@rubytech/create-maxy-code 0.1.24 → 0.1.27

package/payload/platform/plugins/listings/skills/listing-presentation/references/pre-listing-kit.md

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+# Pre-Listing Kit Guide
+
+A comprehensive pre-listing pack delivered before the market appraisal builds trust, demonstrates professionalism, and positions you as the premium choice before you even walk through the door.
+
+---
+
+## What to Include
+
+Based on best practices from Grant Dickson, Mat Steinwede, Tom Hector, Jamie Benjamin, and Liam Cromarty.
+
+### 1. About You / Meet the Team
+
+- Professional photo and biography
+- Your values and approach
+- What makes you different (USP)
+- Personal story — why you became an agent
+
+### 2. Track Record & Social Proof
+
+- Recent sales results vs guide prices / appraised ranges
+- Average days on market
+- Testimonials with property addresses and sale prices
+- Vendor contact details for references (with permission)
+- Case studies showing marketing approach and outcome
+
+**Tom Hector example:** Full testimonials page with vendor names, addresses, and specific feedback.
+
+### 3. Marketing Examples
+
+- Sample photography from past properties
+- Property video examples (links or QR codes)
+- Brochure / property particulars samples
+- Social media campaign examples
+- Portal listing screenshots
+- Premium advertising examples
+
+### 4. Your Sales Strategy
+
+- Methods of sale explained (private treaty, best offers, auction)
+- Marketing and communication strategy overview
+- Professional fees structure
+- Timeline from instruction to launch
+
+### 5. Property-Specific Research
+
+- Recent comparable sales in their area
+- Current competition on Rightmove/Zoopla
+- Schools and catchment areas
+- Local amenities
+- Council tax band
+- EPC information (if available)
+- Broadband / connectivity data
+
+**Grant Dickson approach:** Include screenshot of number of registered buyers matching their property profile.
+
+### 6. Presentation & Staging Advice
+
+- Tips on preparing the property for marketing
+- Recommended local suppliers (cleaners, gardeners, staging companies)
+- Penhaul's ADDRESS staging framework
+
+### 7. Personal Touch
+
+- Handwritten note to the vendor
+- Small gift (Grant Dickson sends artisan chocolate)
+- Branded presentation folder or envelope
+
+---
+
+## Delivery
+
+- Deliver to the property **before** the appointment
+- Use a quality branded folder or envelope
+- Include a handwritten card: "Looking forward to meeting you on [date]"
+
+**Mat Steinwede's cover letter approach:**
+
+> "Thank you for taking the time to speak with me today. I am truly excited about the possibility of marketing your property. Properties such as yours need a strategic approach to ensure the maximum sale price is achieved. I give my heart and soul to this business with the sole purpose of creating the best opportunity for my clients."
+
+---
+
+## Jamie Benjamin Pre-List Email Approach
+
+For a digital alternative, send an interactive email before the appointment:
+
+- Links to recent property marketing examples
+- Video introduction
+- Testimonial highlights
+- Overview of marketing strategy
+- Database and buyer matching stats
+
+Script:
+> "Prior to our appointment, I've put together this overview to showcase our marketing approach and what sets us apart. Please take a look before we meet — I'll walk you through everything in detail when we sit down together."
+
+---
+
+## Liam Cromarty's 7 Pre-Listing Discovery Questions
+
+Use these during or before the tour to gather marketing intelligence:
+
+1. What did you love about the home when you originally purchased it?
+2. What plans or improvements have you completed (or would have liked to complete)?
+3. What are the advantages of living in your home?
+4. When family and friends visit, what do they say they like about the property?
+5. What are the five things you like most about your home?
+6. Are you aware of any covenants, easements, or structural issues?
+7. How much were you hoping to achieve?
+
+---
+
+## Tom Hector's Pre-Listing Pack Structure
+
+A comprehensive printed document covering:
+
+1. **Cover letter** — confirming appointment date, time, and agenda
+2. **Contents page** — results, strategy, what's next
+3. **Testimonials** — full page of recent vendor reviews
+4. **Results section** — market value explanation, negotiation approach
+5. **Strategy section** — methods of sale, marketing plan, presentation advice, viewing strategy
+6. **What's next** — questions to ask when interviewing agents, glossary of terms, professional fees, authorisation forms
+
+Key messaging from the results section:
+> "The price of your property rises significantly when more than one interested party is determined to buy it. We design sales campaigns that do exactly that."
+
+---
+
+## Questions to Include (for vendors to ask agents)
+
+From Tom Hector's pack — include these as a handout:
+
+- How long have you been selling property and how well do you know this area?
+- Have you sold any properties recently similar to mine?
+- How does your individual record compare with competitors?
+- How will you attract buyers to my property?
+- How much will marketing and fees cost?
+- Do you have past clients I can contact?
+- How often will you provide feedback?
+- What should I do to present my property well?
+- What method of sale do you recommend and why?

