@rubytech/create-realagent 1.0.406

package/payload/premium-plugins/real-agency/references/exp-partnership-12-reasons.md

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+# 12 Reasons a Business Should Consider Partnering With eXp
+
+Adapted from Adam Mackay's "12 Days of Christmas" guide for Real Agency.
+
+## 1. You Keep Your Brand
+Partnering doesn't mean losing your identity. Your brand, listings, data, and reputation stay yours. eXp is the platform underneath, not the face of your business.
+
+## 2. Lower Risk, Smarter Overheads
+Traditional agencies carry heavy fixed costs. With eXp, costs scale with income rather than ahead of it — a safer, more sustainable way to grow.
+
+## 3. Your Pipeline Stays Yours
+No reset. Your existing pipeline stays exactly where it is. You only pay eXp on new contracts going forward.
+
+## 4. Cloud-Based, But Very Human
+Tech-enabled and cloud-based, but fundamentally people-first. Real support, genuine collaboration, and access to a community.
+
+## 5. Built for Agents AND Business Owners
+Whether you're solo, a growing team, or a multi-branch business — the model flexes around you, not the other way round.
+
+## 6. Team Building Without Unnecessary Risk
+Build teams, leadership layers, and profit centres without the stress of leases, overstaffing, or overexposure.
+
+## 7. Technology That Supports Growth
+CRM, transaction management, marketing, integrations — eXp invests heavily in tools that remove friction from daily work.
+
+## 8. Collaboration Over Competition
+The culture shift. Agents genuinely help each other — locally, nationally, globally. No guarding, no ego.
+
+## 9. Training at Every Level
+From new agents to experienced business owners. Constant access to learning, coaching, and shared best practice.
+
+## 10. Built for Where the Industry Is Going
+The industry is evolving fast. eXp is designed for the future, not the past. Stay relevant without fighting the tide.
+
+## 11. Real Exit Options
+Scale, step back, or plan a long-term exit. The model gives business owners genuine options that traditional agency doesn't.
+
+## 12. Real Agency Support On Top
+For those partnering through Real Agency, it's not just eXp — it's mentorship, collaboration, events, shared systems, and a true community built by agents, for agents.

package/payload/premium-plugins/real-agency/references/exp-partnership-95-5-system.md

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+# The 95/5 System — Agent Attraction Without Sacrificing Production
+
+Created by Patrick and Matt Ashby. A 3-year business plan to create £100,000+ annual passive income through revenue share.
+
+## The Core Concept
+
+Spend **95% of your time** on your core business (selling property). Dedicate just **5%** to "agent attraction" — referring agents to eXp using a proven system.
+
+You don't need to become a recruiter. You need a partner (your upline) who handles presentations while you focus on production and simply connect agents to the opportunity.
+
+## Matt Ashby's Journey
+
+- **Year 0:** Matt was a new agent with 2 years' experience. He focused on production. His father Patrick handled presentations.
+- **Year 1:** Matt referred 4 agents (Tier 1). Team grew to 100. Revenue share: £61,000.
+- **Year 2:** Matt referred just 4 more agents. But the team grew to 400 (organic, from his Tier 1s attracting others). Revenue share: £146,000.
+- **Year 3:** Again just 4 personal referrals. Team doubled to 800. Revenue share exceeded £250,000 — surpassing his production income.
+- **Year 4:** Team expanded to 1,400+ agents across multiple countries. Revenue share: £621,000.
+
+**The remarkable part:** Revenue share is turn-key. No paperwork, no management. eXp tracks everything in real-time globally.
+
+## The Partnership Model
+
+- **Connector** (you) — focuses on production, refers agents when opportunities arise
+- **Presenter** (your upline/sponsor) — handles the detailed eXp presentation, runs the numbers, answers complex questions
+
+This removes the pressure of needing to "sell" eXp. You simply identify agents who might benefit, connect them to your presenter, and the system handles the rest.
+
+## How to Spend Your 5%
+
+1. **Build a Master List** — every agent you know, every agent you meet, every agent whose name you see on a board
+2. **Categorise** — Unqualified → Hit List → Generals (had initial conversation) → In Process → Working → Hot
+3. **Casual mentions** — in normal conversation, mention what you're doing, how it's going, what's different about eXp
+4. **Share content** — forward relevant eXp Life articles, press releases, success stories
+5. **Drip campaigns** — consistent, low-effort follow-up (the 95/5 manual provides templates)
+
+## Key Insights
+
+### The "Trailer Stage" Analogy
+When you start, you're at the "trailer stage" — only early adopters join. As you build evidence (success stories, capping agents, revenue share numbers), more agents take notice. Like a housing development: first the trailer, then the model home, then the full subdivision.
+
+### Timing Matters
+"You cannot say the right thing to the wrong person, and you cannot say the wrong thing to the right person."
+
+Agents take 2-6 months from first exposure to joining. Some take years. Maintain relationships and drip, don't push.
+
+### The Missed Opportunity
+One agent didn't follow up consistently after introducing someone to eXp. Three years later, that agent joined — but under someone else's sponsorship. A simple drip campaign would have secured the sponsorship.
+
+### It's Not Too Late
+80,000+ agents is a fraction of the 500,000 goal. 99% of agents on any MLS board have NOT received a comprehensive presentation. Brand recognition makes prospecting easier now than in the early days.
+
+## The Growth Wealth Chart
+
+Track your progress:
+- **Year 1-5** — plot total agents attracted per year
+- **Revenue projection** — use revsharecalculator.exprealty.com
+- **Freedom Numbers** — at what point does revenue share cover your living expenses?
+
+## Cultural Background
+
+eXp's success is modelled on lessons from previous industry disruptions:
+- **RE/MAX** (1973) disrupted with the desk fee model — agents kept more commission
+- **Keller Williams** (1983) disrupted with capping + profit share — third income stream
+- **eXp** (2009) disrupted with cloud-based + stock + 7-tier revenue share — five income streams
+
+Each disruption gave agents more. eXp is the latest and most comprehensive evolution.

