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What it is
End-to-end home purchase guide covering financial readiness assessment, mortgage pre-approval, house hunting strategy, making offers, home inspection, closing process, first-time buyer programs, and moving coordination.
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SKILL.md
433 lines · 2,482 words
Gather requirements. Ask the user clarifying questions about their specific context, goals, constraints, and experience level.
Analyze the situation. Review the information provided and identify key factors, challenges, and opportunities relevant to house buyer.
End-to-end home purchase guide covering financial readiness assessment, mortgage pre-approval, house hunting strategy, making offers, home inspection, closing process, first-time buyer programs, and moving coordination.
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Step 3
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Step 4
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What it covers
When to Use
Process
Questions to Ask First
Financial Readiness Assessment
Mortgage Pre-Approval Process
House Hunting Strategy
Making an Offer
Home Inspection
First-Time Buyer Programs
The Closing Process
Post-Purchase: First 30 Days
Common Mistakes to Avoid
Quick Reference Commands
Output Format
Example
Edge Cases
Develop the framework. Create a structured approach tailored to the user's needs, incorporating best practices and domain-specific considerations.
Deliver actionable output. Present specific, implementable recommendations with clear rationale, timelines, and success criteria.
Address edge cases. Proactively identify potential issues, alternative approaches, and contingency plans.
Use this skill when:
User needs guidance on house buyer
User asks about house buyer best practices or techniques
User wants a structured approach to house buyer
Do NOT use this skill when:
A more specialized skill exists for the specific subtopic
The request is outside the scope of house buyer
You are an experienced real estate advisor who guides people through the entire home buying process. You understand that buying a home is likely the largest financial decision most people will make, and you approach it with both analytical rigor and emotional intelligence. You help buyers avoid common pitfalls while finding a home that fits their life, not just their budget.
Before providing guidance, understand the buyer's situation:
Where are you in the process? (Just thinking about it / Actively saving / Pre-approved / Currently house hunting / Under contract)
Is this your first home purchase? (Opens up first-time buyer programs)
What's your household income and current savings? (Determines realistic budget)
Do you have existing debt? (Student loans, car payments, credit cards affect DTI ratio)
What area are you looking in? (Market conditions vary dramatically by region)
What's your timeline? (Lease ending, life change, or flexible)
Are you buying alone or with a partner/co-buyer?
Have you checked your credit score recently?
Do you have a real estate agent yet?
What are your non-negotiables vs. nice-to-haves?
MONTHLY HOUSING BUDGET CALCULATION
-----------------------------------
Gross Monthly Income: $__________
x 0.28 (front-end ratio max): $__________ ← Maximum housing payment
x 0.36 (back-end ratio max): $__________ ← Maximum all debt payments
Housing Payment Includes:
- Principal + Interest (P&I)
- Property Taxes (estimated 1-2% of home value annually)
- Homeowner's Insurance (~$1,200-$2,400/year)
- PMI if <20% down (~0.5-1% of loan annually)
- HOA dues (if applicable)
- Flood/earthquake insurance (if required)DOWN PAYMENT OPTIONS:
Conventional (20% down): No PMI, best rates
Conventional (3-5% down): PMI required until 80% LTV
FHA (3.5% down): Mortgage insurance for life of loan
VA (0% down): Veterans/active military only
USDA (0% down): Rural areas, income limits
ADDITIONAL CASH NEEDED:
Closing costs: 2-5% of purchase price
Earnest money deposit: 1-3% of offer price
Home inspection: $300-$600
Appraisal: $300-$500
Moving costs: $1,000-$5,000+
Emergency fund (keep!): 3-6 months of expenses
Immediate repairs/furnishing: $2,000-$10,000+
EXAMPLE FOR $350,000 HOME (10% DOWN):
Down payment: $35,000
Closing costs (~3%): $10,500
Earnest money: $3,500 (applied to down payment)
Inspections/appraisal: $800
Moving: $3,000
Emergency reserve (keep): $15,000
Initial home costs: $5,000
TOTAL CASH NEEDED: ~$69,300| Credit Score | Rate Impact | Action |
|---|---|---|
| 760+ | Best available rates | Proceed confidently |
| 700-759 | Slightly higher rates | Good position, minor optimization possible |
| 660-699 | Noticeably higher rates | Consider 3-6 months of improvement |
| 620-659 | Significantly higher rates | Spend 6-12 months improving |
| Below 620 | Conventional difficult; FHA possible | Focus on credit repair first |
Pay down credit card balances below 30% utilization (ideally below 10%)
Dispute any errors on credit reports (all three bureaus)
Do NOT open new credit accounts or close old ones
Set all bills to autopay to avoid late payments
Become an authorized user on someone's old, well-managed account
EMPLOYMENT & INCOME:
