@velinussage/locus-agent-skill 0.1.39 → 0.1.43

package/skill/locus-insurance-nonrenewal/SKILL.md

@@ -0,0 +1,120 @@
+---
+name: locus-insurance-nonrenewal
+preamble-tier: 1
+version: 1.1.0
+description: Use when a US homeowner says their homeowners insurer will not renew, or is dropping, their policy and wants to know the state notice rule, the insurer of last resort, the complaint route, mitigation credits, flood exposure and the dates that matter before the policy lapses, from cited Locus records.
+triggers:
+  - my insurer won't renew my policy
+  - homeowners insurance nonrenewal notice
+  - insurance company dropping my house
+  - FAIR Plan
+  - Citizens insurance
+  - insurer of last resort
+  - how much notice before nonrenewal
+allowed-tools: Bash Read AskUserQuestion
+license: MIT
+---
+# Locus insurance-nonrenewal workflow
+
+The owner has received a notice that their homeowners policy will not renew. Locus supplies
+pointers to official rules and cited area records. The owner, a licensed insurance agent and the
+state insurance department decide what coverage to buy and whether a notice met the rules.
+
+Never recommend a policy, a carrier or a coverage amount. Never say whether a nonrenewal was
+lawful, valid or late. Locus does not produce those statements and neither may you on Locus's
+behalf. Report facts with their dates and sources, and end each finding with the next question.
+Nonrenewal notices have become more common in many states. Help from the state insurance
+department is free.
+
+**How to speak:** follow "How to speak with owners, sellers and buyers" in the `locus-agent-tools`
+skill (https://api.locus.report/.well-known/skill.md), including its 988 crisis guard.
+
+Inputs you need first: the state (or the property address), the date on the notice, and the
+date the current policy ends. Do not collect the policy number, names, phone numbers or account
+details.
+
+## 1. The state rules (free)
+
+1. Ask for the notice date and the policy end date. Count the days between them yourself and
+   show the arithmetic. Say that the count is the owner's dates, not a finding.
+2. `locus_insurance_nonrenewal_pointers` with `{ address }` or `{ state }`.
+   - `notice.status: "verified"`: quote `days`, `citation`, `scope`, any `conditions`, and the
+     official URL. Put the rule beside the owner's own day count, and say that the department
+     decides whether a notice met the rule.
+   - `notice.status: "not_verified"`: Locus has not checked a rule for this state. Give the
+     department's portal and suggest the owner ask the department what notice applies. Do not
+     say the state has no rule.
+   - `insurerOfLastResort.status: "listed"`: name each plan and its URL. It is a fallback when
+     the regular market declines; eligibility and price are the plan's decision.
+     `"not_checked"` means Locus has no plan row for this state; ask the department.
+   - `department.complaintUrl` and `department.complaintStatus`: when `complaintStatus` is
+     `"verified"`, give `complaintUrl` as the direct page for questions and complaints. When
+     `complaintStatus` is `"unresolved"` (`complaintUrl` is `null`), state that a direct
+     complaint-page handoff is unresolved in the registry and give `department.portalUrl` as the
+     starting portal (`verifyNext[1].handoffStatus` is `"unresolved"`).
+   - `emergencyRules`: quote each rule in force with its start and end dates and source. An
+     empty list means no dated rule is recorded here, not that none exists.
+   - `available: false` (`out_of_coverage`, `input_too_coarse`, `jurisdiction_mismatch`,
+     `source_unavailable`): report the status and ask for a two-letter state or a full address.
+
+## 2. Mitigation credits (free)
+
+3. `locus_mitigation_incentives` with the place and, where it fits, `hazard` (`wind`,
+   `wildfire`, `flood` or `earthquake`). Report each cited grant, discount rule or program with
+   its window and source. Suggest the owner ask any insurer which of these it credits.
+
+## 3. Flood (free)
+
+Homeowners policies usually exclude flood, and many flood losses happen outside the high-risk
+zones. A new policy search is a good time to look at flood separately.
+
+4. `locus_flood_zone` for the address: the effective FEMA zone and its source date.