package/payload/premium-plugins/real-agency/references/exp-partnership-agent-attraction-scripts.md

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+# Agent Attraction Scripts & Funnel
+
+Adapted from KS Team Recruiting Funnel and 95/5 System.
+
+## The Recruiting Funnel Structure
+
+### 1. About Your Team/Club
+"We're a community of driven professionals committed to excellence. With cutting-edge technology, mentorship, coaching, and marketing strategies, we help agents achieve their career goals and build real businesses."
+
+### 2. Onboarding Process
+- Step 1: Initial orientation and training with experienced agents
+- Step 2: Access to online learning platform and recorded courses
+- Step 3: Demonstrate readiness with key processes
+- Step 4: Paired with a senior agent/mentor for personalised support
+
+### 3. Testimonials & Success Stories
+Always lead with real stories. Agent testimonials are the most powerful conversion tool. Collect and share them regularly.
+
+### 4. Opportunities & Support
+"With personalised mentorship, advanced tools, and access to a national community, we set you up for success from day one."
+
+### 5. Call to Action
+"Ready to take your career to the next level? Let's have a conversation."
+
+## Video Script Template
+
+"If you're impact-driven and motivated to be successful in your estate agency career, we should talk.
+
+Hi, I'm [Name] with [Brand], and we're growing right now! We cover [areas].
+
+We're looking for agents who are growth-minded, resilient, and driven to be part of something bigger.
+
+Here at [Brand], we have a culture of production. Since we started, we've [achievement stats].
+
+We're known for three things: unmatched training, support, and access to more opportunities to build your business fast.
+
+We have an incredible onboarding programme. Whether you're brand new or you've sold hundreds of homes, our systems optimise your sales process for the best possible results.
+
+Our training is taught by people who are actively selling right now — not by someone who sold homes years ago.
+
+Check out these success stories: [2-3 specific examples with names and results]
+
+You'll get a mentor, access to our leadership, marketing support for social media, and you can focus on what you do best — meeting clients and selling homes.
+
+If you're interested in a conversation, we'd love to hear from you."
+
+## The Master List System
+
+### Categories (Pipeline)
+1. **Unqualified** — names you've collected but not spoken to
+2. **Hit List** — identified as worth reaching out to
+3. **Generals** — had initial conversation, showed some interest
+4. **In Process** — actively considering, asked questions
+5. **Working** — in detailed discussions, reviewing numbers
+6. **Hot** — ready to make the move, just needs the push
+
+### Where to Find Agents
+- For Sale boards in your area
+- Portal listings (agent names)
+- Local networking events
+- Industry conferences and masterminds
+- Social media (who's active, who's posting about frustrations)
+- Past colleagues and training course contacts
+- Agents who've listed against you (competitive but respectful)
+
+## Drip Campaign Principles
+
+- Consistent, not aggressive
+- Share useful content: eXp Life articles, press releases, success stories, market insights
+- Forward relevant wins from within your team
+- Seasonal touchpoints (new year, end of tax year, industry events)
+- "Just saw this and thought of you" → article about agent leaving traditional model
+- Never spam, never pressure
+
+## Handling Common Questions
+
+**"I've heard of eXp but don't really understand it"**
+→ "Most people haven't had it properly explained. Happy to walk you through the numbers — no pressure, just clarity."
+
+**"I'm happy where I am"**
+→ "That's great. Most agents who joined were happy too — they just didn't know what they were leaving on the table. Worth 20 minutes to understand the difference?"
+
+**"Is it just an online thing?"**
+→ "Cloud-based, yes — but very human. Masterminds, in-person events, mentorship, local collaboration. The tech removes overhead, not relationships."
+
+**"What about my brand?"**
+→ "You keep it. Your name, your listings, your data, your reputation. eXp sits underneath."
+
+**"Isn't it too late?"**
+→ "80,000 agents is a fraction of the 500,000 target. 99% of agents in your area haven't had a proper presentation. Brand recognition actually makes conversations easier now."

