Selling a home with AI as a system: from paperwork to handing over the keys

I'm selling a flat myself: [three-bedroom, privately owned, panel-
building construction, regional city], which I [inherited / bought
in year...]. I've never sold real estate before.

Build me a checklist of paperwork to gather before the sale. For
each item, cover:
1. What I'll need it for (listing, viewing, lawyer, buyer's bank)
2. Where to get it (land registry, owners' association, my own
   files, utility providers)
3. How to tell it's in order — what to check on the document
4. What happens if I don't have it

Split the checklist into "needed before the first listing," "needed
before viewings," and "needed before signing contracts." Ask me
step by step what I already have, and keep a running status: done /
missing / ordered.

I'm selling a flat in a building managed by an SVJ and dealing with
the energy performance certificate (PENB). Prepare:
1. A short, polite written request to the SVJ board for the
   building's energy performance certificate for the purpose of
   selling the unit — factual, referencing the unit owner's
   obligation to present the certificate
2. A checklist of what to do under each possible response: the
   certificate exists / doesn't exist and the SVJ will have one
   prepared / the SVJ doesn't respond
3. A list of the bills I should gather in the meantime (energy
   utility bills for the last 3 years), so I have a fallback ready
4. How to correctly state the energy rating in the listing under
   each scenario

Wherever you're not sure of the current wording of the regulations,
say so explicitly — I'll verify at the source rather than rely on
your memory.

I'm uploading the paperwork for a flat I'm selling myself: [floor
plan, land registry extract with national ID numbers blacked out,
utility and energy bills, SVJ meeting minutes, list of repairs,
notes].

Build a structured property document in markdown from them, with
sections: identification and legal status, parameters, condition
and history, fixtures and fittings, costs, building and
surroundings, timeline and process, price and rationale, questions
and answers.

Rules:
- rely only on the uploaded paperwork; don't invent anything
- where the paperwork is missing a fact, write TO FILL IN with a
  question about exactly what you need from me
- where the paperwork disagrees (e.g. floor area in the registry vs.
  in the building manager's listing), flag the discrepancy and don't
  decide for me
- no evaluative adjectives ("beautiful," "sunny") — facts only;
  the selling language comes later, in the outputs

Here's the property document [insert]. Act as a careful buyer
looking for a flat to live in: a family with one child, taking out a
mortgage, comparing this flat against three other listings.

Ask me every question you can't answer from the document that this
buyer would ask before or during a viewing. Focus on the
uncomfortable ones too: age of the wiring and the bathroom core,
sound insulation, neighbors, dampness, exactly what that repaired
stain was, SVJ debts, planned increases in service charges, why the
flat is being sold.

Ask one question at a time, and work my answers straight into the
questions-and-answers section. If I answer evasively, tell me so and
ask again more specifically.

Here's the property document [insert]. Answer the following ten
buyer questions using ONLY the document — no inference. Where the
document doesn't contain the answer, write CANNOT ANSWER and what's
missing from the document:

1. What will I realistically pay per month for housing, utilities
   included?
2. What exactly happened with that dampness, and should I worry
   about it?
3. Does the kitchen stay, appliances included?
4. What's the earliest I could move in?
5. Is the SVJ planning anything that would raise the repair fund?
6. Why are you selling?
7. What's the energy rating, and how do you know?
8. Is parking available near the building?
9. Is a cellar included, and how big is it?
10. Are you taking a mortgage, or cash only?

I'm getting ready to photograph a flat [three-bedroom, panel
building, east-west orientation] for a listing; shooting on a
phone. You have the property document in the Project.

Build me a shot plan:
1. A room-by-room prep checklist — what to tidy away, what to hide,
   what to leave as is (the flat is furnished from my grandmother's
   time; some furniture is going)
2. Shooting order and time of day based on which way each room faces
   the sun
3. A shot list: for each room, the main shot (angle, what should be
   in frame) plus detail shots worth taking (new windows, repaired
   risers) — and shots to skip
4. Shots outside the flat: the building, entrance, cellar, view,
   surroundings — what buyers actually care about here
5. A post-shoot check: what to review on the photos afterward
   (verticals, reflections in mirrors, forgotten personal items)

I'm uploading [40] photos of the flat. Pick the best set for the
listing: the hero photo (the one that decides the click) and 10-14
more, in the order they should appear in the gallery — from the
strongest rooms down to details.