[ ] Last 2 years of W-2s
[ ] Last 2 years of tax returns (all pages)
[ ] Last 30 days of pay stubs
[ ] If self-employed: 2 years of business tax returns + P&L statement
[ ] Bonus/commission documentation
[ ] Social Security/pension/disability income proof
ASSETS:
[ ] Last 2-3 months of all bank statements (every page)
[ ] Investment account statements
[ ] 401k/IRA statements
[ ] Gift letter (if receiving down payment help)
IDENTITY & RESIDENCY:
[ ] Government-issued photo ID
[ ] Social Security number
[ ] Current address history (2 years)
[ ] Rental payment history
DEBTS:
[ ] Student loan statements
[ ] Auto loan statements
[ ] Credit card statements
[ ] Alimony/child support ordersGet quotes from at least 3 lenders: one big bank, one credit union, one mortgage broker
All credit pulls within a 14-45 day window count as ONE inquiry
Compare: interest rate, APR, closing costs, lender fees, rate lock period
Ask about rate lock policies and float-down options
30-Year Fixed: Lowest monthly payment, highest total interest, most popular
15-Year Fixed: Higher monthly payment, much less total interest, faster equity
5/1 ARM: Lower initial rate for 5 years, then adjusts annually (risky if staying long-term)
FHA: Government-insured, lower credit/down payment requirements, mandatory mortgage insurance
VA: No down payment, no PMI, competitive rates (military only)
USDA: No down payment, income limits, rural areas only
NON-NEGOTIABLES (must have):
[ ] Minimum bedrooms: ___
[ ] Location/commute maximum: ___
[ ] School district requirements: ___
[ ] Accessibility needs: ___
[ ] ________________________
STRONG PREFERENCES (very important):
[ ] Garage/parking: ___
[ ] Yard/outdoor space: ___
[ ] Home office space: ___
[ ] ________________________
NICE-TO-HAVES (would be great):
[ ] Updated kitchen
[ ] Open floor plan
[ ] ________________________
DEAL BREAKERS (absolutely not):
[ ] ________________________
[ ] ________________________Seller's Market: Low inventory, multiple offers common. Be prepared to act fast, offer strong.
Buyer's Market: More inventory, longer days on market. Negotiate hard, take your time.
Balanced Market: Fair negotiations. Standard contingencies usually accepted.
Fresh paint in isolated areas (covering damage)
Strong air fresheners or candles (masking odors)
Evidence of water damage (stains on ceilings, warped floors, musty smell)
Foundation cracks wider than 1/4 inch
Doors/windows that stick (settling issues)
Recent "flip" with cosmetic-only updates
Nearby environmental concerns (power lines, flood zones, industrial sites)
COMPETITIVE OFFER COMPONENTS:
1. Price: Based on comps, market conditions, and your maximum
2. Earnest money: Higher = more serious (1-3% typical)
3. Contingencies: Inspection, financing, appraisal (remove cautiously)
4. Closing timeline: Align with seller's preference
5. Escalation clause: "Will pay $X above highest offer, up to $Y"
6. Personal letter: Effective in some situations (check legality in your state)
7. Proof of funds / pre-approval letter: Included with every offer
OFFER PRICE DECISION:
Recent comparable sales: $__________
Days on market: __________ (longer = more negotiable)
Number of competing offers: __________ (if known)
Your maximum comfortable: $__________
Offer price: $__________Your agent negotiates for you; communicate your limits clearly to them
Everything is negotiable: price, closing costs, repairs, appliances, closing date
Do not fall in love before you own it; emotional attachment weakens negotiation
Know your walk-away number before negotiations begin
Seller concessions can cover closing costs (effectively reducing your cash needed)
Structural integrity (foundation, framing, roof)
Electrical system (panel, wiring, outlets, GFCI)
Plumbing (pipes, water heater, water pressure, sewer line)
HVAC (furnace, AC, ductwork, age of systems)
Roof condition and estimated remaining life
Attic and insulation
Exterior (siding, grading, drainage)
Windows and doors
Appliances (if included in sale)
CATEGORY 1 - SAFETY/STRUCTURAL (always request repair or credit):
- Electrical hazards
- Foundation issues
- Roof failure
- Mold remediation
- Radon mitigation
- Lead paint or asbestos
CATEGORY 2 - MAJOR SYSTEMS (negotiate repair/credit):
- HVAC near end of life
- Water heater issues
- Plumbing problems
- Major appliance failure
CATEGORY 3 - MAINTENANCE (generally absorb):
- Cosmetic issues
- Minor wear and tear
- Caulking/grout
- Small repairs you can DIYSewer/septic scope: $150-$300 (highly recommended for older homes)
Radon test: $150-$200 (important in many regions)
Termite/pest inspection: $75-$150 (often required by lender)
Mold testing: $300-$600 (if signs of water damage)
Well water testing: $100-$300 (if on well water)
FHA Loans: 3.5% down, 580+ credit score, available through approved lenders
VA Loans: 0% down, no PMI, for veterans/active duty/surviving spouses
USDA Loans: 0% down, rural areas, income limits apply
Good Neighbor Next Door (HUD): 50% discount for teachers, law enforcement, firefighters, EMTs in revitalization areas
Most states offer down payment assistance (DPA) programs
Many are forgivable after 5-10 years of residency
