real-estate-agency-disclosure
Drafts state-compliant real estate agency disclosure documents for residential transactions. Triggers at first substantive contact with buyers or sellers, when preparing pre-transaction disclosure forms, or when establishing representation relationships and fiduciary duties among transaction parties.
Best use case
real-estate-agency-disclosure is best used when you need a repeatable AI agent workflow instead of a one-off prompt.
Drafts state-compliant real estate agency disclosure documents for residential transactions. Triggers at first substantive contact with buyers or sellers, when preparing pre-transaction disclosure forms, or when establishing representation relationships and fiduciary duties among transaction parties.
Teams using real-estate-agency-disclosure should expect a more consistent output, faster repeated execution, less prompt rewriting.
When to use this skill
- You want a reusable workflow that can be run more than once with consistent structure.
When not to use this skill
- You only need a quick one-off answer and do not need a reusable workflow.
- You cannot install or maintain the underlying files, dependencies, or repository context.
Installation
Claude Code / Cursor / Codex
Manual Installation
- Download SKILL.md from GitHub
- Place it in
.claude/skills/real-estate-agency-disclosure/SKILL.mdinside your project - Restart your AI agent — it will auto-discover the skill
How real-estate-agency-disclosure Compares
| Feature / Agent | real-estate-agency-disclosure | Standard Approach |
|---|---|---|
| Platform Support | Not specified | Limited / Varies |
| Context Awareness | High | Baseline |
| Installation Complexity | Unknown | N/A |
Frequently Asked Questions
What does this skill do?
Drafts state-compliant real estate agency disclosure documents for residential transactions. Triggers at first substantive contact with buyers or sellers, when preparing pre-transaction disclosure forms, or when establishing representation relationships and fiduciary duties among transaction parties.
Where can I find the source code?
You can find the source code on GitHub using the link provided at the top of the page.
SKILL.md Source
# Real Estate Agency Disclosure Produces a jurisdiction-compliant disclosure establishing representation relationships and fiduciary duties before parties commit to a residential real estate transaction. ## Required Inputs 1. **Jurisdiction** — state where property is located (drives all statutory requirements) 2. **Parties** — legal names of buyer(s), seller(s), licensee(s); brokerage names; license numbers 3. **Transaction** — property address; purchase or listing 4. **Agency model** — buyer's agent, seller's agent, dual agency, designated agency, or transaction brokerage ## Workflow ### 1. Research Jurisdiction Rules - Identify the state statute or regulation mandating the disclosure - Confirm the delivery trigger (typically first substantive contact — verify state-specific timing) - Determine permissible agency models and whether the state requires verbatim statutory language ### 2. Draft Document **Header**: document title (use jurisdiction-mandated title if required), disclosure date, all party names with brokerage and license numbers. **Statutory basis**: cite the specific statute, state the delivery trigger, note any timing variations. **Agency relationship definitions** — include all models permitted in the jurisdiction: | Role | Represents | Core Duties | |---|---|---| | Seller's Agent | Seller exclusively | Loyalty, confidentiality, best price/terms for seller | | Buyer's Agent | Buyer exclusively | Loyalty, confidentiality, best price/terms for buyer | | Dual Agent | Both parties | Neutrality; no advocacy or cross-disclosure of confidential info | | Designated Agent | Respective client (separate agents, same brokerage) | Full fiduciary to each; supervising broker is dual agent | | Transaction Broker | Neither party | Honesty, material fact disclosure, ministerial care | Distinguish **client** (full fiduciary) from **customer** (honest dealing, no advocacy). Core fiduciary duties where full agency applies: loyalty · confidentiality · disclosure · obedience · reasonable care · accounting. ### 3. Address Dual Agency / Alternatives - [ ] State permits dual agency? - [ ] Informed written consent required? - [ ] Transaction broker/facilitator role available? - [ ] Designated agency required in lieu of dual agency? If **prohibited**: state explicitly and identify the required alternative. If **permitted**: include conspicuous warning that the agent cannot fully advocate for either party; consent required beyond this disclosure. ### 4. Acknowledgment Language The disclosure must state: - Receipt does **not** create an agency relationship - Agency requires a **separate written agreement** - Parties may choose any available representation type or proceed unrepresented - Parties may seek independent legal counsel ### 5. Agency Election Include on-form selection if jurisdiction requires: - [ ] Seller's Agency - [ ] Buyer's Agency - [ ] Dual Agency *(where permitted)* - [ ] Designated Agency - [ ] Transaction Brokerage ### 6. Signature Blocks Separate block per buyer, seller, and licensee: printed name, signature, date, license number and brokerage (licensees only). Include caption confirming receipt and understanding. - Check whether jurisdiction requires witness signatures or notarization - If electronic: confirm UETA / E-SIGN compliance [VERIFY] ## Pitfalls - **Verbatim language** — many states require exact statutory text; do not paraphrase without confirming flexibility - **Timing errors** — cite the applicable delivery trigger explicitly; late disclosure can void the relationship - **Dual agency inadequacy** — insufficient disclosure of limitations can void consent and create liability - **No recommendation** — the disclosure informs of options; it must not advise which representation type to select - **NAR vs. statute** — follow NAR guidelines but state statutory requirements control where they diverge - **[VERIFY]** all statutory citations against the current state code and real estate commission regulations before use in an actual transaction
Related Skills
seller-disclosure
Drafts residential Seller Disclosure Statements for U.S. real estate transactions covering structural systems, environmental hazards, title encumbrances, and neighborhood conditions. Enforces state-specific statutory compliance and federal lead-based paint requirements. Trigger keywords: "seller disclosure", "property condition statement", "residential transfer disclosure", "seller disclosure statement".
