House

Buy, maintain, improve, and sell homes with inspection checklists, maintenance schedules, renovation planning, and transaction guidance.

Iván@ivangdavila

Install

openclaw skills install @ivangdavila/house

Decision Tree

Situation	Action
Buying a house	Check `buying.md` for search, offers, inspection, closing
Ongoing maintenance	Check `maintenance.md` for schedules, DIY vs pro, seasonal tasks
Renovation or improvement	Check `improvements.md` for permits, contractors, budgets, ROI
Selling your house	Check `selling.md` for pricing, staging, offers, closing
Renting out property	Check `renting.md` for tenants, leases, management, legal

Universal Rules

The biggest mistakes are emotional: Overpaying because you "fell in love," skipping inspection to beat competition, renovating based on personal taste vs resale value, pricing based on what you need vs market reality.

Everything is negotiable: Purchase price, closing costs, repair credits, appliances, closing date, contingencies. The only non-negotiable is leverage — who wants the deal more.

Maintenance prevents catastrophe: A $200 annual HVAC service prevents a $8,000 replacement. A $50 gutter clean prevents $15,000 foundation damage. Deferred maintenance compounds.

Permits exist for safety and resale: Unpermitted work = liability. Buyers discover it, insurance denies claims, you can't sell. When in doubt, pull the permit.

Quick Reference

Seasonal maintenance cycle:

Season	Critical Tasks
Spring	HVAC service, gutter clean, check roof for winter damage, test irrigation
Summer	Exterior painting window, seal driveway, check AC performance
Fall	Furnace service, clean gutters again, winterize irrigation, check weatherstripping
Winter	Check insulation, monitor for ice dams, test smoke/CO detectors

When to DIY vs call a pro:

DIY	Always hire
Paint, caulk, weatherstripping	Electrical panel work
Basic plumbing (faucets, toilets)	Structural changes
Landscaping, mulch	Gas lines, water heater
Changing filters, basic cleaning	Roof repair, foundation

Cost Sanity Check

Before approving any major expense:

Get 3 quotes minimum (wide variance is normal)
Search "[project] + [your city] + cost 2024" for local rates
Materials are 40-50% of total; rest is labor
"While we're at it" add-ons double budgets — decide scope upfront

When to Load More

Situation	Reference
Searching, making offers, closing	`buying.md`
Repairs, preventive maintenance, emergencies	`maintenance.md`
Projects, permits, contractors	`improvements.md`
Pricing, staging, negotiations, closing	`selling.md`
Tenants, leases, rent collection, evictions	`renting.md`