+5. `locus_flood_premium_context` for the address: the spread of National Flood Insurance
+   Program (NFIP) policy costs in the ZIP. It is an estimate, never a quote.
+
+## 4. Area premium context (free)
+
+6. `locus_homeowners_insurance_context` for the address: the Census median homeowners-insurance
+   cost band with its vintage. It is a survey estimate, never a quote for this home.
+   - `fioZip`: Treasury Federal Insurance Office (FIO) figures for the ZIP, by year, labeled
+     **2018-2022 historical area context**: `premiumsPerPolicyUsd`, `nonrenewalRate`,
+     cancellation rates, `claimFrequency`, `claimSeverityUsd` and `paidLossRatio`. They describe
+     the ZIP's market then, not this policy, today's premium or a forecast. Read `fioZip.status`:
+     `reported` gives the figures; `suppressed` means some cells are blank (null is not zero);
+     `not_in_source` means the ZIP is absent, which may be suppression or a coverage gap;
+     `source_unavailable` means the figures could not be read here (the read failed or the
+     snapshot is not enabled). Report it as a gap, not as zero.
+     For a nonrenewal question, quote `nonrenewalRate` by year as published: insurer
+     nonrenewals divided by policies in force at year end, as a fraction (0.02 is 2%), for
+     participating private HO-3 and HO-5 insurers only (no FAIR or Citizens plans). It shows how
+     common insurer nonrenewals were in the ZIP in those years. It says nothing about why this
+     policy was not renewed, and it is not a current rate.
+
+## 5. Mortgage dates (free, only if the home has a mortgage)
+
+7. `locus_owner_mortgage_calendar`. If the owner has a letter from the lender or servicer about
+   lapsed or force-placed insurance, pass its date as `forcePlacedNoticeDate`. Quote only the
+   tool's cited fact cards and computed dates. Suggest the owner send the servicer proof of new
+   coverage as soon as it is bound.
+
+## Completion: choices and dates
+
+End with a short dated list of the owner's choices, for example:
+
+- Shop with one or more licensed agents before the policy end date (date).
+- Ask about the insurer of last resort named above if the regular market declines.
+- Ask insurers about the mitigation credits found.
+- Consider flood coverage separately, given the flood facts above.
+- If paying for a new policy becomes hard, hand off to the `locus-payment-hardship` skill.
+  `locus_housing_counselors` lists agencies in HUD's housing counseling directory near the
+  address; confirm the agency's HUD approval, fees and availability with the agency.
+- Ask the department, or file a complaint at its page, if the notice timing seems short against
+  the cited rule.
+- If there is a mortgage, send the servicer proof of coverage by the dates in the calendar.
+- When the owner wants one self-contained printable HTML/PDF + JSON dossier combining state
+  nonrenewal and FAIR Plan pointers, FEMA flood and NFIP/ACS insurance benchmarks, mitigation
+  credits, assessment position, and RESPA escrow rules in a single settlement, offer
+  `locus-escrow-insurance-dossier` (`$0.89`, eligible for Stripe MPP `method="stripe"`, Tempo MPP
+  `method="tempo"`, and Base/Solana x402).
+
+Every statement traces to a Locus citation or to a date the owner gave you.

package/skill/locus-payment-hardship/SKILL.md

@@ -0,0 +1,71 @@
+---
+name: locus-payment-hardship
+description: "Use when a US owner is behind on mortgage payments, property taxes, or both and needs human help and official process pointers."
+preamble-tier: 1
+version: 1.0.2
+triggers:
+  - behind on my mortgage
+  - cannot pay my property taxes
+  - mortgage payment hardship
+  - foreclosure notice
+  - find a HUD-approved housing counselor
+allowed-tools: Bash Read AskUserQuestion
+license: MIT
+---
+1. Open without shame: **“Payment trouble is common. We can look for agencies listed in HUD's housing counseling directory and ask about free or low-cost counseling.”**
+   Ask whether the issue is the mortgage, property taxes, or both. Do not ask why.
+   Use an address or point the caller already supplied; ask for the state if it is missing.