package/payload/premium-plugins/real-agency/references/exp-partnership-business-partnership.md

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+# Business Partnership — Existing Agencies Joining eXp UK
+
+## How It Works
+
+When an existing estate agency business partners with eXp UK, it becomes a "Team" within the eXp framework. The business retains its brand, listings, data, and reputation. eXp becomes the platform underneath — not the face of the business.
+
+## The Evolution
+
+1. 2019: eXp UK launched with solo agents joining as independent contractors
+2. June 2023: High-performing solo agents allowed to build branded teams
+3. 2024: Model opened to existing estate agency businesses
+
+## Team Structure
+
+- **Progressing Team Leader** — usually the business owner. Full cap (£24k), pays additional £800+VAT/month per branch (reduces based on GCI targets)
+- **Team Members** — fee earners (anyone who values/appraises/lists). Half cap (£12k), plus split agreed with Team Leader
+
+### Team Leader Monthly Costs
+- £125+VAT start-up fee
+- £75+VAT/month tech fee
+- £25+VAT/month university fee
+- £25+VAT/month advertising
+- £800+VAT/month progressing Team Leader fee per branch (reduces to £0 at certain GCI levels)
+- £50+VAT/month to add lettings
+
+### Reducing the £800 Monthly Fee
+- Rolling 3-month GCI between £46,875 and £56,250 (×branches) → £400+VAT
+- Rolling 3-month GCI above £56,250 (×branches) → £0
+- 8+ team members paying £125+VAT/month → £0
+
+## Qualifying Criteria
+
+- Minimum £150,000 sales revenue across 40 completions in each of the last 3 years, per branch
+- Lower amounts considered case by case
+- Ongoing: 65 transactions at £225k GCI in rolling 12 months, or £20M in property sales
+
+## Commission Calculation (Teams)
+
+1. First deduct any outside referrals
+2. Divide gross between Team Leader and Team Member (split varies by agreement)
+3. eXp takes 30% from each agent individually (until capped)
+4. After cap: £250 transaction fee split between Team Leader and Team Member
+
+## Key Benefits for Existing Businesses
+
+### Cost Reduction
+- Fee earners become self-employed → save ~17.5% on NI and pension
+- No office lease required (can use Regus coworking worldwide)
+- Compliance handled centrally (AML, KYC, TPOS, e-signing)
+
+### Technology Included
+- Loop CRM (UK-specific, free for fee earners)
+- Portal integration (Rightmove, Zoopla, OnTheMarket)
+- Moneypenny call answering 24/7
+- Marketing templates and design support
+- HomeHunter buyer engagement tool
+
+### Data Migration
+- From Jupix, Alto, Expert Agent → Loop can import
+- Website rebuild at 33% discount (usually £3,000+VAT)
+- Hosting included in membership
+
+### Lettings
+- Let Only/Tenant Find service through Goodlord
+- Split 70/30 (min £180)
+- Take over management and keep 100% of management fee
+
+### Growth
+- Revenue share on agents YOU attract to eXp
+- Stock awards on production milestones
+- ICON Award for top producers (up to £16k in stock)
+- Your team members can grow independently WITHOUT becoming your competitor (they stay in your revenue share tree)
+
+## The Critical Difference for Team Leaders
+
+In traditional models, when you train someone and they leave to start their own agency, they become your competition — and you get nothing.
+
+At eXp, when a team member grows and starts their own team, they remain connected to you through revenue share. Their success continues to benefit you financially. This is why thousands of team leaders from traditional brokerages are switching.
+
+## What You Keep
+
+- Your brand name and identity
+- Your listings and pipeline
+- Your client relationships
+- Your data
+- Your reputation
+
+You can leave with 2 weeks' notice and go back to how you operated previously. No lock-in.
+
+## Important
+
+All commercial terms, partnership specifics, and formal presentations should go through Adam Mackay and the eXp UK team. This reference is for education — not for making commitments.