For each photo you pick:
- why this one over similar alternatives
- what to fix, if anything (exposure, straightening verticals,
  cropping)
- a short factual caption for the gallery (no superlatives)

List separately the photos to leave out of the listing, and why
(too dark, a confusing crop, personal items visible). And flag it
if any edit you're suggesting would change the substance — e.g.
hiding a defect the property document discloses.

Write a listing for the flat from the property document in the
Project.

Structure: headline (factual, no exclamation points), opening
paragraph (3-4 sentences: what, where, who it suits), parameters as
bullets, condition and repair history (including the fixed
dampness — phrase it factually, with the repair date), living
costs, building and surroundings, timeline and how the sale works
(legal service by a lawyer, escrow), energy rating.

Rules:
- every claim must be backed by the document; don't add anything
- no real estate euphemisms ("investment opportunity," "renovate to
  your own taste") and no superlatives you can't back up
- phrase positives concretely: not "great location" but "bus stop 3
  minutes on foot, school around the corner" — only if the document
  supports it
- don't hide or bury defects at the end; state them as facts with
  their fix
- keep it under [2,000] characters so it fits on the portals

Here's the final listing text [insert]. Compare it against the
property document in the Project like a strict auditor:

1. Match every claim in the listing to the place in the document
   that supports it. List unsupported claims separately — we either
   back them up or cut them.
2. List what the document contains that the listing omits, and for
   each item judge: is this omitting a material defect (must go in),
   or just a detail (can wait for the viewing)?
3. Flag phrasing that's technically true but steers toward a wrong
   conclusion — e.g. "new windows" in a flat where everything else is
   original, with no mention of the rest's condition.
4. Check the numbers against the document: floor area, floor number,
   service charges, energy rating.

Don't judge the writing style. I only care about accuracy and
completeness.

Work over the sell-flat folder. It contains flat.md (the single
source of truth about the property), a subfolder photos/selected
with the final photo picks, and floorplan.pdf.

Propose a structure for a 6-page A4 sales info sheet: for each page,
its purpose, content (which sections from flat.md), which photos
(filenames). I'm thinking: a cover with the hero photo, the flat at
a glance (parameters + floor plan), photo gallery, condition and
repair history, costs and the building, the buying process (steps,
legal service, escrow, contact).

Two rules: all facts strictly from flat.md — if content is missing
for a page, say so and don't invent anything. And propose which
fields on the pages should be marked as VARIABLE (price, dates, sale
status) — those will change during the sale, and I want them in one
defined place in the document so a change means one edit.
Don't produce anything yet, I'm waiting to approve the plan.

The asking price and handover date changed in flat.md (timeline and
process section). Carry the change into the info sheet: find every
place in the layout where the price or date appears, list them with
the old and new value, and once I approve, fix them and export a new
PDF (infosheet-v2). Don't change anything else in the layout.
Finally, remind me where else outside the info sheet the change
still needs to be carried, based on the outputs list in flat.md.

Build a one-page website to sell a flat. The single source of
content is the file flat.md in this directory — every fact comes
from it; don't invent anything, you can shorten text, not change it.

Sections top to bottom: hero photo with headline and price, the flat
at a glance (parameters in a clean grid), photo gallery (photos from
the photos/selected folder, in the order given in flat.md), floor
plan (image + link to the PDF), condition and repair history, living
costs, frequently asked questions (the full questions-and-answers
section from flat.md), viewing times and contact.

Requirements:
- works well on mobile — most buyers arrive from a phone
- no contact forms that store data; contact is email and phone as
  links
- price, sale status, and viewing times live in code in one place
  (a config file), so I only change them once
- no third-party analytics, no extra cookie banners
- a footer note that legal service is handled by a lawyer and the
  purchase price goes through escrow

Go section by section, show me a preview after each, and wait for my
approval.

The website is finished; run a check before deploying:
1. Compare every fact on the site against flat.md — list every
   discrepancy (a number, a phrasing, a missing fact); the website
   must not diverge from the source of truth
2. Read the text and photos as someone trying to find out where I
   live and when I'm not home: list everything that reveals more
   than it needs to (exact address, viewing schedule, security
   details, personal items in photos)
3. Confirm that no document with a national ID number, a signature,
   or a third party's full name exists anywhere in the repo or on
   the site
4. Verify mobile functionality: gallery, floor-plan download,
   clickable phone and email
List findings by severity, and don't fix anything without my
approval.