+   Do not collect names, account numbers, private financial documents, or a hardship narrative.
+
+**How to speak:** follow "How to speak with owners, sellers and buyers" in the `locus-agent-tools` skill (https://api.locus.report/.well-known/skill.md), including its 988 crisis guard.
+
+2. **Crisis STOP:** if the person says they are thinking of harming themselves or are in crisis, stop the records task.
+   Give the US **988 Suicide and Crisis Lifeline**: call or text **988**, or use <https://988lifeline.org/>.
+   Locus is not a mental-health service. Do not continue tool calls or treat ordinary payment stress alone as a crisis declaration.
+3. Recover any existing address, source results, dates, and prior decisions from the current conversation before repeating calls.
+   Read the live free schemas from <https://api.locus.report/tools/list>. Use existing consent only; do not install, update, charge, log personal details, or publish anything.
+
+## Mortgage payments
+
+4. Call `locus_housing_counselors` **first**, with `{ "address": "<the caller's address>" }`
+   or `{ "lat": 35.78, "lon": -78.64 }` using the caller's actual point, not these example coordinates.
+   The optional `service: "DFC"` filters to mortgage delinquency/default resolution; `LM` is loss mitigation and `RMC` is reverse mortgage counseling.
+   - `ok`: give the nearest agency options with their published business phone, address, website, service/language codes, source, and retrieval date.
+     Distance is straight-line proximity, not a quality ranking. Report `sourceStatusCode` as the raw HUD `agc_STATUS` code, not an approval or participation finding; null means the source did not provide a code.
+     Describe all results as **agencies listed in HUD's housing counseling directory**, never as currently HUD-approved based on the listing or its code.
+     Ask the caller to confirm the agency's HUD-approval status with HUD or the agency, plus fees, services, language and appointment availability.
+   - `no_agencies_in_radius`: explain the checked radius and filter. Offer a wider bounded search or HUD's official directory; remote counseling may be available.
+     Do not say there is no help.
+   - `source_unavailable`: say the read failed. Give <https://data.hud.gov/housing_counseling.html> as a fallback; do not call the response empty.
+5. Call `locus_foreclosure_process_pointers` with the confirmed state.
+   - `verified`: give the process classification, statute citations, official self-help and mediation pointers the row actually returns.
+   - `not_verified`: give the official portal only and say no process rule was verified. Never fill the gap from memory.
+   - `out_of_coverage`: name the limitation and offer `locus_request_coverage`; do not substitute a different state.
+   A state process type is not a determination of which process applies to this mortgage or tax lien.
+6. Call `locus_owner_mortgage_calendar` for its servicer-loss-mitigation fact cards.
+   Without caller dates, use `{}` to get the cards. Supply a sale or notice date only if the caller provided it.
+   Label any computed dates as arithmetic from caller inputs, subject to the cited conditions and actual notices.
+   Do not answer “how much time do I have?” with a countdown, predicted sale date, or assurance that an application stops a sale.
+   Ask the counselor or servicer to confirm the actual notice, application process and applicable dates.
+
+## Property taxes
+
+7. Check local lane coverage with `locus_lane_availability` using the exact address; tax-payment status is not nationally wired.
+8. Where covered, call `locus_tax_payment_status`, then `locus_tax_calendar` and `locus_tax_sale_calendar`.
+   Read each live input schema; do not guess a parcel ID, county, payment status, balance or delinquency date.
+   A missing, unsupported or failed balance read is not a zero balance or proof of no delinquency.
+9. Call `locus_owner_programs` for the same jurisdiction. Surface only source-returned deferral, installment and hardship rows, including senior deferrals where listed.
+   Explain the program facts and application source. Ask the tax office or program administrator what documents and dates apply.
+   Never decide that the owner qualifies, recommend a legal action, or promise that applying pauses collection.
+
+## Answer and completion
+
+- Give choices, never a verdict. Ground each item in fact, source, uncertainty, and a useful next step (such as the named agency or office contact and any source-backed date).
+  When no supported date exists in the record or caller input, say so and name who can confirm the schedule; do not invent a deadline or promise when an unknown will clear.
