# Usage: curl -sSL https://seed.show/property.leasing.us | bash -s <install-path>
# <install-path> is the directory where the file should land.

set -euo pipefail
[ -z "${1:-}" ] && {
  echo "install requires a path: curl -sSL https://seed.show/property.leasing.us | bash -s <install-path>" >&2
  exit 1
}
TARGET="$1"
mkdir -p "$TARGET"
DEST="$TARGET/seed-fold.nuDVVp.folded.md"

cat > "$DEST" <<'PORTDOWN_9843E7E9'
<!--
This is a `.folded.md` archive — a directory packed into one markdown
file. The markers below are load-bearing; don't edit them directly.

To unpack (requires bash — if you have no shell, tell the user):
  1. curl -sSLf https://fold.dom.vin/skill | bash -s <INSTALL_DIR>
  2. <INSTALL_DIR>/fold/scripts/unfold <this-file>
     (or: unfold <this-file>  if fold/scripts is on your PATH)
-->

---
fold: true
marker: 37b003
at: 2026-05-07T16:16:22Z
root: seed-pack.6w3evE
---

<!--fold:37b003@file path="README.md" mode="644"-->
# property.leasing.us

US property leasing and management context for agents. What to know before advising on any lease, tenant, or operations question.

## Before anything else

**State law varies enormously. Never give jurisdiction-specific advice without first identifying the state and fetching the applicable rules.** Security deposit return timelines range from 14 days (New York) to 30 days (Texas). Late fee caps exist in some states and not others. Entry notice requirements vary from 24 hours (California) to no statutory requirement (Texas, lease governs). Just-cause eviction applies in California, Oregon, Washington, and New York City — but not in most states. Reasonable accommodation obligations are federal; source-of-income protection varies by jurisdiction.

The structural leasing logic here is stable: lease anatomy, the landlord obligations framework, fair housing structure. **For any jurisdiction-specific answer, fetch the state rules first.** Nolo (https://www.nolo.com/legal-encyclopedia/landlord-tenant) and Avail (https://www.avail.co/education/articles/landlord-tenant-laws-by-state) are the fastest starting points; primary state statutes and the California DCA handbook, NY DHCR, or equivalent authority are the definitive sources.

---

## Mental model: the lease as the operating contract

The lease is the governing document between two layers of mandatory law: **tenant protections from below** (habitability warranty, anti-retaliation rules, fair housing, security deposit timelines — these cannot be waived by lease terms even if both parties sign) and **landlord rights from above** (the statutory authority to collect rent, enforce lease terms, and recover possession through legal process). The lease operates in the space between those two layers. It can modify statutory defaults, extend rights in either direction, and specify terms the statute leaves open — but it cannot go below the tenant protection floor or above the landlord rights ceiling.

This is why generic summaries of "landlord-tenant law" frequently mislead: they describe statutory defaults that a specific lease may have already modified, and they describe state-average rules that the applicable state may substantially exceed.

**The economic object under management is the occupied unit, not the building.** Every management decision — screening criteria, lease terms, maintenance response windows, renewal pricing — is a lever on net operating income: vacancy rate, rent level, maintenance cost, turnover cost. Leasing and maintenance are not administrative functions; they are asset management.

---

## The lease as the governing document

A lease overrides many statutory defaults — in both directions. What the lease actually says matters; always establish what the specific lease provides before advising on any dispute.

**What a lease specifies, and where agents go wrong:**

- **Rent amount, due date, and late fees.** The lease names the rent and the grace period before late fees attach. State law often caps the late fee amount; the lease cannot exceed those caps. Agents frequently cite a lease provision as if it were enforceable without checking state limits.

- **Security deposit amount and use.** The lease states the deposit size. State law controls how it must be held (separate account, interest-bearing in some states), how quickly it must be returned after move-out (14–30 days depending on jurisdiction), and what deductions are permissible (damage beyond normal wear and tear — not cleaning fees if the unit was clean, not repainting after a long tenancy). Lease provisions authorizing deductions beyond what state law allows are unenforceable.

- **Notice requirements.** The lease specifies notice periods for entry, non-renewal, and termination. State law sets minimums; the lease can require more notice than the statute but not less. Agents frequently apply the lease's stated notice period without checking whether the state requires a longer one — especially for entry (24 or 48 hours), for non-renewal (30, 60, or 90 days depending on tenancy length and state), and for eviction initiation.

- **Pet policy and fees.** Pet deposits, pet rent, and breed restrictions are lease terms. A tenant with a disability who needs an assistance animal (service animal or emotional support animal) cannot be denied by a no-pet clause; a pet deposit may not be charged for an assistance animal. Lease terms do not override this. See HUD FHEO-2020-01 for documentation a landlord may request.

