentation advice | `references/staging-guide.md` |
+| Photo day prep | Property being prepared for photography | `references/photo-day.md` |
+| Kerb appeal | Exterior presentation guidance | `references/kerb-appeal.md` |
+| Situational selling | Selling with kids, pets, or seasonal considerations | `references/situational-tips.md` |
+
+## Key Rules
+
+- Frame advice as helpful suggestions, never criticism of their home
+- Be specific and practical — "remove family photos from the mantelpiece" not "declutter"
+- Acknowledge that it's their home — you're helping them present it as a product temporarily
+- If they push back on a suggestion, don't press — it's their decision

package/payload/platform/plugins/listings/skills/home-preparation/references/kerb-appeal.md

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+# Kerb Appeal
+
+## Purpose
+
+First impressions happen before the front door opens. Kerb appeal is what makes a buyer excited to see inside — or hesitant before they've even parked.
+
+## The 9 Quick Wins
+
+1. **Front door** — repaint or clean. Add a new door number or knocker if tired. This is the focal point of every listing photo
+2. **Driveway and path** — pressure wash. Weeds in the cracks signal neglect
+3. **Garden** — mow, edge, prune. Even a small front garden should look cared for
+4. **Windows** — clean inside and out. Replace any cracked panes
+5. **Paintwork** — touch up peeling fascias, windowsills, and fences
+6. **Lighting** — working exterior lights. Consider solar path lights for winter viewings
+7. **Bins** — hidden around the side, not greeting visitors at the front door
+8. **Roof** — clear any visible moss or debris. Buyers look up
+9. **Colour** — a few pots of seasonal plants either side of the front door. Instant warmth
+
+## Seasonal Considerations
+
+### Winter
+- Exterior lighting becomes more important (shorter days, evening viewings)
+- Clear leaves and ensure paths aren't slippery
+- A lit porch or warm interior glow visible from outside creates welcome
+
+### Summer
+- Garden in full bloom is a major asset — time the launch for peak garden
+- Fresh exterior paint shows best in sunlight
+- Outdoor furniture set up suggests lifestyle
+
+## Investment vs Impact
+
+Most kerb appeal improvements cost under £200 but can significantly impact first impressions. The highest-impact items:
+- Pressure washing (path + driveway): ~£50-100 hire or DIY
+- Front door paint: ~£30
+- Potted plants: ~£20-40
+- Window cleaning: ~£30-50
+- New house number/knocker: ~£20-40

package/payload/platform/plugins/listings/skills/home-preparation/references/photo-day.md

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+# Photo Day Preparation
+
+## Purpose
+
+Photography is the single most important marketing element. Buyers decide whether to book a viewing based on photos. These tips help vendors prepare their property for the photographer's visit.
+
+## Before Photo Day
+
+### Every Room
+- Complete all staging preparation (see staging guide)
+- Open all curtains and blinds fully
+- Turn on all lights — even during the day
+- Remove all bins
+- Close all toilet lids
+- Hide pet beds, bowls, and toys
+- Remove any visible wires or cables where possible
+- Straighten all soft furnishings (cushions, throws, bedding)
+
+### Kitchen
+- Clear all worktops completely — the photographer may style a few items
+- Clean the sink until it shines
+- Remove fridge magnets and paperwork
+- Close all cupboard doors
+
+### Bedrooms
+- Make beds to hotel standard — smooth, crisp, symmetrical
+- Remove everything from bedside tables except a lamp
+- Close all wardrobe doors
+
+### Bathrooms
+- Remove all personal products
+- Put out fresh white towels
+- Clean glass, chrome, and mirrors until streak-free
+
+### Garden
+- Mow the lawn the day before (not the morning of — clippings)
+- Remove wheelie bins from sight
+- Sweep paths and patios
+- Remove any garden hoses, tools, or children's toys
+- If you have garden furniture, set it as if ready for guests
+
+### Exterior
+- Move cars off the driveway (the photographer needs a clear shot of the front)
+- Remove bins from view
+- Check the front door is clean and presentable
+
+## On Photo Day
+
+- The photographer will guide the process — follow their lead
+- Be available but not hovering — they work best with space
+- Expect it to take 1-2 hours for a thorough shoot
+- Video walkthrough is usually filmed on the same visit
+- If drone footage is planned, weather may require a separate visit
+
+## After Photo Day
+
+- Alex reviews all photos and video before they go live
+- Don't worry if not every shot makes the cut — the photographer takes many to select the best
+- Photos typically go live within a few days as part of the launch plan

package/payload/platform/plugins/listings/skills/home-preparation/references/situational-tips.md