package/payload/platform/plugins/listings/skills/listing-presentation/references/set-to-sell.md

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+# Set-to-Sell Meeting Script
+
+From Tom Panos (Real Estate Gym). Use in the last 10 minutes of the market appraisal after the vendor has agreed to instruct you.
+
+---
+
+## The Script
+
+> "Before I leave today, I want to let you know that over the next few weeks quite a few things are going to happen. I want to walk you through them now because it will help you understand what to expect."
+
+### 1. The Early Quick Sale
+
+> "We may be fortunate enough to have your property under offer within the first week or two. Some vendors worry that means they've priced too low. But actually, it often means there were buyers already waiting in the market. Remember — it's not how long your property has been on the market, it's how long the buyer has been in the market."
+
+### 2. Managing Offers
+
+> "Some of the offers we receive may not be where you'd like them. But I'm legally obliged to present every offer to you. When we get one that's lower than expected, please don't shoot the messenger — I'm simply relaying what the market is telling us. We'll work together on how to respond."
+
+### 3. Other Agents Approaching You
+
+> "When your board goes up, other agents may contact you claiming they have buyers. If that happens, just let me know and I'll make sure we arrange access for any genuine buyer. I'll handle it so you don't have to."
+
+### 4. Communication Preferences
+
+> "I'd like to ask — what frequency of updates would you prefer? Daily, every couple of days, weekly?"
+
+> "And how would you like me to communicate with you? Phone call, text, email, or a combination?"
+
+### 5. Property Presentation
+
+> "You never get a second chance at a first impression. Please have the property looking its best for every viewing. And if possible, it helps if you're not at home during viewings — buyers feel more comfortable and start to imagine it as their home, which is the emotional connection that drives top offers."
+
+---
+
+## Why This Matters
+
+This script:
+- Sets expectations upfront so there are no surprises
+- Reduces vendor anxiety during the sales process
+- Positions you as a professional who has done this many times
+- Prevents common friction points (low offers, other agents, presentation)
+- Establishes your communication rhythm from day one
+
+---
+
+## Immediate Next Steps After Instruction
+
+1. Agree the asking/guide price
+2. Book professional photography and video
+3. Arrange EPC if not already done
+4. Prepare property particulars and descriptions
+5. Set launch date (allow time for marketing prep)
+6. Brief your registered buyers
+7. Plan social media launch campaign
+8. Confirm viewing availability with vendor

package/payload/platform/plugins/listings/skills/listing-presentation/references/sharran-frameworks.md