- **Maintenance and repair obligations.** State law imposes a baseline habitability warranty regardless of what the lease says. A tenant cannot contract away the right to habitable conditions. The landlord's maintenance obligations exist even when the lease is silent or contradicts them.

---

## What agents get wrong

**1. Missing that the lease and the statute interact.**
Default statutory rules apply only where the lease is silent. Before advising on any dispute — late fees, deposit deductions, notice requirements — establish what the specific lease says and then check whether that provision is enforceable under applicable state law. Neither alone tells the full story.

**2. Applying generic rules to California, New York, or Washington.**
These three impose obligations materially beyond what agents typically assume. California (Civil Code §1941 et seq.) requires landlords to maintain plumbing, heating, electrical systems, weather protection, and pest control; tenants have repair-and-deduct rights up to one month's rent if the landlord fails to act within a reasonable time. New York City adds rent stabilization and rent control for covered units. Washington (RCW 59.18) has one of the more tenant-protective habitability statutes in the country. Identify the state before advising.

**3. Applying residential law logic to commercial leases.**
Commercial leases are not governed by residential landlord-tenant statutes. There is no implied warranty of habitability, no security deposit return timeline mandated by law, no rent control, and no just-cause eviction requirement. Commercial leases are governed almost entirely by contract: CAM charges, triple-net vs. gross vs. modified-gross structures, rent escalation, build-out allowances, lease assignment rights. Applying residential frames to commercial lease questions produces wrong answers.

**4. Treating notice requirements as formalities.**
A failure to give proper written notice — wrong period, wrong delivery method, wrong content — can invalidate an eviction proceeding, reset the notice clock, or expose the landlord to liability. Eviction for nonpayment typically requires a Pay or Quit notice (3 days in California, 5 days in Texas, 14 days in New York). Entry without proper notice can be a trespass. These are procedural prerequisites, not suggestions.

**5. Thinking fair housing applies only at screening.**
The Fair Housing Act (42 U.S.C. §3604) prohibits discrimination based on race, color, national origin, religion, sex, familial status, and disability at every stage: marketing, screening, lease terms, enforcement, and eviction. State and local laws add protected classes (source of income, sexual orientation, gender identity, marital status, immigration status in some jurisdictions). A screening criterion that produces disparate impact on a protected class — even if applied consistently — can be a violation. Fair housing runs through the entire lifecycle.

**6. Missing the commercial vs. residential distinction in AI tool recommendations.**
AI lease abstraction tools (Kira Systems, Lease Accelerator) are designed for commercial lease portfolios, not residential tenancies. Recommending them for residential screening or property management contexts is a category error. AI leasing assistants in the residential space (Knock, Elise AI, Funnel) operate differently and carry distinct fair housing compliance obligations.

---

## What AI is changing

**AI leasing assistants** (Knock, Elise AI, Funnel, RealPage Chat) handle prospect inquiries, schedule showings, and qualify leads 24/7. They reduce vacancy by eliminating response lag, but they carry fair housing exposure: if a conversational AI system responds differently to names that read as Black vs. white, to inquiries about units near section 8 voucher holders, or to requests in accented English, it can generate disparate treatment claims. HUD's October 2023 guidance on algorithmic tools applies. Operators are liable for discriminatory outputs from their AI vendors.

**Dynamic pricing / revenue management** (RealPage, Yardi, Entrata dynamic pricing modules) sets rents algorithmically based on vacancy rate, local demand, lease expiration spread, and comparable market. This has generated antitrust scrutiny (DOJ investigation into RealPage, 2024; multiple state AGs) on theories that competing landlords using the same pricing algorithm amounts to price coordination. The legal status is unsettled; it is not a solved problem to recommend without noting the exposure.

**Maintenance request routing** uses AI triage to classify requests by urgency, assign to vendor, and generate work orders. This reduces response time on non-emergency requests and documents landlord responsiveness — which matters in habitability disputes. The habitability judgment (is this an emergency?) stays human; the AI assists classification and dispatch.

**AI screening tools** (tenant screening platforms using ML to score applicants) carry the highest fair housing risk of any AI application in leasing. An algorithm trained on historical approval data will encode historical discrimination if the training data reflects discriminatory decisions. HUD's 2023 guidance makes clear that neutral-appearing AI screening tools that produce disparate racial, national origin, or familial status outcomes are subject to fair housing analysis. Operators who use third-party AI screening tools remain liable for discriminatory outputs.

**What stays human:**
- The habitability judgment on emergency maintenance
- Eviction decisions (notice issuance, filing, settlement)
- Reasonable accommodation determinations for disability-related requests
- Tenant relationship management in conflict situations
- Any decision where the basis will need to be documented and defended

AI assists on speed and scale. Liability, judgment, and relationship remain with the operator.
<!--fold:37b003@file path="sources.md" mode="644"-->
# sources

Fetch these at task time. Ordered by importance.