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+# Situational Selling Tips
+
+## Selling With Children
+
+- **Family meeting** — involve the children (age-appropriate). Explain what's happening and why. Children who feel included are more cooperative
+- **Blank canvas approach** — gradually reduce personalisation in children's rooms. Buyers need to see a bedroom, not a shrine to a specific child's interests
+- **Toy management** — invest in storage that hides quickly. Viewings often come at short notice
+- **Viewing scheduling** — arrange viewings during school hours or nap times where possible. It's calmer for everyone
+- **Garden** — trampolines and climbing frames are fine if the garden is tidy. They show the garden is functional for families
+
+## Selling With Pets
+
+### Dogs
+- **During viewings** — take them out. Not everyone loves dogs, and some buyers are anxious around them
+- **Smell** — wash pet beds regularly, air the house, and clean carpets. Pet owners go nose-blind to their own home's scent
+- **Damage** — fix scratched doors, worn carpets near dog flaps, muddy wall marks
+- **Garden** — fill any holes, clean up thoroughly, check fences look secure
+
+### Cats
+- **Litter trays** — clean or hidden (ideally both) during viewings
+- **Scratching damage** — repair or cover where possible
+- **Hair** — lint-roll soft furnishings before viewings
+
+### Other Pets
+- **Fish tanks** — clean and well-maintained, they can actually add to the ambience
+- **Cages (birds, rabbits, hamsters)** — clean, odour-free, ideally in a non-primary room
+- **Reptiles** — some buyers find vivaria off-putting. Keep them clean and contained, and perhaps mention to the agent so viewers aren't surprised
+
+## Seasonal Selling
+
+### Spring
+- Best time for garden properties — everything is coming alive
+- Open windows for fresh air before viewings
+- Light, fresh staging — pastel accents, fresh flowers
+
+### Summer
+- Maximise outdoor space — set up the garden as an extension of living space
+- Keep the house cool — close curtains on sun-facing rooms before viewings
+- Evening viewings can show off the garden in golden hour light
+
+### Autumn
+- Cosy staging — warm throws, candles (unlit for safety, but present), warm lighting
+- Ensure heating is on for viewings — a cold house in autumn kills enthusiasm
+- Clear fallen leaves from paths and garden
+
+### Winter
+- **Warmth is everything** — heating on, fires lit if applicable
+- Lighting — every lamp on, exterior lights on for evening viewings
+- Winter can actually work well for cosy, character properties
+- Acknowledge the season — "Imagine this garden in the summer" is powerful when paired with good summer photos from the marketing

package/payload/platform/plugins/listings/skills/home-preparation/references/staging-guide.md