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+# Sharran Srivatsaa — Key Frameworks for Listing Presentations
+
+Sharran Srivatsaa's approach sits between marketing, psychology, and leverage. These frameworks strengthen your positioning before, during, and after the market appraisal.
+
+---
+
+## The 3 Lanes of Business Growth
+
+Operate in all three simultaneously:
+
+### Lane 1 — Today Income
+Deals closing in 30–60 days. Follow up buyers, price reductions, reactivating old enquiries.
+
+### Lane 2 — Future Income
+People moving in 3–12 months. Portal browsers, open house attendees, social media followers.
+
+> "Out of curiosity, if the perfect home came up tomorrow, would you move… or are you still in the early thinking stage?"
+
+### Lane 3 — Forever Income
+Your personal brand and distribution. Content, community presence, local authority.
+
+> "If people know you before they need you, you will never need to chase business again."
+
+---
+
+## The Authority Question
+
+Instead of asking "What price do you want?" ask:
+
+> "What would need to happen for this move to feel like a great success for you?"
+
+This reveals timeline, motivation, and emotional drivers — far more powerful than price.
+
+---
+
+## The Market Intel Message
+
+A natural way to start appraisal conversations:
+
+> "Quick update for you. Two properties similar to yours have just come to market this week around £___ and £___. If you're curious, I'm happy to share what that means for your home's value."
+
+---
+
+## Platform vs Person Rule
+
+Top agents build their own distribution rather than relying on portals.
+
+Instead of: "Find this property on Rightmove"
+Say: "Follow [your brand] to see homes before they launch."
+
+You become the channel, not the portal.
+
+---
+
+## The Energy Transfer Rule
+
+> "People don't buy logic. They buy energy."
+
+Not: "I just wanted to check in…"
+But: "I was thinking about your property this morning and had an idea I wanted to run by you."
+
+---
+
+## The 10 x 10 x 10 Rule
+
+Every agent should speak to every week:
+- 10 buyers
+- 10 vendors
+- 10 future vendors
+
+These are your VIP pipeline.
+
+---
+
+## Give Before Ask Strategy
+
+> "The fastest way to get business is to help someone without asking for anything."
+
+Examples: local property insights, off-market opportunities, solicitor introductions, builder contacts.
+
+---
+
+## 6 Types of Client Touchpoints
+
+Vary your communication:
+1. **Information** — market data, comparable sales
+2. **Celebration** — home anniversary, completion congratulations
+3. **Opportunity** — buyer waiting, off-market chance
+4. **Curiosity** — question about the market
+5. **Gratitude** — thank you for referral
+6. **Entertainment** — local content, community stories
+
+---
+
+## The Distribution Rule
+
+> "The best marketing idea means nothing if nobody sees it."
+
+Every listing should be pushed across: Rightmove, Zoopla, Instagram, YouTube, email database, local WhatsApp groups, social media.
+
+---
+
+## The Ultimate Sharran Philosophy
+
+> "Your job isn't to sell homes. Your job is to create conversations about moving."
+
+When conversations go up, instructions go up.

package/payload/platform/plugins/listings/skills/local-market-stats/SKILL.md

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+---
+name: local-market-stats
+description: "Compute the three context numbers for the valuation prep pack: average days on market, asking-to-sold ratio, current stock count. Built for use inside valuation-prep; the operator does not invoke it directly."
+---
+
+# Local market stats
+
+A building-block skill called by `valuation-prep`. Returns three numbers, no more. This section is context, not headline; four numbers feels like a research paper, two feels thin.
+
+## What it produces
+
+For the immediate area around the subject property (same postcode sector, or wider if the sector has fewer than 10 transactions in the lookback window):
+
+1. **Average days on market.** Median time from list to sold-subject-to-contract, over the last 90 days, for the property type that matches the subject.
+2. **Asking-to-sold ratio.** Median sold price as a percentage of original asking price, last 90 days, same property type. A number under 95% signals a soft market; over 100% signals competition.
+3. **Current stock count.** How many active listings of the matching type are on the portals right now.
+
+Each number shows the lookback window and the property-type filter so the operator can challenge any of them in conversation with the vendor.
+
+## What it does not do
+
+- It does not produce trend narratives. That is `variance-narrator`, called separately when the round needs a comparison sentence.
+- It does not surface recent fall-throughs as a number; if the count is non-trivial it is flagged in one sentence under the stats.
+- It does not write to anything.
+
+## Connectors
+
+Read: Rightmove, Zoopla, OnTheMarket data feeds; Land Registry. No writes.
+
+## Profile keys
+
+- `realagent.market_stats.lookback_days` (default 90)
+- `realagent.market_stats.area_definition` ("postcode_sector" | "1_mile_radius" | "ward", default "postcode_sector")