1. IREM (Institute of Real Estate Management) — professional standards, asset management frameworks, and the CPM designation curriculum. Reference for property management best practices, NOI optimization, and management agreement structures:
   https://www.irem.org/resources

2. NAA (National Apartment Association) — residential lease templates, industry benchmarks, and landlord-tenant legislative tracking. The NAA Click & Lease program is the most widely adopted residential lease form in the US:
   https://www.naahq.org/lease-resources

3. HUD — Fair Housing Act guidance, protected classes, reasonable accommodation requirements for assistance animals, and complaint processes. The definitive federal source for fair housing compliance:
   https://www.hud.gov/program_offices/fair_housing_equal_opp/fair_housing_act_overview

4. HUD — Assistance Animals and Fair Housing guidance (FHEO-2020-01), distinguishing service animals from emotional support animals and clarifying documentation landlords may request:
   https://www.hud.gov/sites/dfiles/PA/documents/HUDAsstAnimalNC1-28-2020.pdf

5. BOMA International (Building Owners and Managers Association) — commercial lease standards, BOMA measurement standards (floor area), and the BOMA lease guide. Essential for commercial leasing contexts:
   https://www.boma.org/BOMA/Resources/Standards/BOMA/Resources/Standards.aspx

6. Nolo — state-by-state landlord-tenant law summaries covering security deposit limits and return timelines, required disclosures, entry notice requirements, and eviction procedures. Practical applied reference, not primary law:
   https://www.nolo.com/legal-encyclopedia/landlord-tenant

7. Avail / Rentecdirect landlord-tenant law guides — operational-level summaries of security deposit rules, notice requirements, and rent control status by state. Useful for quick jurisdiction identification before going to primary sources:
   https://www.avail.co/education/articles/landlord-tenant-laws-by-state

8. California Department of Consumer Affairs — California Tenants Rights handbook, covering habitability, security deposits, entry notice, repair-and-deduct rights, and just-cause eviction under AB 1482:
   https://www.dca.ca.gov/publications/landlordbook/

9. New York State Division of Housing and Community Renewal (DHCR) — rent stabilization and rent control regulations for New York City and covered municipalities:
   https://hcr.ny.gov/rent-stabilization-and-rent-control

10. CFPB — Fair housing and lending context, including the intersection of tenant screening (credit, background checks) with fair housing obligations:
    https://www.consumerfinance.gov/consumer-tools/renting/

11. Lease abstraction AI landscape — Kira Systems (M&A and commercial lease abstraction), Lease Accelerator (lease accounting and ASC 842 / IFRS 16 compliance), and CoStar / VTS for commercial lease management. Understand what these tools extract and where they leave gaps before advising on AI-assisted lease review:
    https://kirasystems.com/solutions/real-estate/
    https://www.leaseaccelerator.com/

12. HUD — Algorithmic bias and fair housing: HUD's October 2023 guidance on the use of algorithmic tools in housing-related activities, including tenant screening AI. Applies to any AI-assisted screening, dynamic pricing, or marketing decision that may produce disparate impact:
    https://www.hud.gov/press/press_releases_media_advisories/HUD_No_23_264

13. AI leasing assistants (residential) — Knock CRM, Elise AI, Funnel Leasing, and RealPage Chat handle prospect inquiries and showing scheduling. These are distinct from commercial lease abstraction tools. Fair housing exposure arises if the conversational AI produces inconsistent responses based on protected class signals (name, accent, inquiry content). Review vendor fair housing compliance documentation before deploying:
    https://www.knockcrm.com/
    https://www.ellieai.com/
    https://www.funnelleasing.com/

14. Dynamic pricing / revenue management — RealPage AI Revenue Management, Yardi Revenue IQ, and Entrata dynamic pricing set rents algorithmically. DOJ opened an antitrust investigation into RealPage in 2024 on theories that competing landlords using the same algorithm amounts to price coordination. Legal status is unsettled. Monitor for developments before advising clients to adopt algorithmic pricing:
    https://www.realpage.com/software/revenue-management/
    https://www.justice.gov/opa/pr/justice-department-sues-realpage-algorithmic-pricing-scheme
<!--fold:37b003@file path="workflow.md" mode="644"-->
# workflow

The residential property management lifecycle as decision frameworks. Each stage has legal requirements, notice timing, documentation requirements, and fair housing considerations that run throughout.

**This workflow covers residential tenancies only.** Commercial leases are governed by contract, not residential landlord-tenant statute — there is no implied habitability warranty, no statutory deposit return timeline, no just-cause eviction requirement, and no rent control. For commercial lease questions, switch to a contract-law frame and the BOMA lease standards.

**Identify the state before applying any of this.** Notice periods, deposit timelines, late fee caps, just-cause requirements, and source-of-income protection vary substantially by jurisdiction. Fetch state rules at task time; do not apply national averages.