+- State what is known, what is unknown, and how the unknown can be checked. Keep factual dates separate from any caller-chosen follow-up date.
+- Use calm words, no alarm wording or fear imagery. Offer early human help without waiting for a deadline.
+  Offer a calendar follow-up only if the caller wants it; it does not authorize a subscription, payment or automatic action.
+- Cite each source and its checked/retrieved date. `fetchedAt` is not a source-update date.
+- Never predict foreclosure, give legal or financial advice, screen a borrower, judge eligibility, or tell someone to stop paying.
+- Finish **DONE** when the caller has agency options (or an honest unavailable/empty fallback), verified or portal-only process pointers, relevant fact cards and tax-program choices, and one concrete question for the counselor, servicer or tax office.
+  Use **DONE_WITH_CONCERNS** for coverage gaps or unverified pointers. Use **BLOCKED** if a required source is unavailable and no useful official handoff can be given.

package/skill/locus-property-tax-protest/SKILL.md

@@ -1,7 +1,7 @@
 ---
 name: locus-property-tax-protest
 preamble-tier: 1
-version: 1.1.0
+version: 1.2.0
 description: Use when an owner or their agent wants to contest a property-tax assessment for one US address and needs the deadline, the cited evidence, the filing steps and an outcome baseline from Locus tools.
 triggers:
   - protest my property taxes
@@ -23,6 +23,9 @@ hearing. Never let a Locus output be presented as "you are over-assessed", "you
 "your value should be X" or "you will win": Locus does not produce those statements and neither
 may you on Locus's behalf. Report record facts and arithmetic, attribute every number to its source.
 
+**How to speak:** follow "How to speak with owners, sellers and buyers" in the `locus-agent-tools`
+skill (https://api.locus.report/.well-known/skill.md), including its 988 crisis guard.
+
 Inputs you need from the owner before spending money: the street address; the noticed (appraised
 or assessed) value and the date printed on the notice; whether the home is the owner's primary
 residence; the tax year. Do not collect or forward Social Security numbers, account numbers or
@@ -54,6 +57,12 @@ anything the filing portal does not require.
    a charge.
 5. `locus-comps-brief` only when you need more recorded sales than the challenge carried
    (different radius or months). Same rules: arithmetic over public records, no valuation.
+   When the owner or agent wants the entire appeal package in a single settlement — including a
+   self-contained, print-ready HTML/PDF appeal packet alongside the cited JSON tables — offer
+   `locus-property-tax-protest-packet` (`$0.89`, eligible for Stripe MPP `method="stripe"`, Tempo
+   MPP `method="tempo"`, and Base/Solana x402), which bundles `locus-assessment-position`,
+   `locus-comps-brief`, optional `locus-valuation-challenge`, the statutory appeal window, and
+   filing guide pointers into one deliverable (`charged:false` when fewer than two lanes resolve).
 6. Present the two grounds the boards recognize as two record tables, not conclusions:
    market evidence (recorded sales, dates, prices, price per land square foot) and uniformity
    evidence (assessed values of same-class neighbors and where the subject sits). Any adjustment

package/skill/locus-seller-readiness/SKILL.md

@@ -0,0 +1,119 @@
+---
+name: locus-seller-readiness
+preamble-tier: 1
+version: 1.2.0
+description: Use when an owner who plans to sell one US property, or their agent, wants a pre-listing check of disclosure law, open permits, code cases, flood status, district levies and closing-tax arithmetic from cited Locus records.
+triggers:
+  - getting ready to sell my house
+  - pre-listing checklist
+  - seller disclosure
+  - what do I have to disclose
+  - open permits before listing
+  - lead paint disclosure
+  - transfer tax when selling
+allowed-tools: Bash Read AskUserQuestion
+license: MIT
+---
+# Locus seller-readiness workflow
+
+Locus supplies pointers to official disclosure law and the cited public records a buyer, lender
+or inspector is likely to find. The owner and their agent or attorney decide what to disclose,
+what to fix and the asking price. Never let a Locus output be presented as "you must disclose X",
+"this is safe to list", "the house is worth Y" or "you are compliant". Locus does not produce
+those statements and neither may you on Locus's behalf. Report record facts with their dates and
+sources, and end each finding with the next question to ask.
