# 02 — Valuation Prep

**Cadence:** Per appointment (a valuation or market appraisal is in the diary)
**Default delivery:** On request, or auto-staged the evening before the appointment
**Risk level:** Read-only output. The post-appointment instruction pack is gated separately under workflow 03.
**Pre-req reading:** `00-architecture-and-customization.md`

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## 1. Purpose

A pre-appointment pack the agent can read on the walk from the car. The job is to turn a 90-minute prep into a 60-second confidence boost, and to make the agent the most prepared person in the room.

This is the workflow most likely to *win new instructions*. Vendors notice when an agent walks in knowing more than they do.

## 2. Trigger recognition

The router invokes this workflow when the operator says any variant of:

- "prep my val at [address]"
- "valuation pack for [name]"
- "what should I take to the [name] appointment"
- "I'm at the Smiths tomorrow, get me ready"
- "anything I should know about [address] before tomorrow"

Also fires automatically the evening before any appointment in the calendar tagged as a valuation or market appraisal. The auto-staged version posts to the morning round's "today's diary" section the next morning, with a "open the pack" follow-up.

## 3. What it produces

A six-section markdown pack, no longer than the agent can read in two minutes.

**Property.** Address, type, beds, baths, last sold price and date if available, EPC if available, last listed price if previously marketed, any planning history. Sourced from Land Registry, EPC register, council planning portal, and prior listings.

**Comparables.** Three SSTC and three sold in the last 12 months within the profile's comparable radius (default 0.5 miles; learns). Each comparable shows: address, asking/sold price, beds, sqft, time on market, agent. Price-per-sqft column if at least four of the six have sqft.

**Local stats.** Average days on market in the immediate area, asking-to-sold ratio, current stock count, recent fall-throughs. Three numbers maximum; this section is context, not the headline.

**Vendor.** How long they've owned, last purchase price, any public signals worth knowing about *with the privacy line enforced* — see section 7 below. If anything sensitive is surfaced, it is flagged as such and the agent decides whether to use it.

**Pricing scenarios.** Three numbers, not one: quick-sale price (sub-30-day expectation), market price (30–60 days), aspirational price (90+ days, with a "stretch" caveat). Each with one sentence of reasoning. The profile's preferred format applies — if the agent has corrected toward a single recommendation, the workflow learns to present one with a range, rather than three.

**Talk-track.** Three questions to ask the vendor, two objections likely to come up, the agent's USP framed in their voice. Pulled from the profile's voice samples and prior successful talk-tracks.

## 4. Skills composed

| Skill | Purpose |
|---|---|
| `comparable-finder` | Pulls and ranks comparable evidence |
| `local-market-stats` | Computes the three context numbers |
| `vendor-research` (cross-cutting) | Public-record and CRM-history lookup, privacy-aware |
| `pricing-scenario-builder` | Generates the three (or one + range) pricing options |
| `talk-track-composer` | Drafts questions, objections, USP from profile |

## 5. Connectors read

Rightmove, Zoopla, OnTheMarket data feeds; Land Registry; EPC register; council planning portal; CRM. No connectors written during prep — the instruction pack is a separate workflow.

## 6. Approval gates

None at the prep stage. The pack is information, not action. Approval gates appear in workflow 03 (New Instruction), which runs after the appointment if the agent wins the business.

## 7. The privacy line

`vendor-research` will surface things like recent ownership changes, joint owners who appear and disappear from the title, deaths in the family registered against the address, and planning disputes. Some of this is useful context; some is intrusive and would damage the agent if quoted in the appointment.

The profile holds a privacy preference (default: surface ownership and planning, flag-but-suppress death and dispute signals). The agent can adjust by saying "show me everything you find" or "drop the sensitive stuff." The workflow surfaces a flag at the top of the Vendor section if any suppressed signals exist, so the agent knows there is more if they want it.

## 8. Continuous learning hooks

- **Comparable radius.** If the agent consistently asks for "wider comps" or "tighter comps," the default radius updates.
- **Pricing format.** Three scenarios vs. single-with-range vs. just-one-number — learn from which version the agent screenshots, copies, or refers to in the appointment notes afterward.
- **Comparable preferences.** If the agent always drops a particular comparable (e.g. "ignore that one, it was a probate sale"), the workflow learns the agent's "exclude" filters: distressed sales, off-market, agent-bought.
- **Talk-track effectiveness.** When an appointment is won (instruction taken), the talk-track is tagged as successful. When lost, the workflow does not blame the talk-track (too noisy) but does ask the agent for one-line feedback if offered, optionally.
- **USP drift.** The agent's USP framing tightens over time as the workflow watches which phrasings get used vs. which get edited out before the appointment.

## 9. Build notes

- This workflow demos well. It is the one to show prospects on a sales call. The before/after delta (90-minute prep collapsed to two-minute read) is visceral.
- Land Registry data is cheap and reliable but slow. Cache aggressively on the Pi; refresh on a 24-hour cycle for known addresses.
- The privacy line is a feature, not a footnote. The agent's reputation is on the line if Claude blurts something inappropriate in the pack and the agent quotes it. Default conservatively.
- Pi 5 compute is sufficient for the comparable analysis — even with sqft-derived rankings and a few hundred candidate properties — provided the portal data is cached locally and refreshed nightly rather than queried live per appointment.