Leasing & Operations

Builds a full lease-up playbook from day one through stabilization — covering lead-funnel diagnostics, tiered pricing and concession burn-down rules, weekly tracking dashboards, broker commission NPV scenarios, and reserve adequacy stress tests. Suited for new developments, acquired properties with significant vacancy, or any situation requiring a structured absorption plan rather than ad-hoc leasing decisions. Produces a single printable document across nine sections that an operator can follow week-by-week.

Guides property managers through commercial tenant transitions from first notice through final settlement. For move-ins, produces a phased timeline, room-by-room condition report, security credential matrix, and vendor schedule. For move-outs, generates a condition comparison report, itemized restoration charges, and a security deposit reconciliation letter timed to state-law deadlines.

Takes an expiring lease and models both renewal and trade-out paths as a full NPV comparison — factoring in TI allowances, leasing commissions, vacancy carrying cost, and market rent achievable. Runs a three-variable breakeven analysis (vacancy duration, new rent, TI level) and a probability-weighted risk overlay, then issues a GO RENEW / GO TRADE-OUT / CONDITIONAL recommendation with confidence level and specific deal terms. Handles office, retail, industrial, and multifamily; flags co-tenancy cascade risk, DSCR covenant exposure, and credit quality impacts.

Helps asset managers find the value-maximizing rent increase for every tenant — not just the highest rent the market will bear. Builds a loss-to-lease waterfall, models renewal probability by tenant segment, compares aggressive/moderate/retention strategies on 1/3/5-year NPV, and translates the optimal increase into property value impact. Reach for this when preparing a rent raise strategy memo or planning a portfolio-wide renewal cycle.

When significant lease expirations are approaching, this skill scores each expiring tenant's renewal probability, models the NPV difference between retention and vacancy/backfill, and sequences multi-tenant negotiations using game theory principles. Output includes a 13-section analysis covering WALT impact, DSCR covenant risk, blend-and-extend scenarios, and per-tenant deal structure proposals — plus an automatic backfill plan for high-risk tenants. Use it when preparing for refinancing or disposition where WALT extension affects valuation, or when 15%+ of NRA is rolling within 12 months.

Manages the full building systems lifecycle for institutional property management: generates preventive maintenance calendars, tracks equipment age and condition against ASHRAE useful-life benchmarks, quantifies deferred maintenance exposure using BOMA cost multipliers, and calculates replacement reserve adequacy. Reach for this skill when you need to build or audit a PM program, assess whether a reserve fund is underfunded, or estimate the compounding cost of deferred repairs. Covers HVAC, elevator, fire/life safety, roofing, plumbing, electrical, and building envelope.

Generates a complete Emergency Response Plan (ERP) for commercial properties across six hazard types: fire, flood, severe weather, power outage, active threat, and hazmat. Output includes a hazard assessment matrix, emergency contact tree, scenario-specific procedures, evacuation map notes, drill-ready communication templates, and a 12-month drill calendar. Reach for this skill at property onboarding, annual safety review, or before a new fire drill season.

Produces bid-ready janitorial and landscaping scopes of work for commercial properties — including tiered cleaning specifications, seasonal grounds calendars, vendor scorecards, and contract structure recommendations. Use this when rebidding a janitorial contract, building a new landscaping RFP, or benchmarking existing vendor pricing against property type and square footage. Covers Class A/B office, medical, industrial, and retail, with market-rate pricing benchmarks and quality inspection thresholds built in.

Takes a forwarded maintenance email or pasted tenant message and logs it to a maintenance log — local Excel, cloud spreadsheet, or chat output, depending on how the user sets it up. On first run, walks through a short setup interview (storage choice, property name, optional email or scheduled invocation), then offers a customized version of the skill with all settings baked in. Install that version and every run after is silent: the request comes in, gets a row, an urgency tier, and a draft tenant acknowledgment, and surfaces in the configured location.

Builds a complete preventive maintenance program for a commercial building or portfolio: 12-month PM calendar by equipment type, compliance tracker for code-mandated inspections (NFPA 72, NFPA 25, elevator, backflow), work order templates, and an annual PM budget estimate. Use it when onboarding a new property, transitioning from reactive to planned maintenance, or when a compliance audit has exposed gaps in your PM program.