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+# Staging Guide
+
+## The Show House Look
+
+The goal is to help buyers see themselves in the property, not the current owner's life. This doesn't mean stripping personality — it means creating space for imagination.
+
+## Room-by-Room Principles
+
+### Living Areas
+- **Space is king** — remove any furniture that makes the room feel smaller than it is
+- **Neutral tones** — if walls are bold colours, suggest repainting to soft neutrals
+- **Mirrors** — strategically placed to reflect light and create the illusion of space
+- **Lighting** — open curtains fully, turn on lamps even during daytime viewings
+- **Accessories** — fresh flowers, a few quality cushions, a coffee table book. Less is more
+- **Remove personal items** — family photos, children's artwork, religious items. Buyers need to project their own life onto the space
+
+### Kitchen
+- **Clear worktops** — everything off except one or two styled items (fruit bowl, cookbook stand)
+- **Deep clean** — especially the oven, hob, and sink area
+- **Hide bins** — or replace with a clean, matching one
+- **Fresh scent** — not overpowering. Freshly brewed coffee or baked bread is the classic
+
+### Bedrooms
+- **Hotel feel** — fresh, quality bedding in white or neutral tones
+- **Declutter surfaces** — clear bedside tables except a lamp and maybe one book
+- **Wardrobes** — buyers will look inside. Organise and reduce by half if possible
+- **Define the room** — if a bedroom is used as a study/gym, return it to bedroom staging for viewings
+
+### Bathrooms
+- **Sparkling clean** — grout, tiles, glass, chrome. This is non-negotiable
+- **Hotel touches** — fresh white towels, a quality hand soap, a small plant
+- **Remove personal products** — all toiletries out of sight
+- **Fix the small things** — dripping taps, loose toilet seats, missing sealant
+
+### Garden
+- **First 10 seconds** — mow the lawn, trim edges, clear leaves
+- **Define spaces** — a patio set suggests outdoor entertaining; a bench suggests relaxation
+- **Remove clutter** — toys, tools, old pots. Garden sheds: tidy or at least close the door
+- **Seasonal plants** — even a few pots of colour by the door make a difference
+
+### Hallway
+- **The first impression** — declutter, clean, fresh paint if needed
+- **Shoes and coats** — hidden or minimised
+- **Light** — hallways are often dark. Add a table lamp if possible
+
+## General Rules
+
+- **Deep clean before anything else** — staging on top of dirt doesn't work
+- **Fix minor maintenance** — squeaky doors, chipped paint, loose handles. Buyers notice
+- **Declutter ruthlessly** — rent a storage unit if needed. Every surface should have 50% less than normal
+- **Smell matters** — air out the property before viewings, avoid strong air fresheners (they suggest you're hiding something)
+- **Temperature** — warm in winter, fresh in summer. Nobody buys a cold house enthusiastically

package/payload/platform/plugins/listings/skills/listing-copy-writer/SKILL.md

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+---
+name: listing-copy-writer
+description: "Draft portal-optimised property descriptions for a new instruction. Produces headline, key features bullet list, full description, and location paragraph in the agent's voice. Built for use inside new-instruction."
+---
+
+# Listing copy writer
+
+A building-block skill called by `new-instruction`. Produces the listing copy the operator approves before any portal upload.
+
+## What it produces
+
+Four parts, in order:
+
+1. **Headline.** One line, attention-getting, accurate. No exaggeration. ASA upheld complaints (shared driveway described as "private drive") show the cost of overstatement; the skill stays inside what the property survey or photographs can support.
+2. **Key features.** Four to eight bullet points covering the strongest selling features. Numbers where they help (bedroom count, garden length, square footage). One feature per bullet.
+3. **Full description.** Two to four paragraphs in the agent's voice, structured per the profile's preferred section order. Length target from the profile.
+4. **Location paragraph.** One paragraph on transport, schools, amenities. Sourced from area knowledge in the CRM and the agent's prior listings in the same area.
+
+## Material information
+
+The Digital Markets, Competition and Consumers Act 2024 obligation to disclose material information bears on every listing. The draft includes:
+
+- Council tax band
+- Tenure (and ground rent and service charge if leasehold)
+- Property type and construction materials
+- Number of rooms, utilities (electricity, water, sewerage), heating type
+- Broadband and mobile coverage where known
+- Parking arrangement
+- Building safety information, covenants, rights of way, easements, listed status, conservation area, tree preservation orders, flood risk, coastal erosion, planning permission, structural issues (subsidence, damp, asbestos, Japanese knotweed), mining or coalfield context, where applicable
+
+Missing items are flagged at the top of the draft so the operator can fill them before approving. Rightmove now rejects listings without the mandatory fields.
+
+`compliance-flag-checker` runs against the draft before the operator sees it.
+
+## Voice source
+
+Reads the profile's voice samples and the operator's prior listing copy. Within a month of edit-before-send diffs, the drafts should need minimal editing.
+
+## What it does not do
+
+- It does not upload to the portals. Portal upload is staged by `portal-launch-scheduler` and fired on the operator's approval.
+- It does not produce the PDF brochure. That is `particulars-builder`.
+- It does not commission the photography or floorplan; both must exist for the location paragraph to reference real images, and for the portal upload to be complete.
+
+## Connectors
+
+Read: profile (voice samples, section order, length target), CRM (property details, area knowledge).
+Write: none.
+
+## Profile keys
+
+- `realagent.voice_samples`
+- `realagent.listing_copy.section_order`
+- `realagent.listing_copy.length_words`
+- `realagent.listing_copy.headline_style` ("descriptive" | "feature-led" | "location-led", learned)