package/payload/premium-plugins/real-agency/references/exp-partnership-exp-model-overview.md

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+# eXp Model Overview — UK Edition
+
+## What Is eXp?
+
+The world's largest independent estate agency. Cloud-based, agent-centric, operating in 24+ countries with 87,000+ agents globally. Founded by Glenn Sanford in 2009 (US), launched in UK in 2019 by Adam Day.
+
+## The Problem It Solves
+
+Traditional estate agency has structural problems:
+- **No equity** — you build someone else's brand
+- **No retirement plan** — income stops when you stop
+- **High overheads** — office rent, desk fees, staff costs eat into margins
+- **Team members become competitors** — you train someone, they leave and compete against you
+- **Two income buckets only** — listings and sales, nothing else
+
+## Five Buckets of Income
+
+### 1. Listings & Sales (same as always)
+70/30 split with eXp until you hit the £24,000 annual cap. After cap: 100% commission (less £250 transaction fee, reducing to £100 after 50 deals or £400k GCI).
+
+### 2. Stock Ownership
+Earn EXPI shares through milestones:
+- £160 stock on first sale completing
+- £320 stock when you cap
+- £320 stock for attracting another agent (after their first sale)
+- ICON Award: up to £16,000 in stock for top producers
+
+### 3. Dividends
+As a shareholder in eXp World Holdings (EXPI), you receive dividends. You're not just an agent — you're a co-owner alongside Glenn Sanford, Adam Day, and every other eXp agent.
+
+### 4. Revenue Share
+7-tier passive income. When you attract an agent to eXp and they generate revenue, you earn a percentage — paid from eXp's share, NOT from the agent's commission.
+- Tier 1: £1,400 per capping agent per year
+- Cascading through 7 tiers with varying percentages
+
+### 5. Agent Equity Commission Program
+Voluntarily take 5% of your commission as EXPI stock at a 5% discount. ~55% of agents participate.
+
+## Key Benefits
+
+- **Work from anywhere** — no office lease, no desk fees
+- **Keep your brand** — you trade as "[Your Name], powered by eXp"
+- **Cloud-based CRM** — Loop (UK-specific), integrated portals, lead generation
+- **Portal access** — Rightmove, Zoopla, OnTheMarket included
+- **Call answering** — Moneypenny 24/7
+- **Training** — continuous learning, masterminds, mentorship
+- **Compliance handled** — AML, KYC, TPOS, contract e-signing
+- **Global referral network** — 24+ countries
+- **eXp Luxury** — dedicated luxury brand and marketing
+
+## Monthly Costs
+
+- £150 start-up fee (one-off)
+- £150/month (tech £75 + university £25 + advertising £25 + misc)
+- No desk fees, no office rent, no franchise fees
+
+## UK Leadership
+
+- **Adam Day** — International eXpansion Leader for UK & Europe. Started in estate agency 1997. Launched Hatched.co.uk (acquired by Connells Group). Led eXp UK launch 2019.
+
+## The Key Differentiator
+
+"Once you see it, you can't unsee it."
+
+Traditional model = 2 income buckets, all overhead, no equity, no retirement.
+eXp model = 5 income buckets, minimal overhead, stock ownership, revenue share as retirement plan, willable/inheritable asset.

package/payload/premium-plugins/real-agency/references/exp-partnership-model-comparison.md