+
+**How to speak:** follow "How to speak with owners, sellers and buyers" in the `locus-agent-tools`
+skill (https://api.locus.report/.well-known/skill.md), including its 988 crisis guard.
+
+Inputs you need from the owner before spending money: the street address, the state, and roughly
+when they plan to list. Do not collect names of occupants, phone numbers, account numbers or
+narratives about past tenants.
+
+## 1. Disclosure duties (free)
+
+1. `locus_seller_disclosure_pointers` with `{ address }` or `{ state }`.
+   - `statePointer.status: "verified"`: quote the citation, the official URL, the regime
+     (`statutory_form` or `statute_without_form`) and `namedItems`. An empty `namedItems` list
+     means read the official text; it does not mean nothing is listed.
+   - `statePointer.status: "not_verified"`: Locus has not checked a statute for this state. Give
+     the official portal pointer and say so. Do not describe the state as having no disclosure law.
+   - `available: false` (`out_of_coverage`, `input_too_coarse`, `jurisdiction_mismatch`,
+     `source_unavailable`): report the status and ask for a two-letter state or a specific address.
+2. `locus_parcel_lookup` with the address for the recorded year built. If the record shows a
+   year before 1978, list the `federalPointers` (42 U.S.C. 4852d, 40 CFR 745 subpart F, 24 CFR 35
+   subpart A) as rules whose scope covers pre-1978 housing, subject to their exceptions. If the
+   year built is missing, say it is unknown; never treat a missing year as post-1978.
+
+## 2. Open permits (free, then paid with approval)
+
+3. `locus_permit_rules` for the jurisdiction: the permit authority, its portal and which work
+   needs a permit or a final inspection.
+4. With the owner's approval of the price, paid `locus-permit-closeout-check` for the exact
+   parcel: permit status and the final or closeout fields the source publishes. Report open or
+   expired permits as record facts with their dates and permit numbers. Whether old work was
+   permitted is a question for the permit office, not a Locus finding.
+
+## 3. Code cases (free)
+
+5. `locus_parcel_code_cases` with the address or parcel id. Report each case's status, dates and
+   source link. Coverage is limited; an `out_of_coverage` or empty result is not proof that no case
+   exists. Point the owner to the local code-enforcement office for a records request.
+
+## 4. Flood (free)
+
+6. `locus_flood_zone` for the effective FEMA zone, base flood elevation and floodway fields.
+7. `locus_flood_map_change_notices` for the county: proposed or final map revisions and their
+   comment or effective dates. A pending notice is not a change to this parcel's zone; say which
+   panel or community it names and that the owner should read the notice.
+
+## 5. District levies (free)
+
+8. `locus_taxing_districts` and `locus_special_district_levy` for the address: the districts on
+   the bill and any special assessment or levy a buyer will inherit. Report amounts and years as
+   the source gives them. `locus_special_district_levy` covers Texas TCEQ districts only; outside
+   Texas, or when the result is empty, ask the county tax office or title company about special
+   assessments.
+
+## 6. Tax proration and transfer tax (free, then paid with approval)
+
+9. `locus_tax_calendar` for the county: bill dates, due dates and the delinquency rule, so the
+   owner and closing agent know which tax period the proration covers.
+10. With the owner's approval of the price, paid `locus-piti-transfer-tax-calculator` with the
+    owner's assumed sale price and closing date. The price is the owner's input, never a Locus
+    estimate. Label every figure as arithmetic over the owner's assumptions and the cited schedule.
+    When the seller or listing agent wants one self-contained printable HTML/PDF + JSON pre-listing
+    packet combining `locus-permit-closeout-check`, municipal permit portal rules, assessor roll
+    baseline, state seller disclosure pointers, code cases, flood-map notices, and special district
+    levies in a single settlement, offer `locus-seller-readiness-packet` (`$0.85`, eligible for
+    Stripe MPP `method="stripe"`, Tempo MPP `method="tempo"`, and Base/Solana x402).