seller-disclosure-statement
Drafts a U.S. residential Seller Disclosure Statement covering property condition, system ages, defects, environmental hazards, title/HOA matters, and buyer acknowledgment. Triggered by requests for seller disclosures, property condition disclosure, TDS, SPDS, lead-based paint disclosure, or pre-close compliance in residential sales.
restated-certificate
Drafts an Amended and Restated Certificate of Incorporation for Delaware corporations in preferred stock financing rounds. Covers authorized capital, preferred stock rights (dividends, liquidation, conversion, anti-dilution), protective provisions, and DGCL compliance. Use when drafting charter documents, restated certificates, venture financing corporate documents, or Delaware certificate amendments from term sheets and cap tables.
real-estate-transaction-summary
Generates structured summaries of real estate transactions from purchase agreements, addenda, disclosures, financing documents, title commitments, and closing documents. Extracts property details, financial terms, parties, key dates, contingencies, title matters, risk allocation, and regulatory compliance into a self-contained executive summary plus thirteen-section memo. Use when summarizing a real estate deal end-to-end, creating a transaction overview, onboarding to a new matter, preparing a closing checklist, or assembling a due-diligence package. Covers residential and commercial; for agreement-only summaries prepared for title closers, defer to purchase-agreement-summary.
notice-to-perform-real-estate
Drafts jurisdiction-aware residential real-estate notices to perform (cure demands) for lease, purchase, or construction agreements where a counterparty has defaulted. Trigger when the user needs a notice to perform, notice to cure, cure notice, demand to perform, residential default notice, or pre-suit notice for a U.S. residential real-estate matter.
lead-paint-disclosure
Drafts execution-ready lead-based paint disclosure documents compliant with 42 U.S.C. § 4852d and 24 CFR Part 35 for sales or leases of pre-1978 residential properties. Covers seller/landlord hazard disclosures, buyer/tenant acknowledgments, inspection waivers, agent certifications, and attachment schedules. Use when drafting lead paint disclosures, pre-1978 property transactions, residential lease hazard disclosures, or EPA Section 1018 compliance documents.
lead-based-paint-disclosure
Drafts federal lead-based paint disclosure forms for pre-1978 residential sales or leases under 42 U.S.C. § 4852d, HUD/EPA rules, and 24 CFR Part 35. Covers seller/landlord knowledge statements, record attachments, EPA pamphlet delivery, purchaser inspection option, acknowledgments, and agent certifications. Use when preparing a lead-based paint disclosure, lead hazard notice, or pre-1978 property disclosure; trigger keywords: lead-based paint, lead hazard, EPA pamphlet, Section 1018.
franchise-disclosure-document
Drafts U.S. Franchise Disclosure Documents compliant with the FTC Franchise Rule (16 C.F.R. Part 436) and state franchise laws. Produces Items 1–23, required tables, exhibits, receipt pages, and state addenda. Trigger when preparing or updating an FDD, franchise registration package, or state addenda. Keywords: FDD, Franchise Disclosure Document, franchise rule, franchise registration, Item 17, Item 19, Item 20.
estate-administration-summary
Generates a structured U.S. estate administration/probate status summary covering decedent identifiers, asset inventory, creditor claims, distributions, tax compliance, disputes, and next steps with source citations. Trigger on requests for estate administration summary, probate status report, executor update, estate progress report, inventory and appraisal summary, creditor claims status, or distribution schedule summary.
estate-admin-summary
Produces structured status summaries of U.S. estate administration proceedings from probate filings, wills, asset inventories, creditor claims, tax records, and distribution documents. Covers decedent identification, asset catalog, creditor status, tax compliance, beneficiary tracking, legal hurdles, and remaining tasks. Use when summarizing estate progress, preparing executor status reports, onboarding to a probate matter, or briefing beneficiaries. Trigger keywords: estate summary, probate status, estate administration, executor report, estate inventory, creditor claims summary, estate tax compliance, beneficiary distribution.
disclosure-statement-plan-reorganization
Drafts a Chapter 11 Disclosure Statement compliant with 11 U.S.C. § 1125 and FRBP 3016(b). Use when preparing the disclosure statement that accompanies a proposed reorganization plan, covering debtor background, class treatments, liquidation analysis, projections, risk factors, and voting procedures.
disclosure-schedules
Drafts and populates M&A disclosure schedules that except known items from representations and warranties in definitive agreements (merger, stock purchase, asset purchase). Use when drafting, reviewing, or negotiating disclosure schedules, reps and warranties exceptions, seller disclosures, or transaction closing schedules.