From the property document in the Project (approved listing text
section), prepare variants for these places: [major real estate
portal — full length, second portal — 1,500 character limit,
classifieds site — 600 character limit, a post for a local Facebook
group, a flyer for the building entryway, A4 format].

Rules for every variant:
- facts must not differ from the master; shorten by cutting, not by
  rephrasing facts
- every variant keeps: layout, floor area, floor, energy rating,
  price, mention of the dampness with its fix (for the shortest
  variant, at least the sentence "repair history in the listing on
  the website"), a link to the property website
- write the Facebook group post plainly, first person ("selling my
  grandmother's flat..."), but without emotional pressure
- flyer: large type, the essential facts, a link to the website
  including as a QR code (generate me the source for it)

For each variant, add a METADATA line: where it belongs, length
limit, actual length, and the date of the master version it was
built from.

The asking price changed (flat.md is already current, price and
rationale section + timeline). Generate a checklist for propagating
the change based on the outputs list in flat.md:
- which listing variants need to be regenerated (do it now, and bump
  the master version on their METADATA line)
- which places I have to change by hand myself (portals where the
  listing is entered through a form) — list them as a checkbox list
- website: remind me to update the config file and deploy
- info sheet: remind me of the procedure from the info-sheet phase
  (fix the variable fields, new export)
Add a DATE COMPLETED field to each item — I'll fill it in once
handled, so it's visible that nothing sat with the old price.

Set up a tracking sheet for flat buyers as a table (CSV, I'll import
it into a spreadsheet app). Columns: name, phone, email, source,
status, last contact, next step, next step date, notes, offer and
terms.

Along with it, write short operating rules on one page:
1. Definitions of each status (inquiry / paperwork sent / viewing
   scheduled / post-viewing / offer / reservation / dropped out /
   fraud) and exactly what has to be true for a buyer to be in it
2. First-contact rule: what to send everyone (link to the property
   website, available viewing times) and what to ask them (who
   they're buying for, financing, timeline)
3. Follow-up rules: after how many days without a reply to follow
   up, how many times at most, and when to move a buyer to "dropped
   out"
4. A data cleanup rule: delete the sheet after the sale, keeping
   only what relates to signed contracts

Here's the current buyer tracking sheet [insert table]. Prepare an
operational summary:
1. Who's waiting on my reply (status vs. next-step date) — sort by
   urgency
2. Whose follow-up window has passed: for each, a draft of a short
   follow-up message continuing from the last contact in the notes
   (SMS or email, factual, no pressure), with a question that moves
   the status forward — e.g. offering a specific viewing time
3. Who should move to "dropped out" per the rules — suggest it, I'll
   confirm
4. Funnel summary: how many people at each status, which source
   brings the most viewings, and whether the pace matches the flat
   having been listed for [X] weeks

Don't send any messages — hand them back to me for editing and
sending. Only read offers and their amounts, never comment on them
to buyers.

From the property document in the Project, prepare viewing
materials for me:

1. A 30-minute script for viewing a three-bedroom flat: room order
   with what to say in each (a fact, not a slogan — the year the
   windows were replaced, honestly noting the original bathroom
   core), where to mention the dampness repair before anyone asks,
   and how to close the viewing with a next step
2. A list of the 15 most likely questions with answers from the
   document — one-sentence answers each, plus where the supporting
   document is in the folder
3. Three uncomfortable situations to rehearse: a buyer claiming
   "dampness always comes back," a buyer pushing on price right at
   the viewing, an agent posing as a buyer fishing for an exclusive
   listing. Role-play them with me one at a time — you play the
   other side, and give me feedback after each exchange on what to
   say better
4. A pre-viewing checklist: air the flat out, turn on lights,
   valuables and personal documents put away, info sheet and folder
   ready

I have a serious buyer for the flat: [description — a couple buying
with a mortgage, want to sign as soon as possible; a second buyer
claims they're paying cash]. Prepare:
1. A set of financing questions for each of them — worded politely,
   but so the answers are verifiable: what stage the loan is at,
   which bank, has an appraisal happened, how long the preliminary
   approval is valid, how much is their own funds; for the cash
   buyer, how and by when they'll prove the funds
2. A list of documents to request or verify before signing the
   reservation (and which of those a lawyer verifies, not me)
3. Warning signs in their answers: what evasiveness on which
   question means, and when it makes sense to favor the other buyer
   with a lower offer but more solid financing
4. A way to tell buyers transparently that the reservation is signed
   at a lawyer's office and the deposit goes into escrow — and that
   this protects both sides

None of this is legal judgment — just meeting prep; I'll go through
the legal steps with a lawyer.

