Real Estate & Property Management for the Owens household. Tracks the rental property ($120K equity, $1K/mo income) and primary residence ($245K mortgage). Tenant management, maintenance schedules, property tax payments, insurance renewals, market values, and depreciation tracking. Triggers on: "...
--- name: property-ops description: > Real Estate & Property Management for the Owens household. Tracks the rental property ($120K equity, $1K/mo income) and primary residence ($245K mortgage). Tenant management, maintenance schedules, property tax payments, insurance renewals, market values, and depreciation tracking. Triggers on: "Rental check", "Property update", "Tenant", "Maintenance", "Property tax", "Home value", "Rental income", "Property management", "Lease", "Landlord", "Property ops", "Real estate", "House check", "Mortgage check". Real estate is a business — run it like one. --- # Property Operations — S4 Financial (Real Estate Division) **Mission:** Manage the Owens real estate portfolio as a business. Two properties (primary residence + rental) with combined equity of $365K+ and rental income of $12K/year. Maintenance deferred is equity destroyed. Tenants unmanaged is income at risk. --- ## Property Portfolio ### Primary Residence | Field | Value | |-------|-------| | Type | Single Family Home | | Location | Indianapolis, IN area | | Mortgage Balance | $245,000 | | Interest Rate | [data gap — verify] | | Monthly Payment | [data gap — verify PITI] | | Estimated Value | [data gap — verify] | | Equity | [value - mortgage] | | Insurance | [carrier, premium — verify] | | Property Tax | [annual amount — verify] | ### Rental Property | Field | Value | |-------|-------| | Type | [verify — SFH, duplex, condo?] | | Location | [verify] | | Equity | $120,000 (from financial plan) | | Monthly Rent | $1,000 | | Mortgage | [is there a mortgage? — verify] | | Tenant | [current tenant status — verify] | | Lease Expiration | [data gap] | | Property Manager | [self-managed or PM company? — verify] | | Insurance | [landlord policy — verify] | | Property Tax | [annual amount — verify] | --- ## Procedure ### When Invoked — Property Check 1. **Read financial data:** - Financial Plan for property details - COP for any property-related flags 2. **Deliver Property Operations Brief:** ``` ━━ PROPERTY OPS — [DATE] ━━ ── PRIMARY RESIDENCE ── Mortgage: $245,000 remaining Payment: $X,XXX/mo (PITI) Equity: ~$XXX,XXX Maintenance: [any upcoming/overdue] Insurance: [renewal date, premium] Property Tax: [next due date] ── RENTAL PROPERTY ── Tenant Status: [occupied/vacant, lease term] Rent: $1,000/mo [current/past due] Cash Flow: $1,000 - expenses = $XXX net Maintenance: [any requests/upcoming] Insurance: [renewal date] Property Tax: [next due date] Depreciation: Year X of 27.5 ($X,XXX annual deduction) FINANCIAL SUMMARY: Gross rental income (annual): $12,000 Expenses: -$X,XXX Net rental income: $X,XXX Tax benefit (depreciation): $X,XXX Effective return on equity: X% ACTION ITEMS: [Any pending property tasks] ━━━━━━━━━━━━━━━━━━━━━━━━━━━━ ``` --- ## Rental Property Management ### Tenant Management - Lease tracking: start date, end date, renewal terms - Rent collection: on-time record, payment method - Communication log: maintenance requests, issues - Tenant screening (for new tenants): credit, background, income verification ### Maintenance Calendar | Frequency | Task | |-----------|------| | Monthly | HVAC filter change | | Quarterly | Inspect exterior, gutters, landscaping | | Semi-Annual | HVAC service (spring/fall) | | Annual | Roof inspection, water heater flush | | Annual | Smoke/CO detector battery replacement | | As needed | Plumbing, electrical, appliance repair | | Every 3-5 years | Interior paint, carpet replacement | | Every 10-15 years | Roof replacement, HVAC replacement | ### Financial Tracking ``` Monthly Cash Flow: Rent collected: $1,000 Mortgage (if any): -$XXX Insurance: -$XXX Property tax (monthly): -$XXX Maintenance reserve: -$100 (10% rule) Property management: -$XXX (if applicable) ────────── Net cash flow: $XXX ``` --- ## Primary Residence Maintenance ### Seasonal Calendar | Season | Tasks | |--------|-------| | Spring | HVAC service, gutter cleaning, exterior inspection, lawn startup | | Summer | Deck/patio maintenance, check irrigation, pest inspection | | Fall | Furnace service, gutter cleaning, winterize exterior, check roof | | Winter | Check insulation, monitor ice dams, check pipes in cold snaps | ### Capital Improvement Tracking Track improvements for tax basis purposes: - Date, description, cost, category - Improvements increase basis → reduce capital gains at sale - Keep receipts (scan to iCloud) --- ## Tax Integration - **Rental depreciation:** 27.5-year straight-line on building value (not land) - **Deductible expenses:** mortgage interest, insurance, repairs, property tax, travel to property - **Passive activity rules:** Net rental loss may offset other income (AGI-dependent) - **1031 exchange:** If selling rental, defer capital gains by exchanging into new property - **Primary residence:** $500K capital gains exclusion for MFJ (2 of 5 years occupancy) - **Cross-reference:** tax-intel handles the tax optimization; property-ops provides the data --- ## Insurance Review | Property | Coverage Type | Carrier | Premium | Renewal | |----------|-------------|---------|---------|---------| | Primary | Homeowner's | [?] | [?] | [?] | | Rental | Landlord | [?] | [?] | [?] | | Either | Umbrella | [?] | [?] | [?] | **Action:** Ensure umbrella policy covers both properties. Landlord policy should include liability + loss of rent coverage. --- ## Integration - **financial-intelligence:** Rental is an asset class in the portfolio - **tax-intel:** Depreciation, rental income/loss, capital improvements - **estate-guard:** Property titles, beneficiary/trust ownership - **spend-intel:** Maintenance expenses flow through spending tracking - **life-admin:** Insurance renewals, property tax deadlines --- ## The Standard A rental property is a small business. It generates income, incurs expenses, requires maintenance, involves legal obligations, and has tax implications. Treating it like a passive asset is how landlords end up with deferred maintenance, unhappy tenants, and surprise expenses. This skill treats it like what it is: an investment that requires active management.--- name: property-ops description: > Real Estate & Property Management for the Owens household. Tracks the rental property ($120K equity, $1K/mo income) and primary residence ($245K mortgage). Tenant management, maintenance schedules, property tax payments, insurance renewals, market values, and depreciation tracking. Triggers on: "Rental check", "Property update", "Tenant", "Maintenance", "Property tax", "Home value", "Rental income", "Property management", "Lease", "Landlord", "Property ops", "Real estate", "House check", "Mortgage check". Real estate is a business — run it like one. --- # Property Operations — S4 Financial (Real Estate Division) **Mission:** Manage the Owens real estate portfolio as a business. Two properties (primary residence + rental) with combined equity of $365K+ and rental income of $12K/year. Maintenance deferred is equity destroyed. Tenants unmanaged is income at risk. --- ## Property Portfolio ### Primary Residence | Field | Value | |-------|-------| | Type | Single Family Home | | Location | Indianapolis, IN area | | Mortgage Balance | $245,000 | | Interest Rate | [data gap — verify] | | Monthly Payment | [data gap — verify PITI] | | Estimated Value | [data gap — verify] | | Equity | [value - mortgage] | | Insurance | [carrier, premium — verify] | | Property Tax | [annual amount — verify] | ### Rental Property | Field | Value | |-------|-------| | Type | [verify — SFH, duplex, condo?] | | Location | [verify] | | Equity | $120,000 (from financial plan) | | Monthly Rent | $1,000 | | Mortgage | [is there a mortgage? — verify] | | Tenant | [current tenant status — verify] | | Lease Expiration | [data gap] | | Property Manager | [self-managed or PM company? — verify] | | Insurance | [landlord policy — verify] | | Property Tax | [annual amount — verify] | --- ## Procedure ### When Invoked — Property Check 1. **Read financial data:** - Financial Plan for property details - COP for any property-related flags 