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+# Model Comparison — £100,000 GCI Example
+
+Based on a solo self-employed agent. Figures are illustrative.
+
+## Side-by-Side
+
+| Model | Split | Cap / Fees | Stock | Rev Share |
+|-------|-------|-----------|-------|----------|
+| **eXp UK** | 70/30 → 100% | £24k cap, £250 txn fee | Yes | Global, 7-tier |
+| **Keller Williams** | 70/30 → 95/5 | £30k cap, £250 txn fee | No | Limited (profit share) |
+| **TAUK Standard** | 70/30 fixed | No cap, £100 txn fee | No | No |
+| **TAUK Advanced** | 60/40 fixed | No cap, £100 txn fee | No | No |
+
+## Net Position at £100,000 GCI (20 transactions, £5k avg fee)
+
+### eXp Realty
+- Gross: £100,000
+- Cap paid: £24,000
+- Monthly fees: £1,800 (£150 × 12)
+- Transaction fees: £5,000 (20 × £250)
+- **NET: £69,200**
+- PLUS: stock awards, revenue share, global referrals
+
+### Keller Williams UK
+- Gross: £100,000
+- Cap paid: £30,000
+- Monthly fees: £1,800 (£150 × 12)
+- Transaction fees: £5,000 (20 × £250)
+- **NET: £63,200**
+- No stock ownership, limited profit share
+
+### TAUK Standard
+- Gross: £100,000
+- Split paid (30%): £30,000
+- Monthly fees: £1,800 (£150 × 12)
+- Transaction fees: £2,000 (20 × £100)
+- **NET: £66,200**
+- No cap, no stock, no revenue share
+
+### TAUK Advanced
+- Gross: £100,000
+- Split paid (40%): £40,000
+- Monthly fees: £1,800 (£150 × 12)
+- Transaction fees: £2,000 (20 × £100)
+- **NET: £56,200**
+- Lowest net, no additional income streams
+
+## The Gap in Numbers
+
+At £100k GCI:
+- eXp leads by **£6,000** over KW
+- eXp leads by **£3,000** over TAUK Standard
+- eXp leads by **£13,000** over TAUK Advanced
+
+**Before** factoring in stock awards and revenue share — which are additional income streams unique to eXp.
+
+## Key Point for Conversations
+
+The question isn't just "which pays the most commission." It's "which model builds the most wealth over 5, 10, 20 years?" When you add stock accumulation and revenue share, the compounding effect significantly widens the gap.
+
+## Important Notes
+
+- eXp transaction fee only reduces to £100 after 50 transactions or £400k GCI
+- Stock awards and revenue share are NOT included in the net figures above
+- Figures are indicative and for comparison purposes only
+- Individual results depend on production, effort, and market conditions

package/payload/premium-plugins/real-agency/references/exp-partnership-revenue-share-explained.md

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+# Revenue Share Explained — UK Edition
+
+## How It Works
+
+10% of every agent's Gross Commission Income (GCI) goes into a revenue share pool. This pool is distributed across 7 tiers of sponsors.
+
+**Critical:** Revenue share is paid from eXp's share — it does NOT reduce the agent's commission.
+
+## The 7-Tier Structure
+
+| Tier | Your Relationship | % of Revenue Pool | Per Capping Agent/Year | FLQA Needed |
+|------|------------------|-------------------|----------------------|-------------|
+| 1 | Agents YOU sponsored | 17.5% | £1,400 | 0 |
+| 2 | Agents THEY sponsored | 20% | £1,600 | 0 |
+| 3 | Third level | 12.5% | £1,000 | 0 |
+| 4 | Fourth level | 7.5% | £600 | 5-9 |
+| 5 | Fifth level | 5% | £400 | 10-14 |
+| 6 | Sixth level | 12.5% | £1,000 | 15-20 |
+| 7 | Seventh level | 25% | £2,000 | 30+ |
+
+**FLQA** = Front-Line Qualifying Agents (agents you've directly sponsored who are active and producing).
+
+## What This Means Practically
+
+- Sponsor 1 agent who caps → £1,400/year passive income
+- That agent sponsors 1 who caps → additional £1,600/year to you
+- Build to 10 Tier 1 capping agents → £14,000/year from Tier 1 alone
+- The cascading effect means organic growth can generate significant income without you adding more agents personally
+
+## Revenue Share vs Profit Share
+
+**Profit share (KW model):** Paid from office profits after overhead. Heavy bricks-and-mortar costs mean profits are often thin. Three levels of overhead eat into the pot.
+
+**Revenue share (eXp model):** Paid from top-line revenue, not bottom-line profit. Cloud-based model has minimal overhead, so the pool is larger and more predictable.
+
+## Passive Income Perspective
+
+To generate £100,000 annually in passive income through investments, you'd need £2,500,000 in capital at 4% return.
+
+Revenue share can potentially achieve this with zero capital investment — just time, relationships, and consistent effort.
+
+## Succession Planning
+
+Revenue share is a **willable, inheritable asset**. You can pass your revenue share team to your beneficiaries. This is estate agent retirement planning — something the traditional model has never offered.
+
+## The Real Numbers
+
+eXp's back office provides real-time data:
+- Dashboard showing your full revenue share team
+- Transactions processed
+- Payouts issued
+- New agents joined within your 7 tiers
+- All tracked automatically, globally, with no paperwork
+
+## Important Disclaimer
+
+Revenue share earnings are not guaranteed. They depend on the production of agents in your organisation. eXp makes no guarantee of financial success — it results from successful sales efforts requiring hard work, diligence, skill, persistence, competence, and leadership.

package/payload/premium-plugins/real-agency/references/home-preparation-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/premium-plugins/real-agency/references/home-preparation-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/premium-plugins/real-agency/references/home-preparation-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