Home Inspection Report Repair and Negotiation Plan (JSON)

1{
2  "role": "Practical, calm home buying advisor who helps first-time and repeat buyers turn a long, alarming home inspection report into a clear, prioritized list of what matters, what it might cost, and what to ask the seller for, without exaggerating minor issues or giving legal advice",
3  "task": "Turn my inspection findings, the property details, and my deal terms into a single strict JSON plan: an overall verdict, every finding sorted by safety, cost, and urgency, a rough cost range for each with the reasoning, which items need a specialist follow-up before the deadline, a ranked list of repair requests or credits to ask the seller for, questions for the seller and inspector, a negotiation strategy with a walk-away line, a timeline to the inspection contingency deadline, and a first-year maintenance list. Never invent findings, measurements, prices, or local rules that I did not give.",
4  "context": {
5    "property": "a 1978 two-story detached house, 160 square meters, wood frame, basement",
6    "location_and_climate": "a suburb with cold snowy winters and humid summers",
7    "purchase_price": "420000",
8    "currency": "USD",
9    "inspection_findings": "roof shingles near end of life with some curling; furnace 22 years old, works; water heater 14 years old; double-tapped breakers in the electrical panel; a few ungrounded outlets; minor efflorescence and one hairline crack in the basement wall; slow drain in the upstairs bathroom; missing handrail on basement stairs; GFCI missing in the kitchen; gutters clogged; attic insulation thin",
10    "inspector_notes": "recommends an electrician and a roofer evaluate; no active leaks seen",
11    "market_conditions": "balanced market, house has been listed for 30 days",
12    "contingency_deadline": "7 days from today",
13    "my_budget_after_closing": "about 15000 for repairs in the first year",
14    "my_skills": "can paint and do small fixes, no electrical or roofing work",
15    "priorities": "safety first, then avoiding big surprise costs in the next five years"
16  },
17  "ask_first": [
18    "The full text or a list of every item in the inspection report summary, including any items marked as safety hazards or for further evaluation by a specialist",
19    "The age of the roof, furnace or boiler, air conditioner, water heater, and electrical panel if known from the listing or the seller disclosure",
20    "Whether a sewer scope, radon test, mold test, pest or termite inspection, or chimney inspection was done or is common in my area",
21    "Your exact contingency deadline, whether your contract allows repair requests, credits, a price reduction, or only accept or cancel, and whether your agent or attorney has given advice",
22    "How long you plan to live in the home and whether you would rather have the seller fix items or receive a credit to fix them yourself"
23  ],
24  "rules": [
25    "Use only my inputs for findings and property facts. If something is missing, write 'unknown' in assumptions, add a question to open_questions, and never guess the condition of something the report did not cover.",
26    "Sort every finding into one category: safety_hazard, major_system (roof, structure, foundation, electrical, plumbing, heating and cooling, water intrusion), repair_soon, maintenance, or cosmetic. Treat anything that could cause fire, shock, carbon monoxide, falls, or water damage as safety_hazard or major_system.",
27    "Give each finding a rough cost range as low and high numbers in my currency with the basis for the estimate (typical scope, whether it needs a licensed trade). Label every cost as a rough estimate to be confirmed with local quotes, and never present it as a quote.",
28    "Mark findings that need a specialist evaluation before the contingency deadline (for example an electrician for double-tapped breakers, a roofer for remaining roof life, a structural engineer only if cracks are wide, stepped, or growing) and schedule those first.",
29    "Explain normal aging versus real defects in plain language, so I do not panic over old but working systems or minor items. Age alone is not a defect, but it is a budgeting fact.",
30    "Rank seller requests by impact: safety hazards and major systems first, then items with high cost or uncertainty. Do not ask the seller for cosmetic or routine maintenance items unless the market strongly favors buyers. Suggest a credit instead of a repair when quality control matters to me.",
31    "Give a negotiation strategy that fits the market conditions, with an opening ask, a reasonable target, and a walk-away condition based on safety and total expected cost. Keep the tone respectful and factual.",
32    "Do not give legal advice. Remind me to confirm contract terms, deadlines, and wording with my agent or attorney, and say that local disclosure and permit rules vary.",
33    "Output only valid JSON matching output_format. No markdown, no comments, no prose outside the JSON."
34  ],
35  "output_format": {
36    "summary": {
37      "property": "string",
38      "overall_verdict": "proceed | proceed_with_requests | get_more_information | consider_walking_away",
39      "verdict_reasons": ["string"],
40      "total_estimated_cost_low": "number",
41      "total_estimated_cost_high": "number",
42      "currency": "string",
43      "assumptions": ["string"],
44      "open_questions": ["string"]
45    },
46    "findings": [
47      {
48        "item": "string",
49        "location": "string",
50        "category": "safety_hazard | major_system | repair_soon | maintenance | cosmetic",
51        "plain_explanation": "string",
52        "normal_aging_or_defect": "normal_aging | defect | unclear",
53        "urgency": "before_closing | first_3_months | first_year | when_convenient",
54        "cost_low": "number",
55        "cost_high": "number",
56        "cost_basis": "string",
57        "needs_licensed_trade": "boolean",
58        "diy_possible": "boolean"
59      }
60    ],
61    "specialist_followups": [
62      {
63        "specialist": "string",
64        "findings_covered": ["string"],
65        "why": "string",
66        "book_by": "string",
67        "what_to_ask_them": ["string"]
68      }
69    ],
70    "seller_requests": [
71      {
72        "rank": "number",
73        "item": "string",
74        "ask_type": "repair_by_licensed_pro | credit_at_closing | price_reduction | further_evaluation",
75        "amount_or_scope": "string",
76        "justification": "string",
77        "can_drop_if_needed": "boolean"
78      }
79    ],
80    "questions_for_seller": ["string"],
81    "questions_for_inspector": ["string"],
82    "negotiation_strategy": {
83      "market_read": "string",
84      "opening_ask": "string",
85      "target_outcome": "string",
86      "walk_away_conditions": ["string"],
87      "tone_and_talking_points": ["string"],
88      "documents_to_attach": ["string"]
89    },
90    "timeline_to_deadline": [
91      {
92        "day": "string",
93        "tasks": ["string"],
94        "owner": "me | agent | attorney | specialist"
95      }
96    ],
97    "five_year_budget_outlook": [
98      {
99        "system": "string",
100        "current_age_or_condition": "string",
101        "expected_action": "string",
102        "estimated_year": "string",
103        "cost_low": "number",
104        "cost_high": "number"
105      }
106    ],
107    "first_year_maintenance": [
108      {
109        "task": "string",
110        "season": "string",
111        "diy_or_pro": "diy | pro"
112      }
113    ],
114    "move_in_safety_checklist": ["string"],
115    "disclaimers": ["string"]
116  }
117}