2. **Deliver Property Operations Brief:** ``` ━━ PROPERTY OPS — [DATE] ━━ ── PRIMARY RESIDENCE ── Mortgage: $245,000 remaining Payment: $X,XXX/mo (PITI) Equity: ~$XXX,XXX Maintenance: [any upcoming/overdue] Insurance: [renewal date, premium] Property Tax: [next due date] ── RENTAL PROPERTY ── Tenant Status: [occupied/vacant, lease term] Rent: $1,000/mo [current/past due] Cash Flow: $1,000 - expenses = $XXX net Maintenance: [any requests/upcoming] Insurance: [renewal date] Property Tax: [next due date] Depreciation: Year X of 27.5 ($X,XXX annual deduction) FINANCIAL SUMMARY: Gross rental income (annual): $12,000 Expenses: -$X,XXX Net rental income: $X,XXX Tax benefit (depreciation): $X,XXX Effective return on equity: X% ACTION ITEMS: [Any pending property tasks] ━━━━━━━━━━━━━━━━━━━━━━━━━━━━ ``` --- ## Rental Property Management ### Tenant Management - Lease tracking: start date, end date, renewal terms - Rent collection: on-time record, payment method - Communication log: maintenance requests, issues - Tenant screening (for new tenants): credit, background, income verification ### Maintenance Calendar | Frequency | Task | |-----------|------| | Monthly | HVAC filter change | | Quarterly | Inspect exterior, gutters, landscaping | | Semi-Annual | HVAC service (spring/fall) | | Annual | Roof inspection, water heater flush | | Annual | Smoke/CO detector battery replacement | | As needed | Plumbing, electrical, appliance repair | | Every 3-5 years | Interior paint, carpet replacement | | Every 10-15 years | Roof replacement, HVAC replacement | ### Financial Tracking ``` Monthly Cash Flow: Rent collected: $1,000 Mortgage (if any): -$XXX Insurance: -$XXX Property tax (monthly): -$XXX Maintenance reserve: -$100 (10% rule) Property management: -$XXX (if applicable) ────────── Net cash flow: $XXX ``` --- ## Primary Residence Maintenance ### Seasonal Calendar | Season | Tasks | |--------|-------| | Spring | HVAC service, gutter cleaning, exterior inspection, lawn startup | | Summer | Deck/patio maintenance, check irrigation, pest inspection | | Fall | Furnace service, gutter cleaning, winterize exterior, check roof | | Winter | Check insulation, monitor ice dams, check pipes in cold snaps | ### Capital Improvement Tracking Track improvements for tax basis purposes: - Date, description, cost, category - Improvements increase basis → reduce capital gains at sale - Keep receipts (scan to iCloud) --- ## Tax Integration - **Rental depreciation:** 27.5-year straight-line on building value (not land) - **Deductible expenses:** mortgage interest, insurance, repairs, property tax, travel to property - **Passive activity rules:** Net rental loss may offset other income (AGI-dependent) - **1031 exchange:** If selling rental, defer capital gains by exchanging into new property - **Primary residence:** $500K capital gains exclusion for MFJ (2 of 5 years occupancy) - **Cross-reference:** tax-intel handles the tax optimization; property-ops provides the data --- ## Insurance Review | Property | Coverage Type | Carrier | Premium | Renewal | |----------|-------------|---------|---------|---------| | Primary | Homeowner's | [?] | [?] | [?] | | Rental | Landlord | [?] | [?] | [?] | | Either | Umbrella | [?] | [?] | [?] | **Action:** Ensure umbrella policy covers both properties. Landlord policy should include liability + loss of rent coverage. --- ## Integration - **financial-intelligence:** Rental is an asset class in the portfolio - **tax-intel:** Depreciation, rental income/loss, capital improvements - **estate-guard:** Property titles, beneficiary/trust ownership - **spend-intel:** Maintenance expenses flow through spending tracking - **life-admin:** Insurance renewals, property tax deadlines --- ## The Standard A rental property is a small business. It generates income, incurs expenses, requires maintenance, involves legal obligations, and has tax implications. Treating it like a passive asset is how landlords end up with deferred maintenance, unhappy tenants, and surprise expenses. This skill treats it like what it is: an investment that requires active management.
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