+
+## 7. Service-line material (free)
+
+Locus reports what the utility has published. It is not an inspection, and "unknown" is never
+"non-lead".
+
+- `locus_water_systems` for the address: each serving system's `serviceLineInventory`, the EPA
+  system-level counts of lead, galvanized-requiring-replacement, lead-status-unknown and
+  non-lead lines, with the reporting period. These counts describe the whole system, not this
+  address.
+- `locus_service_line_material` with `{ address }`: in California (`~34%` of published statewide
+  rows carry complete indexable street addresses), the utility-reported system-side and
+  customer-side material for the address (`systemOwnedMaterial`, `customerOwnedMaterial`), with
+  basis, date and source. `source_unavailable` with `incomplete_source_rows` means the utility's
+  rows for that system are not address-indexable; `no_matching_record` means no indexed row
+  matched; neither is a non-lead finding. Outside California it returns `out_of_coverage`.
+- Where the verified state row names lead service lines (Iowa: Iowa Code 558A.4, as amended by
+  2025 Iowa Acts ch. 144, from January 1, 2026), report the system-level counts from
+  `locus_water_systems` and point the seller to the utility's published service-line inventory
+  for the address. What the disclosure form must say is a question for the seller's agent or
+  attorney.
+
+## Completion
+
+The owner has: the disclosure-law pointers with their verification status; the federal lead-paint
+pointers when the record shows pre-1978 construction; open-permit and code-case records with dates
+and sources; the flood zone and any pending map notice; the districts and levies on the bill; and
+the tax-calendar facts plus any approved closing arithmetic. Every statement traces to a Locus
+citation or to an input the owner gave you, and each finding ends with the next question to ask
+the owner's agent, attorney, permit office or utility.

package/skill/locus-water-incident/SKILL.md

@@ -0,0 +1,178 @@
+---
+name: locus-water-incident
+preamble-tier: 1
+version: 1.2.0
+description: Use when an owner or their agent is dealing with a water main break, a leak, a high water bill or a failed service line at one US address and needs to know who maintains which pipe, the utility's published leak rules, what to document and what to ask the insurer.
+triggers:
+  - water main break
+  - my service line broke
+  - water leak in my yard
+  - huge water bill from a leak
+  - leak adjustment
+  - who pays for the water line
+  - pipe burst flooded my house
+  - utility dug up my yard
+allowed-tools: Bash Read AskUserQuestion
+license: MIT
+---
+# Locus water incident workflow
+
+Locus supplies the serving water system, the utility's published leak-adjustment rules, and the
+regulatory record. The owner, the utility and the insurer decide who is responsible, what is
+credited and what is covered. Never say "the utility is liable", "you are covered", "this is not
+covered" or "you qualify for a credit". State what the published record says, with its source
+and date, and give the question to ask.
+
+**How to speak:** follow "How to speak with owners, sellers and buyers" in the `locus-agent-tools`
+skill (https://api.locus.report/.well-known/skill.md), including its 988 crisis guard.
+
+Inputs you need from the owner: the street address; what they saw and when (date, time, where
+the water appeared); whether the utility has been out; and whether they have a water bill with
+an account or system ID on it. Do not collect account numbers, policy numbers, names or phone
+numbers into any Locus call. A Public Water System ID (PWSID) from the bill is fine.
+
+## 1. Keep three questions separate
+
+Work through these in order and never merge them:
+
+1. **What failed.** One of three segments:
+   - the **utility main** in the street;
+   - the **service line** between the main and the building (often split into a utility-side
+     part up to the meter or curb stop and a customer-side part after it). In California,
+     `locus_service_line_material` shows the published system-side and customer-side
+     service-line material for the address (step 5a);
+   - **indoor plumbing** inside the building.
+   If the owner is not sure, record it as unknown. Do not guess from where the water appeared.
+2. **Who maintains each segment.** This is set by the utility's own rules, and often differs by
+   segment. Answer it from the published rules in step 2, or name it as a question for the
+   utility.