package/payload/platform/plugins/listings/skills/new-instruction/SKILL.md

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+---
+name: new-instruction
+description: "Run the post-win onboarding sequence after a valuation is won. Drafts terms of business, checks the EPC, books photographer and floorplan supplier, drafts listing copy and PDF particulars, schedules portal launch, and drafts the vendor welcome. Each write action is individually gated. Triggers when the operator says 'set up <address>', 'I won <name>', 'I won the <address> val', 'instruction taken at <address>', 'get <address> on the market', 'kick off the <name> property'. Also offered proactively when the CRM marks a property as instructed."
+---
+
+# New instruction
+
+The master workflow that takes a property from "instruction won" to "on the portal" inside 72 hours. Owned jointly by the valuer (until terms are signed and the EPC is confirmed) and the negotiator (from photography onward).
+
+Done well, this workflow is the second-highest-value moment in the agent's week after winning the instruction itself. The speed compounds: faster on-market means more viewings in the first weekend, which is when offers happen.
+
+## Inputs
+
+- The property address.
+- The vendor name and contact details (read from the CRM record created at the appointment).
+- The fee structure agreed at the appointment, captured verbally by the operator or read from the diary notes.
+- The customisation profile.
+
+If any input is missing, the workflow asks once and then proceeds with the rest staged.
+
+## Architecture principles encoded here
+
+- Read before write. The workflow opens by reading the property's CRM state, the EPC register, and the calendar. It writes nothing until the operator approves each individual stage.
+- Stage, don't send. Every write action is staged, not fired. Eight gates in total, each individually approved.
+- One screen of output. The sequenced checklist is one screen even when every item is staged. Each item collapses to a status line.
+- Cite the source. Every populated field in the terms of business, the listing copy, and the particulars traces to a CRM record, a profile entry, or a connector read.
+- Teach the profile. Learning hooks below.
+- Reversible. Every staged item can be cancelled before approval. Approved items create CRM activity records the operator can rescind.
+
+## Sequence and approval gates
+
+The workflow presents the eight steps in order. The operator can approve them one at a time, approve everything ("ship everything"), or pause and return later. State is preserved between sessions.
+
+1. **Terms of business.** Drafted by `terms-of-business-drafter` from the agency template, populated with property, vendor, fee structure, sole or multi agency, marketing period, withdrawal fee. Staged in DocuSign with the vendor as recipient. *Gate: approve before send.*
+2. **EPC check.** `epc-checker` looks up the EPC register. If a current EPC exists, the workflow records the expiry date and moves on, no gate needed. If not, an order is staged with the agent's preferred supplier from the profile. *Gate: approve order before send if no current EPC.*
+3. **Photographer booking.** `supplier-booker` drafts a booking request to the agent's preferred photographer with the property address, vendor contact, and the agent's standard brief. *Gate: approve before send.*
+4. **Floorplan booking.** Same as photography. Combined into a single booking request if the same supplier handles both. *Gate: approve before send.*
+5. **Listing copy.** Drafted by `listing-copy-writer` in the agent's voice, length, and structure from the profile. Headline, key features bullets, full description, location paragraph. Optimised for the profile's portals. *Gate: approve before any portal upload.*
+6. **Particulars.** PDF brochure built by `particulars-builder`. The skill chains into the Maxy `content-producer` for the PDF render so the agency brand is applied consistently. Staged for the agent's review and the vendor's review before any wider distribution. *Gate: approve distribution before send.*
+7. **Portal launch schedule.** `portal-launch-scheduler` proposes the launch sequence (Rightmove premium on a Friday by default; learns). Staged, not fired. *Gate: approve schedule before any portal upload happens.*
+8. **Vendor welcome email.** Drafted by `tone-matched-drafter` explaining what happens next, what to expect, when to expect photos, who will be in touch. *Gate: approve before send.*
+
+## AML and material information
+
+AML on the vendor must be passed before any marketing goes live. The workflow does not run AML itself; it stages a request to the agent's preferred AML provider and blocks portal launch until the AML status is "passed". If the operator overrides ("I know this vendor, push it live now"), the override is logged with a compliance flag and the AML check is still queued.
+
+Material information for portal listings (council tax band, tenure, ground rent if leasehold, and the rest of the DMCCA 2024 fields) is gathered into the listing copy. Missing items are flagged before the operator approves the copy. `compliance-flag-checker` runs against every output of this workflow before approval.
+
+## Continuous learning hooks
+
+- Supplier preferences. If the operator routinely overrides the suggested photographer, EPC supplier, floorplan supplier, or AML provider, the new preferred supplier is learned.
+- Copy voice and length. Edit-before-send diffs on the listing copy feed `listing-copy-writer`. Within a month, drafts should need minimal editing.
+- Launch timing. Friday morning is a heuristic default. If the agent consistently launches on a different day, around school holidays, around area events, or around a sale calendar, the scheduler picks that up.
+- Particulars structure. Section order, photo count, whether the floorplan goes early or late, whether the location paragraph leads or trails, all adapt.
+- Fee structure drift. A single override is a one-off. Three same-direction overrides in a month update the profile's default fee logic.
+
+All writes go through `profile-writer`.
+
+## Connectors
+
+Read: CRM, EPC register, calendar, profile.
+Write: DocuSign (terms), email (vendor welcome, supplier bookings), portal upload APIs (Rightmove, Zoopla, OnTheMarket, staged only).
+
+## Profile keys
+
+- `realagent.fee_structure.default` (sole or multi, percentage, minimum)
+- `realagent.fee_structure.withdrawal_fee`
+- `realagent.fee_structure.marketing_period_weeks`
+- `realagent.suppliers.photographer`
+- `realagent.suppliers.floorplan`
+- `realagent.suppliers.epc`
+- `realagent.suppliers.aml_provider`
+- `realagent.listing_copy.length_words` (target word count, learned)
+- `realagent.listing_copy.section_order`
+- `realagent.particulars.template_path`
+- `realagent.portal_launch.preferred_day` (default Friday)
+- `realagent.portal_launch.preferred_time`
+- `realagent.portal_launch.rightmove_tier` ("standard" | "premium" | "premium_listing")