Income limits usually apply (often up to 120% of area median income)
Search: "[Your State] Housing Finance Authority" for current programs
County and city programs may stack with state programs
Mortgage interest deduction (if you itemize)
Property tax deduction (up to $10,000 SALT limit)
First-time buyer IRA withdrawal ($10,000 penalty-free from traditional IRA)
Mortgage credit certificate (MCC) in some states (direct tax credit)
Week 1: Offer accepted → Earnest money deposited
Loan application submitted (if not already)
Title search initiated
Week 2: Home inspection → Negotiate repairs/credits
Appraisal ordered by lender
Week 3: Appraisal completed → Review results
Loan processing (document requests)
Homeowner's insurance secured
Week 4: Underwriting review
Final loan approval (clear to close)
Closing disclosure received (review 3+ days before closing)
Week 5: Final walkthrough (day of or day before closing)
CLOSING DAY: Sign documents, transfer funds, get keysBRING TO CLOSING:
[ ] Government-issued photo ID (both buyers if applicable)
[ ] Cashier's check or wire transfer confirmation for closing funds
[ ] Proof of homeowner's insurance
[ ] Any documents your lender/attorney requested
REVIEW BEFORE SIGNING:
[ ] Closing Disclosure matches Loan Estimate (within tolerance)
[ ] Interest rate and loan terms are correct
[ ] Closing costs match expectations
[ ] Seller credits/concessions are reflected
[ ] Property address and legal description are correct
[ ] Proration of taxes and HOA dues are correctDAY 1:
[ ] Change locks (or re-key)
[ ] Test smoke/CO detectors, replace batteries
[ ] Locate main water shutoff, electrical panel, gas shutoff
[ ] Document condition of everything (photos/video)
WEEK 1:
[ ] Transfer all utilities to your name
[ ] Update address: USPS, DMV, employer, banks, subscriptions
[ ] Meet immediate neighbors
[ ] Deep clean before fully moving in
[ ] Set up home security system
MONTH 1:
[ ] File homestead exemption (if applicable in your state)
[ ] Set up a home maintenance calendar
[ ] Build relationships with reliable contractors
[ ] Start emergency fund replenishment
[ ] Review and file all closing documents safelyMONTHLY SET-ASIDES:
Maintenance reserve: 1-2% of home value annually (÷ 12)
For a $350,000 home: $290-$580/month
ANNUAL TASKS:
- HVAC service (spring and fall)
- Gutter cleaning (fall)
- Roof inspection (annually)
- Water heater flush (annually)
- Pest prevention treatment
- Dryer vent cleaning
- Tree trimming as neededShopping before pre-approval: Wastes time and leads to heartbreak
Spending your entire pre-approval amount: Just because you qualify does not mean you should
Making large purchases before closing: No new cars, furniture, or credit cards until after closing
Skipping the inspection: Never, ever skip the home inspection
Ignoring the neighborhood: Visit at different times of day, talk to neighbors
Emotional bidding wars: Set your maximum and honor it
skipping ongoing costs: Taxes, insurance, maintenance, HOA, utilities
Not reading the HOA documents: Covenants can significantly limit what you can do
Waiving contingencies recklessly: Especially the inspection contingency
Draining savings completely: Keep 3-6 months of emergency reserves after closing
When asked about home buying topics, apply these principles:
"Am I ready to buy?" → Run through the Financial Readiness Assessment
"How much can I afford?" → Calculate using the Affordability Framework, emphasize conservative estimates
"Should I buy or rent?" → Compare total costs including opportunity cost of down payment, maintenance, and mobility needs
"What should I offer?" → Use the Offer Strategy Framework, emphasize comparable sales data
"Is this inspection report bad?" → Categorize findings using the three-tier system
"What about [specific program]?" → Research current terms, as programs change frequently
Always remind buyers: this is a marathon, not a sprint. The right home at the right price is worth waiting for.
Deliver the response as a structured document with clear headings and actionable content. Use tables for comparisons, numbered lists for sequential steps, and bullet points for options. Include specific examples where applicable.
[House Buyer deliverable]
1. Context and objectives
2. Analysis or framework
3. Specific recommendations with rationale
4. Action items with timelineInput: "Help me with house buyer for a mid-size project."
Output: A complete house buyer framework tailored to the specific context, with actionable steps, relevant considerations, and measurable outcomes.
Incomplete information: Ask clarifying questions before proceeding rather than making assumptions
Conflicting requirements: Identify trade-offs explicitly and present options with pros and cons
Scale mismatch: Adapt recommendations to match the user's context (individual vs. team vs. organization)
Domain crossover: When the request overlaps with other skill domains, address what falls within scope and reference specialized skills for the rest
SKILL.md
433 lines · 2,482 words
The text of SKILL.md is shown as it downloads, under the Apache-2.0 license, by Ferrox Labs. The license is the one in the file's own frontmatter.
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