+3. **What damage or bill resulted.** Property damage, cleanup, the repair invoice and any high
+   water or sewer bill. Each one follows a different path: the utility's claim process, the
+   utility's leak-adjustment rules, or the owner's insurer.
+
+## 2. Find the serving system and its rules (free)
+
+4. `locus_utility_service_check` with `{ address }`: whether the address sits inside a mapped
+   public water and sewer service area, and the provider when published. `out_of_coverage` means
+   the county is not in the registry; `no_public_service_mapped` does not prove a private well.
+   A lookup failure is a gap, not an answer.
+5. `locus_water_systems` with `{ address }`: the active public water systems serving the county
+   from EPA SDWIS, with their PWSIDs. Each system carries `serviceLineInventory`: the EPA SDWIS
+   service-line inventory counts (quarterly reporting period) of lead,
+   galvanized-requiring-replacement, lead-status-unknown and non-lead lines. These are
+   system-level counts, not this address. A null count was not reported, not zero, and "unknown"
+   is never "non-lead". States need not report non-lead counts until November 1, 2027, so
+   non-lead counts may be undercounts. Several systems can serve one county; the bill is the
+   authority for which one serves this address.
+5a. `locus_service_line_material` with `{ address }` (full street address with unit, state and
+   ZIP). Coverage is California only, and `~34%` of published statewide rows carry complete
+   indexable street addresses. Read `status` and let completeness determine the next step:
+   - `found`: report each side separately: `systemOwnedMaterial` with `systemOwnedBasis`, and
+     `customerOwnedMaterial` with `customerOwnedBasis`, plus the inventory date and source. A
+     material of unknown stays unknown. Stop here if the user only asked what the published
+     inventory records for this address.
+   - `no_matching_record`: the indexed snapshot has no exact or normalized record for this
+     address. It never means non-lead. Suggest the owner ask the utility for its inventory entry.
+   - `out_of_coverage`: the state has no address-level inventory in Locus (California only today).
+     Stop address-level inventory calls and use the system-level counts from step 5 plus the
+     utility's own inventory map.
+   - `source_unavailable`: read `reason` before deciding what to do next.
+     - An incomplete address (the reason asks for a complete street address, locality, unit or
+       ZIP): ask the owner for the full street address with unit, city, state and ZIP, then retry.
+     - `incomplete_source_rows` or `address_not_indexable_for_system` ("this address isn't
+       indexed"): the utility published an inventory, but its rows for this system lack complete
+       indexable street addresses (`~34%` of published California rows are indexable). Stop
+       retrying Locus and suggest the owner ask the utility for the address's entry. This is not
+       non-lead, and not a temporary outage.
+     - Any other reason (lane not enabled or not configured, unreadable or stale snapshot,
+       unverified address): report a temporary snapshot gap, not a negative finding.
+   This is the utility's reported classification, not an inspection.
+6. `locus_water_utility_leak_adjustment_rules` with `{ address }`, plus `confirmedPwsid` when the
+   owner has the ID from the bill. Read `coverage`:
+   - `policy_found`: quote the program's `fact`, `eligibility`, `formula`, `window` and
+     `exclusions`, with the source URL and date. Note whether the rules treat the utility side and
+     the customer side differently. Check `asOfStatus`; an `expired` program is history, not an
+     open option.
+   - `candidate_only`: a modeled service area suggests this utility. Tell the owner to confirm
+     the utility from the bill before relying on the rules.
+   - `no_registered_policy`, `no_service_area` or `source_unavailable`: Locus has no published
+     rule for this utility, or the lookup failed. Say so, and give the owner the question in
+     step 9 to ask the utility directly.
+   The tool never decides eligibility or computes a bill credit. Neither do you.
+7. Optional context: `locus_drinking_water_violations` with `{ "pwsids": ["<PWSID>"] }` for the system's
+   regulatory record, and `locus_public_utilities` for the nearest mapped utility facilities.
+   These are records, not a water-quality or cause finding; do not link them to this incident.
