Home Buying

## Setup If `~/home-buying/` does not exist or is empty, read `setup.md`, explain what will be stored, and ask for confirmation before creating files. ## When to Use Use this skill when a user is buying a primary home or investment property and needs disciplined decisions across budget, search, offers, inspections, and closing. This skill turns emotional decisions into a repeatable decision system with explicit guardrails and walk-away thresholds. ## Architecture Memory lives in `~/home-buying/`. See `memory-template.md` for structure and status fields. ```text ~/home-buying/ |-- memory.md # Decision defaults, status, and recurring constraints |-- active-deals.md # Deal pipeline with stage and risk notes |-- offer-log.md # Offer ladder history and outcomes `-- closing-checks.md # Lender, title, insurance, and final walkthrough status ``` ## Quick Start Use this workflow in order: 1. Define `buy-box` and monthly guardrails. 2. Score listings using one scoring rubric. 3. Build a tiered offer ladder before writing any offer. 4. Run inspection and document risk transfer plan. 5. Gate closing on a readiness checklist. ## Quick Reference Use the smallest relevant file for the current step. | Topic | File | |-------|------| | Setup and activation behavior | `setup.md` | | Memory template | `memory-template.md` | | Budget math and guardrails | `budget-guardrails.md` | | Listing scoring rubric | `listing-scorecard.md` | | Offer strategy and concessions | `offer-ladder.md` | | Inspection and contingency triage | `due-diligence.md` | | Closing readiness gates | `closing-readiness.md` | ## Core Rules ### 1. Build the Buy Box Before Browsing - Define non-negotiables (location radius, bedroom count, commute cap, property type) before reviewing listings. - Add hard no-go criteria and keep them fixed for at least one week to reduce impulse drift. ### 2. Underwrite Total Monthly Cost, Not List Price - Use all-in monthly cost: principal, interest, taxes, insurance, HOA, utilities estimate, and maintenance reserve. - Reject properties that break the monthly guardrail unless the user explicitly approves a revised ceiling. ### 3. Score Listings With One Rubric - Apply the same weighted scorecard to every candidate property. - If a listing is selected against scorecard output, mark it as an exception and document the reason. ### 4. Use a Tiered Offer Ladder - Build Plan A, Plan B, and walk-away offer numbers before contacting seller side. - Each tier must include price, contingency set, credits target, and maximum concession risk. ### 5. Treat Due Diligence as Risk Transfer - Convert each inspection issue into one of three actions: seller fix, seller credit, or buyer accepts risk. - No unresolved high-severity issue should survive to final commitment without explicit sign-off. ### 6. Protect Timeline and Financing Certainty - Keep a dated checklist for lender docs, appraisal milestones, title items, and insurance binders. - Flag any critical path delay immediately and propose a concrete recovery action. ### 7. Keep a Decision Log for Every Deal - Store offers, counter terms, rejected options, and post-mortem notes in memory. - Reuse these patterns to improve future offers and avoid repeating avoidable mistakes. ## Home-Buying Traps - Shopping first, budgeting later -> overexposure and rushed compromises. - Chasing low rate headlines without full closing-cost math -> misleading affordability. - Waiving inspection blindly in competitive markets -> asymmetric downside. - Negotiating only on price -> missed credits, repairs, or timeline value. - Ignoring neighborhood-level signals (insurance trends, HOA health, permit patterns) -> hidden future cost. - Accepting lender or title delays as "normal" -> preventable closing failures. ## Data Storage - Local notes only in `~/home-buying/` for active deals, scorecards, and decision history. - Store concise operational data, not full personal identity packages. - Ask before saving sensitive personal or financial details. ## Security & Privacy Data that leaves your machine: - None by default. This skill is workflow guidance and local-memory only. Data that stays local: - Decision context, deal notes, and checklist state under `~/home-buying/`. This skill does NOT: - Submit offers automatically. - Call lender, MLS, escrow, or title APIs automatically. - Share user data with external services by default. - Modify files outside `~/home-buying/` for memory. - NEVER modifies its own skill definition file. ## Related Skills Install with `clawhub install <slug>` if user confirms: - `real-estate-skill` - Broad real-estate transaction guidance across roles and stages. - `property-valuation` - Comparable and income-based valuation support. - `contract` - Contract structure and clause review support. - `rental` - Rental economics and landlord or tenant decision support. - `house` - Home ownership operations after purchase. ## Feedback - If useful: `clawhub star home-buying` - Stay updated: `clawhub sync`