package/payload/platform/plugins/listings/skills/particulars-builder/SKILL.md

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+---
+name: particulars-builder
+description: "Compose the PDF property brochure for a new instruction from the listing copy and the photography. Stages the brochure for the agent's review and the vendor's review before any wider distribution. Built for use inside new-instruction; chains into the Maxy content-producer skill for the PDF render."
+---
+
+# Particulars builder
+
+A building-block skill called by `new-instruction`. Composes the property brochure.
+
+## What it does
+
+Reads the agency's brochure template path from the profile, then assembles the brochure content:
+
+- Cover with headline, hero photograph, address, asking price
+- Floorplan page
+- Photography gallery in the profile's preferred order
+- Description and key features, copied from the approved listing copy
+- Location paragraph and a small location map
+- Agency footer with branding, contact details, CMP and redress scheme markings
+
+The skill hands the content to the Maxy `content-producer` skill for the PDF render. That step is where the agency brand is applied to a print-ready file. Particulars are A4, two-fold or three-fold depending on the profile.
+
+## Approval flow
+
+The PDF is staged in two places at once:
+
+1. The agent's review surface, with one-click approve or "redraft with changes".
+2. A vendor-review draft email is prepared, ready to send when the agent approves.
+
+The brochure is not distributed to portals or to the public until the agent and the vendor both approve.
+
+## What it does not do
+
+- It does not generate brand assets. The agency template from onboarding is the source of brand styling.
+- It does not write listing copy. That is `listing-copy-writer`.
+- It does not commission photography.
+
+## Connectors
+
+Read: profile (template path, photography order, agency branding), CRM (property, vendor, listing copy from step 5 of new-instruction).
+Write: PDF artefact in the agent's Drive, draft email to vendor (staged only).
+
+## Profile keys
+
+- `realagent.particulars.template_path`
+- `realagent.particulars.photo_count` (target, default 12, learned)
+- `realagent.particulars.section_order` (e.g. floorplan early or late, learned)
+- `realagent.particulars.location_paragraph_position` ("lead" | "trail", learned)

package/payload/platform/plugins/listings/skills/portal-launch-scheduler/SKILL.md