+7a. `locus_boil_water_notices` with `{ "pwsid": "<PWSID>" }` (or `{ address }`): any active
+   boil-water order the state has published for the serving system, with its issue date and
+   official source. State-issued boil orders only; a precautionary advisory from the utility may
+   not appear. Check the utility's alerts. Read `status`:
+   - `active_notices`: report each order's date, system and source.
+   - `no_active_notice_published`: the state lists no boil order for that system today. It does
+     not mean the water is fine or that the utility has no advisory.
+   - `system_unresolved`: no mapped public water system matched the address (for example, a
+     private well or an unmapped system). This is not "no notice". Confirm the supplier from the
+     bill, then retry with its `pwsid`.
+   - `out_of_coverage` (the state is not wired) and `source_unavailable` (the read failed):
+     neither one means "no notice".
+   A row that disappears never means the notice was lifted. The notice is system context, not confirmed impact at this address; follow the
+   utility's own instructions.
+
+## 3. Documentation checklist
+
+8. Give the owner this list, and ask them to keep originals:
+   - the utility's notice, work order or ticket number, and the date and time of each contact;
+   - photos and video of the water, the damage, the meter and any excavation, each with a date;
+   - meter readings with dates, before and after the repair, and a photo of each reading;
+   - the plumber's or contractor's invoice, naming which segment was repaired and where;
+   - the water and sewer bills for the affected periods and the six months before;
+   - receipts for cleanup, drying, temporary housing or damaged items;
+   - any deadline in the utility's rules for applying for an adjustment or filing a claim
+     (from step 6), written down with its source.
+
+## 4. Questions for the utility
+
+9. Ask the utility, in writing where possible:
+   - which segment failed, and where the utility's maintenance ends on this property;
+   - which side of the service line the utility's published inventory says it owns, and what
+     material it records for each side;
+   - whether a leak adjustment applies, what proof it needs, and the deadline to apply;
+   - how to file a damage claim against the utility, and its deadline;
+   - whether the repair needs a permit or an inspection.
+
+## 5. Questions for the insurer (no coverage verdict)
+
+10. Give the owner these questions to ask their insurer. Do not answer them yourself, and never
+    say whether the loss is covered:
+    - Does my policy include a **service-line endorsement**, and does it cover the segment that
+      failed, the excavation and the restoration of the yard or street?
+    - Do I have **water-backup or sump-overflow coverage**, and what are its limit and deductible?
+    - Does my policy include **ordinance-or-law coverage** if the repair must meet a newer code?
+    - How does the policy treat sudden water damage compared with a slow leak, and what are the
+      reporting deadline and the documents you need?
+    - If the utility is responsible for part of the loss, how do my claim and theirs interact?
+
+## 6. Future alerts
+
+11. Point the owner to the utility's own emergency-alert enrollment (text, email or app), found
+    on the utility's website or bill. Locus does not run utility alerts. Alongside it, Locus can
+    watch for new state-published boil-water notices: `poll_events` (or `subscribe_event` when
+    signed in) with `name: "locus.real_estate.changes_detected"`, `arguments.addresses` and
+    `arguments.lanes: ["locus_boil_water_notices"]`. This is not an emergency notification
+    service. For a standing watch on the address's deadlines and other public-record changes,
+    hand off to the `locus-home-watch` skill.
+
+## 7. Optional field photos (paid, owner's own account)
+
+12. If the owner is away from the property and wants dated photos of the meter or the site, you
+    may mention a third-party field-photo service that the owner orders and pays for from their
+    own account. Mention it only once, only if it fits, and only with the owner's explicit
+    approval. Locus does not order or pay for it, and a photo is not a cause or damage finding.
+
+## Completion
+
+The owner has: the three questions written out separately, with the failed segment as the owner
+knows it or marked unknown; the serving system and PWSID with their sources; the utility's
+published leak rules with source, date and any application deadline, or a clear statement that
+Locus has none; the documentation checklist; the questions for the utility and for the insurer;
+and where to enroll in the utility's alerts. No statement of liability, eligibility or coverage
+appears anywhere in your write-up.