I'm uploading a draft reservation contract from a lawyer [insert;
or the other side's draft]. I'm the seller, with no legal training.

1. Walk me through the contract clause by clause in plain language:
   what each one means, who it obligates to what, and what happens
   on breach
2. List every deadline and amount in one table: what, who, by when,
   what happens if it's missed — I'll check it against what was
   agreed verbally
3. Flag anything risky or unusual for me as the seller, and anywhere
   the contract is silent (what if the buyer's loan falls through?
   what if I withdraw?)
4. Prepare a list of questions for the lawyer, ranked by importance —
   specific, referencing the relevant clause

Don't advise me on whether to sign — that's a decision for me and
the lawyer. Your job is making sure I understand every sentence
going into the meeting.

Run deep research on listings comparable to mine: [three-bedroom,
approx. X sqm, panel building post-renovation, original bathroom
core, regional city — neighborhood, floor with elevator].

1. Find current comparable listings nearby; for each, cite the
   source, its parameters, how it differs from my flat (condition,
   floor, location), and a link
2. Split them into genuinely comparable vs. only superficially
   similar, and explain why
3. From the differences, infer what the market in this location
   values (a renovated core? a balcony? the floor?) and how that
   maps onto the price range
4. State what CAN'T be determined from public data (actual sale
   prices vs. asking prices, how long listings sat) and how to
   verify that another way

Cite a source for every claim. Don't give me a single "correct
price" number — I want to understand the range and the factors; the
decision is mine.

The flat is listed at [price from flat.md], my bottom line is [X],
it's been listed for [3] weeks, I have [2] serious buyers and [5]
completed viewings.

Be my sparring partner for negotiation:
1. List the moves buyers are likely to try: an aggressive first
   offer well below asking, listing defects as leverage (the core,
   "the dampness will come back"), "I have another flat, deciding
   today," a salami tactic of extra requests piled on afterward
   (furniture thrown in, a later handover), emotional pressure
   around the inheritance
2. For each move: what it actually means, how to respond factually,
   and when it's legitimate instead (a defect I disclose in the
   listing IS grounds for negotiation — prepare a fair concession
   range for me justified by facts from flat.md)
3. Role-play two rounds with me: in the first, play a polite but
   tough buyer with a mortgage; in the second, a fast "cash" buyer
   wanting a discount for speed. After each round, give me feedback:
   where I gave in unnecessarily, where I was needlessly hard, what
   to say next time

I'm selling a flat myself. I got this message from a buyer [insert
the full exchange including headers/numbers, black out any third
party's personal data]. Break it down:
1. Which elements match known real estate scam patterns (buying
   sight unseen, overpayment, upfront fees, extracting documents, a
   fake agent, phishing) — and which are actually normal buyer
   behavior
2. What verification I can do before replying (calling the number
   given, checking the sender's domain, looking up the name)
3. Suggest a safe reply: gives away nothing extra, asks for a
   legitimate next step (a viewing, a lawyer, escrow), and lets a
   scammer back out quietly without insulting a genuine buyer
If you're not sure, say so — better to err on caution than offer
false reassurance.

The sale is signed, we're waiting on registration and handover. From
the property document in the Project, prepare:
1. A handover protocol to fill in: parties, date, meter readings
   (table: meter, meter number, reading, photo taken yes/no), keys
   and fobs by count, fixtures staying (pull the list from the
   fixtures-and-fittings section), a condition statement, signatures
   — have the draft checked by the lawyer so it lines up with the
   purchase contract
2. A checklist of re-registrations and cancellations with order and
   dependencies: electricity, gas, water/heat through the SVJ, the
   building manager/SVJ (change of owner, service charges), home and
   contents insurance, registered address, mail, government data
   boxes, anywhere I'm listed at this address
3. A checklist of taxes and obligations, flagging that I should
   verify exact rules with current sources or a tax advisor: income
   tax on the sale and exemption conditions, who files what for next
   year's property tax
4. Wrapping up the sale system: end the listings everywhere on the
   outputs list in flat.md, take down the website, delete the buyer
   tracking sheet, archive the contracts and the protocol