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+---
+name: portal-launch-scheduler
+description: "Propose a launch sequence for a new listing across Rightmove, Zoopla, and OnTheMarket, with viewings opened for the weekend. Stages the upload; nothing fires without the operator's approval. Built for use inside new-instruction."
+---
+
+# Portal launch scheduler
+
+A building-block skill called by `new-instruction`. Proposes the launch sequence and stages the portal uploads.
+
+## What it produces
+
+A schedule, one row per portal, showing:
+
+- Portal name (Rightmove, Zoopla, OnTheMarket)
+- Listing tier (standard or premium where the profile names a tier)
+- Go-live date and time
+- Viewing slots opened for the weekend
+- Any portal-specific fields that need confirmation before upload
+
+The default sequence is Rightmove premium on a Friday morning, Zoopla and OnTheMarket simultaneously, viewings opened for the weekend. The schedule is the heuristic default; the scheduler learns the agent's preferred day and time over time.
+
+## Blocking conditions
+
+The launch is blocked until:
+
+1. The AML status on the vendor is "passed" (or the operator explicitly overrides, in which case the override is logged with a compliance flag).
+2. The listing copy has been approved by the operator.
+3. The particulars have been approved by both the agent and the vendor.
+4. The EPC certificate is in hand and its rating is in the listing copy.
+
+If any block applies, the schedule shows what is blocked and what the blocker is, so the operator knows exactly what to clear before approval.
+
+## What it does not do
+
+- It does not fire the uploads on its own. Approval is required per the gate in `new-instruction` step 7.
+- It does not produce the listing copy.
+- It does not amend listings after launch. Post-launch edits are a separate flow.
+
+## Connectors
+
+Read: profile (portal preferences, default day and time, Rightmove tier), CRM (property, listing copy, AML status, EPC).
+Write (staged only): portal upload APIs (Rightmove, Zoopla, OnTheMarket).
+
+## Profile keys
+
+- `realagent.portal_launch.preferred_day` (default Friday)
+- `realagent.portal_launch.preferred_time` (default 09:00)
+- `realagent.portal_launch.rightmove_tier`
+- `realagent.portal_launch.viewing_slots_per_day` (default 8, learned)

package/payload/platform/plugins/listings/skills/pricing-scenario-builder/SKILL.md

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+---
+name: pricing-scenario-builder
+description: "Generate the pricing scenarios block for the valuation prep pack. Default output is three numbers (quick-sale, market, aspirational) each with one sentence of reasoning. The format adapts to the profile's preference. Built for use inside valuation-prep."
+---
+
+# Pricing scenario builder
+
+A building-block skill called by `valuation-prep`. Reads the comparables and the local stats already gathered, then produces the pricing block in the format the profile names.
+
+## Three default scenarios
+
+1. **Quick-sale price.** What the property would likely sell for in under 30 days, priced to attract immediate offers. Anchored on the lower comparable cluster.
+2. **Market price.** The 30 to 60 day expectation, priced in line with the strongest comparables. The default headline number.
+3. **Aspirational price.** The 90 day plus number with a stretch caveat, priced to test the ceiling.
+
+Each scenario has one sentence of reasoning naming the comparables or the stat that supports it. The reasoning is plain language, no jargon.
+
+## Format adaptation
+
+If the profile records that the operator has corrected the output toward a single recommendation with a range, the skill outputs that shape instead: a single number with a low-to-high band. If the operator has corrected toward a single number with no range, that is the output. The default is three scenarios because vendors anchor on the spread before they anchor on the headline.
+
+## What it does not do
+
+- It does not name a fee. Fee structure is in the terms of business produced by `terms-of-business-drafter`.
+- It does not commit to a number with the vendor. The market appraisal is a professional opinion, not a guarantee. The agent does that in the room.
+- It does not write to anything.
+
+## Connectors
+
+Read: portal data and Land Registry through the comparables already passed in by `valuation-prep`. No direct connector calls. No writes.
+
+## Profile keys
+
+- `realagent.pricing_format` ("three_scenarios" | "single_with_range" | "single_number")
+- `realagent.pricing.aspirational_caveat_phrase` (learned)