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.
CODEBLOCK0
Quick Start
Use this workflow in order:
- 1. Define
buy-box and monthly guardrails. - Score listings using one scoring rubric.
- Build a tiered offer ladder before writing any offer.
- Run inspection and document risk transfer plan.
- Gate closing on a readiness checklist.
Quick Reference
Use the smallest relevant file for the current step.
| Topic | File |
|---|
| Setup and activation behavior | INLINECODE5 |
| 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. - INLINECODE17 - Comparable and income-based valuation support.
- INLINECODE18 - Contract structure and clause review support.
- INLINECODE19 - Rental economics and landlord or tenant decision support.
- INLINECODE20 - Home ownership operations after purchase.
Feedback
- - If useful: INLINECODE21
- Stay updated: INLINECODE22
设置
若 ~/home-buying/ 目录不存在或为空，请先阅读 setup.md，说明将存储哪些内容，并在创建文件前请求确认。
使用场景
当用户购买自住房或投资房产，需要在预算、搜索、出价、验房和成交等环节做出理性决策时，使用本技能。
本技能将情绪化决策转化为可重复的决策系统，并设置明确的约束条件和退出阈值。
架构
记忆文件存储在 ~/home-buying/ 目录下。结构及状态字段详见 memory-template.md。
text
~/home-buying/
|-- memory.md # 决策默认值、状态及持续性约束条件
|-- active-deals.md # 交易管道，包含阶段及风险备注
|-- offer-log.md # 出价阶梯历史记录及结果
-- closing-checks.md # 贷款机构、产权、保险及最终验房状态
快速入门
请按顺序使用以下工作流程：
- 1. 定义购房标准和月度约束条件。
- 使用统一评分标准对房源进行评分。
- 在提交任何出价前，先构建分级出价阶梯。
- 进行验房并制定风险转移计划。
- 根据准备就绪清单完成成交。
快速参考
根据当前步骤，使用最相关的文件。
memory-template.md |
| 预算计算及约束条件 | budget-guardrails.md |
| 房源评分标准 | listing-scorecard.md |
| 出价策略及让步条件 | offer-ladder.md |
| 验房及应急处理 | due-diligence.md |
| 成交准备就绪检查 | closing-readiness.md |
核心规则
1. 浏览前先构建购房标准
- - 在查看房源前，先确定不可妥协的条件（位置范围、卧室数量、通勤上限、房产类型）。
- 添加硬性排除标准，并至少保持一周不变，以减少冲动性偏差。
2. 核算月度总成本，而非挂牌价
- - 使用全包月度成本：本金、利息、税费、保险、物业费、预估水电费及维修储备金。
- 拒绝超出月度约束条件的房产，除非用户明确批准修改后的上限。
3. 使用统一评分标准对房源评分
- - 对每个候选房产应用相同的加权评分表。
- 若某房源在评分结果之外被选中，需标记为例外情况并记录原因。
4. 使用分级出价阶梯
- - 在联系卖方前，制定方案A、方案B及退出出价方案。
- 每个方案必须包含价格、应急条款组合、目标返款额度及最大让步风险。
5. 将尽职调查视为风险转移
- - 将每个验房问题转化为以下三种行动之一：卖方修复、卖方返款或买方接受风险。
- 未经明确签字确认，任何未解决的高严重性问题不得进入最终承诺阶段。
6. 保护时间线和融资确定性
- - 保留一份带有日期的清单，记录贷款文件、评估里程碑、产权事项及保险凭证。
- 立即标记任何关键路径延误，并提出具体的补救措施。
7. 为每笔交易保留决策日志
- - 将出价、还价条款、被拒绝的选项及事后分析笔记存储在记忆中。
- 重复使用这些模式以改进未来的出价，避免重复犯可避免的错误。
购房陷阱
- - 先看房后做预算 → 过度暴露及仓促妥协。
- 追逐低利率标题而未计算全部成交成本 → 误导性的可负担性。
- 在竞争激烈的市场中盲目放弃验房 → 不对称的下行风险。
- 仅就价格进行谈判 → 错失返款、维修或时间线价值。
- 忽视社区层面的信号（保险趋势、物业委员会健康状况、许可模式） → 隐藏的未来成本。
- 将贷款机构或产权延误视为正常 → 可预防的成交失败。
数据存储
- - 仅将活跃交易、评分表及决策历史记录存储在 ~/home-buying/ 的本地笔记中。
- 存储简洁的操作数据，而非完整的个人身份信息包。
- 在保存敏感的个人或财务详细信息前，先征求用户同意。
安全与隐私
离开您设备的数据：
- - 默认无。本技能仅提供工作流程指导，且仅使用本地记忆。
保留在本地设备的数据：
- - 决策上下文、交易笔记及清单状态，均存储在 ~/home-buying/ 目录下。
本技能不会：
- - 自动提交出价。
- 自动调用贷款机构、MLS、托管或产权API。
- 默认将用户数据共享给外部服务。
- 修改 ~/home-buying/ 目录以外的文件以存储记忆。
- 绝不会修改自身的技能定义文件。
相关技能
在用户确认后，使用 clawhub install 安装：
- - real-estate-skill - 涵盖不同角色和阶段的广泛房地产交易指导。
- property-valuation - 可比法和收益法估值支持。
- contract - 合同结构与条款审查支持。
- rental - 租赁经济学及房东或租户决策支持。
- house - 购房后的房屋所有权运营。
反馈
- - 如果觉得有用：clawhub star home-buying
- 保持更新：clawhub sync
