Homestruk Lease Renewal

Track lease expirations and manage the 90-day renewal process. Use when checking upcoming lease expirations, planning rent increases, drafting renewal offers...

Security Scan

The skill's files and runtime instructions are internally consistent with a local lease-renewal / property-management assistant: it reads and updates local property files, drafts renewal letters, and invokes other Homestruk skills; no unrelated credentials or risky installs are requested.

Purpose & Capability

The name/description match the instructions: the skill manages a 90-day lease-renewal workflow and operates on local property/tenant/rent-roll JSON files. One small inconsistency: registry metadata lists no homepage/source while the SKILL.md advertises homestruk.com and Homestruk Properties LLC — this is likely informational but worth confirming the publisher if provenance matters.

Instruction Scope

SKILL.md explicitly limits actions to reading ~/.openclaw/shared/*.json, saving drafts to ~/.openclaw/workspace/drafts, updating ~/.openclaw/shared/rent-roll.json, and invoking related Homestruk skills/SOP files. Those actions are appropriate for a lease-renewal tool. The instructions do include out-of-band actions (call/text tenants, get owner approval) which are normal for the domain but occur outside the agent's direct control.

Install Mechanism

This is an instruction-only skill with no install spec, no code files, and no downloads — lowest-risk model for installation and runtime presence.

Credentials

The skill requests no environment variables or external credentials, which is proportional. It does read and write sensitive local tenant/property data (payment history, rent-roll, property status). That is expected but sensitive — ensure those files are local and you understand that the agent will access them when invoked.

Persistence & Privilege

always:false and user-invocable:true. The skill is not forced into every agent session. It does write to specific local files (rent-roll.json, draft files, SOP references) but does not request system-wide configuration changes or elevated privileges.

Assessment

This skill appears coherent for managing lease renewals, but check a few practical points before installing: 1) provenance — the registry shows no source/homepage despite the SKILL.md naming homestruk.com; verify you trust the publisher. 2) confirm the local paths (~/.openclaw/shared/*.json and ~/.openclaw/workspace/...) are the files you expect and contain the tenant data you want the agent to read/write; back them up. 3) review or sandbox any related skills the skill invokes (homestruk-rent-comps, homestruk-kb) because they may call external services or require credentials. 4) remember the agent will access sensitive tenant data when you invoke this skill — only enable it for agents you trust. If you need higher assurance, ask the publisher for a signed manifest or source repository to review.

Homestruk Lease Renewal Tracker

Proactively manage lease renewals using a 90-day timeline to maximize tenant retention and optimize rent pricing.

When to Use This Skill

• "Any leases expiring soon?"
• "Time to renew [tenant name]?"
• "What should I set rent to for [property]?"
• "Draft a renewal offer for [tenant]"
• Weekly/monthly lease expiration check
• Cron job: run monthly to flag upcoming renewals

Data Sources

Read these files for current lease data:

• ~/.openclaw/shared/properties.json (all properties)
• ~/.openclaw/shared/tenants.json (tenant details)
• ~/.openclaw/shared/rent-roll.json (current rents)

The 90-Day Renewal Timeline

Day 90 Before Expiry: ASSESSMENT

• Flag the lease as "renewal pending"
• Pull current rent from rent-roll.json
• Run the homestruk-rent-comps skill to get market rate
• Review tenant payment history (any late payments?)
• Review maintenance request history (high maintenance tenant?)
• Check if owner has expressed intent to sell or renovate
• Decision: Renew, raise rent, or non-renew?

Day 75: PRICING DECISION

• Compare current rent to market comps
• Calculate proposed increase:
  • Good tenant, below market: increase 3-5%
  • Good tenant, at market: increase 0-3% (retention)
  • Average tenant, below market: increase to market
  • Problem tenant: consider non-renewal
• Get owner approval on proposed rent
• MA note: No rent control in most cities At-will: 30 days notice for increase (MGL c.186 s.12) Fixed-term: increase at renewal, not mid-lease

Day 60: RENEWAL OFFER

Draft renewal offer letter including:

• Current rent and proposed new rent
• Lease term (12 months recommended)
• Any updated terms or rules
• Deadline to respond (14 days)
• Benefits of renewing (no moving costs, established home)
• Contact info for questions

Draft template:

Dear [TENANT NAME],

Your lease at [ADDRESS] expires on [DATE]. We value you as a
tenant and would like to offer you a renewal.

Proposed terms:
  New monthly rent: $[AMOUNT] (currently $[CURRENT])
  Lease term: 12 months ([START] to [END])
  All other terms remain unchanged.

Please respond by [DEADLINE - 14 days from letter] to confirm
your intent to renew. If we do not hear from you by that date,
we will begin preparing the unit for new tenancy.

We appreciate your tenancy and hope to continue our relationship.

Sincerely,
[PM NAME]
Homestruk Properties

Save draft to: ~/.openclaw/workspace/drafts/renewal-[tenant-slug]-[date].md

Day 45: FOLLOW-UP (if no response)

• Call or text the tenant directly
• Confirm they received the offer
• Ask if they have questions or concerns
• If they want to negotiate: schedule a call
• Update status in tracking

Day 30: DECISION DEADLINE

• If tenant accepts: draft new lease, schedule signing
• If tenant counters: evaluate counteroffer vs market data
  • Accept if within 3% of your target
  • Counter back if more than 3% gap
  • Walk away if tenant demands below-market rent
• If tenant declines or no response:
  • Begin vacancy prep (run homestruk-rent-comps for listing price)
  • Schedule turnover using rent-ready checklist
  • Notify owner of expected vacancy dates and costs

Day 14: FINAL ESCALATION

• If still no signed renewal: assume non-renewal
• Begin marketing the unit
• Send formal non-renewal notice (if required by lease)
• Schedule move-out inspection
• Prepare security deposit return timeline (30 days per MA law)

Day 0: LEASE EXPIRES

• If renewed: new lease begins, update rent-roll.json
• If vacated: execute move-out SOP (04-move-out-ma.md)
• Update properties.json with new status

Renewal Tracking Dashboard

When asked "any leases expiring soon?" scan all properties and output:

LEASE RENEWAL DASHBOARD — [DATE]

URGENT (within 30 days):
🔴 [PROPERTY] — [TENANT] — Expires [DATE] — Status: [X]

UPCOMING (30-90 days):
🟡 [PROPERTY] — [TENANT] — Expires [DATE] — Status: [X]

ALL CLEAR (90+ days or month-to-month):
🟢 [PROPERTY] — [TENANT] — Expires [DATE]

Integration

• Uses homestruk-rent-comps skill for market pricing
• References SOP: ~/.openclaw/workspace/sops/03-lease-renewal-ma.md
• References SOP: ~/.openclaw/workspace/sops/04-move-out-ma.md
• Updates: ~/.openclaw/shared/rent-roll.json on renewal
• Reads: ~/.openclaw/shared/properties.json for lease dates
• Knowledge base: homestruk-kb for MA rent increase rules

---

About Homestruk

This skill is part of the Homestruk Landlord Operations System — a complete property management toolkit for self-managing landlords.

Free: Download the Rent-Ready Turnover Checklist at homestruk.com Full System: 10 operations documents + spreadsheets at homestruk.com

Built by Homestruk Properties LLC | homestruk.com