Coordinates the recurring operational programs that keep a CRE property running: parking management, common area inspections, landscaping and janitorial oversight, work order triage, tenant satisfaction surveys, after-hours response, and building directory upkeep. Produces inspection scorecards, vendor SLAs, and multi-step playbooks for each workflow. Built for property managers operating multi-tenant assets where these tracks run in parallel.

Eight-workflow operating system for self-managing landlords with 1–50 units: tenant screening with Fair Housing-compliant criteria, rent collection and delinquency escalation, move-in/move-out inspection checklists, maintenance work-order classification, unit turnover timelines, financial reporting (rent roll, P&L, tax summary), and a self-manage-vs.-PM breakeven analysis. Bundled state landlord-tenant rules and turnover budget templates for 25 states are included.

Runs the full procurement cycle for commercial property service contracts — from writing a bid-ready RFP through vendor scoring, reference checks, and a decision memo ready for owner or asset manager approval. Covers all major service categories (HVAC, janitorial, elevator, fire/life safety, landscaping, security) and produces a weighted evaluation scorecard, side-by-side bid comparison matrix, and a vendor onboarding checklist. Reach for this skill when a service contract is coming up for rebid, when tenant complaints suggest the current vendor is underperforming, or when you need to run a new competitive procurement from scratch.

Takes a free-text maintenance request and returns a structured triage report: urgency tier (P1 Emergency through P4 Deferrable), SLA response and resolution deadlines, trade assignment, cost estimate, landlord-vs.-tenant responsibility check, and approval routing. Handles single work orders and batch queue re-sequencing. Useful for property managers handling inbound tenant requests, morning backlog triage, and NNN lease chargeback review.

Guides asset managers through delinquent-tenant decisions by running a three-scenario NPV comparison — workout, eviction + re-lease, and cash-for-keys — alongside loan covenant impact analysis and state-specific eviction timelines. Covers credit tenants and local operators separately, with add-on modules for restaurant and specialty tenants (equipment liens, environmental risk). Produces a ranked recommendation with sensitivity ranges, communication templates, and a legal cost worksheet.

Takes a rent roll in any format — PDF, Excel, CSV, or pasted text — and maps it to a standard underwriting template with validated, clean data. Runs seven validation checks (SF reconciliation, revenue reconciliation, date consistency, rent reasonableness, concentration, rollover, missing data) and outputs a Validation Summary with pass/fail flags, a Derived Analytics Dashboard with WALT and rollover schedule, and a Mark-to-Market Summary if market rents are provided. Use this at the start of any acquisition, refinancing, or portfolio review workflow before feeding data into underwriting models.

Reviews vendor invoices before payment, checking arithmetic, contract rate compliance, scope authorization, duplicate billing, GL coding, and NTE/annual cap limits. Returns an APPROVED, APPROVED WITH FLAGS, or HOLD FOR REVIEW verdict with a flag detail table and ready-to-send dispute correspondence for any items on hold. Also handles batch invoice runs and vendor contract evaluation including rebid scoring and IPM program reviews.

Processes tenant income certifications for LIHTC and affordable housing properties. Calculates anticipated annual income using Section 42 and HUD Part 5 methodology, determines AMI eligibility for initial and annual recertifications, and generates a documentation checklist for audit readiness.

Monitors LIHTC compliance status for affordable housing properties under IRS Section 42 — tracking set-aside test results, unit-level income and rent qualification, applicable fraction, and recapture exposure. Takes a property's rent roll, placed-in-service date, and set-aside election; outputs a structured report with a COMPLIANT / AT RISK / NONCOMPLIANT banner, timeline of upcoming deadlines, and prioritized corrective actions. Use it before HFA file reviews, annual recertification cycles, or investor asset management reporting.

Reviews and interprets the full regulatory stack for affordable housing properties — LURAs, HOME agreements, bond regulatory agreements, and local inclusionary overlays. Extracts affordability requirements, maps compliance deadlines onto a timeline, and assesses exit options including qualified contract eligibility and transfer consent requirements. Useful at acquisition due diligence, refinancing, resyndication, or when evaluating end-of-compliance-period options.

Determines gross and net rent ceilings for LIHTC, HOME, Section 8 project-based, and other subsidized housing units — applying IRS Section 42 imputed-household-size formulas, HUD income limits, and utility allowance deductions. Reach for it when new HUD income limits are published, utility allowances change, or you need to verify that current contract rents are within program limits. Produces a per-bedroom, per-AMI-tier rent limit table with compliance status for each unit type.