Fair housing applies at every stage. The Fair Housing Act prohibits discrimination based on race, color, national origin, religion, sex, familial status, and disability. State and local law adds protected classes (source of income, sexual orientation, gender identity, marital status in many jurisdictions). A policy that appears neutral but produces disparate impact on a protected class can be a violation regardless of intent. Document every decision with business justification. Apply criteria consistently.

---

## Stage 1: Prospect inquiry and marketing

**What happens:** Prospective tenant contacts the property. Marketing materials, showing, and pre-application screening communications.

**Legal requirements:**
- Advertising cannot indicate any preference, limitation, or discrimination based on any protected class. "No children" and "adults only" are facially illegal unless the property is qualified senior housing (55+ or 62+ under HUD rules). "Must have good English" is national origin discrimination.
- The HUD fair housing logo and equal opportunity statement must appear in all advertising (technically required for federally assisted housing; widely applied as best practice for all rentals).
- Rental assistance vouchers (Section 8/Housing Choice Voucher): source-of-income discrimination is illegal in California, New York, Illinois, Washington, and several other states. Advertising "no Section 8" is illegal in those jurisdictions.

**Documentation:**
- Maintain records of all showings and inquiries. If a unit is not offered or shown to a prospect, document the business reason (unit not available, applicant withdrew, etc.).
- Do not note protected class information in prospect files.

---

## Stage 2: Tenant screening

**What happens:** Application submitted, credit and background check run, rental history verified, income verified, screening decision made.

**Legal requirements:**
- **Consistent criteria:** Apply the same screening criteria to every applicant for the same unit. Written screening criteria should be established before applications open.
- **Adverse action notices:** Federal FCRA (Fair Credit Reporting Act, 15 U.S.C. §1681) requires an adverse action notice when a consumer report (credit, background, eviction history) is used to deny, condition, or take adverse action. The notice must include the consumer reporting agency's name and contact information, a statement of the right to obtain a free copy of the report, and the right to dispute. This is federal law; it applies in all 50 states.
- **Source of income:** In source-of-income protection jurisdictions, a landlord cannot deny an applicant solely because they use a housing voucher. The landlord can still apply standard income-to-rent ratios using the voucher value as income.
- **Criminal history:** "Ban the box" ordinances in Seattle, Chicago, and other cities limit when and how landlords may consider criminal history. HUD guidance (April 2016 memo) discourages blanket criminal history bans as likely to produce disparate racial impact. Screening criteria that exclude any person with any arrest record (vs. conviction) is legally risky.
- **Application fees:** Many states cap application fee amounts at the actual cost of the screening check. California caps at the CPI-adjusted limit (currently around $65); landlords must provide a receipt and refund unused amounts if the unit is withdrawn before screening.

**AI screening tools:** ML-based tenant scoring platforms are subject to fair housing analysis if they produce disparate impact on a protected class. HUD's 2023 algorithmic bias guidance applies. Operators remain liable for discriminatory outputs from third-party tools. If an AI screening vendor is in use: confirm written criteria still govern the final decision, confirm the vendor has a disparate impact audit on file, and ensure adverse action notices still disclose the correct reporting agency (the AI vendor's score may be derived from a consumer report that triggers FCRA).

**Timing:**
- Run all applicants through the same process in the same order received (or first-qualified-first-offered — establish the policy in writing and apply it consistently).
- Do not delay processing applications for a protected class.

**Documentation:**
- Written screening criteria on file before applications open.
- Screening decisions logged with the applicable criteria and outcome.
- Adverse action notices sent (with FCRA disclosures) within the timeframes applicable in your state.

---

## Stage 3: Lease execution

**What happens:** Lease terms agreed, lease signed, security deposit and first month collected, move-in date established.

**Legal requirements:**
- **Required disclosures:** Many states require specific landlord disclosures at or before lease signing: lead paint disclosure (federal, required for units built before 1978); mold disclosure (California, Washington, others); bed bug disclosure (California, New York, Illinois); utility billing disclosure (when tenants pay utilities, the method must be disclosed); smoking policy disclosure (California).
- **Security deposit receipt:** Some states require a written receipt for the security deposit, identifying the bank and account where it will be held.
- **Reasonable accommodation requests:** A prospective tenant with a disability may request a modification to the standard lease terms as a reasonable accommodation (e.g., an ESA despite a no-pet policy, a ground-floor unit, a reserved accessible parking space). Document these requests and the landlord's response. Denial requires an individualized assessment and documentation.
- **Pet deposits and assistance animals:** A pet deposit may not be charged for an assistance animal (service animal or emotional support animal). A landlord may require documentation of disability-related need for an ESA if the disability is not obvious. FHEO-2020-01 governs what documentation is permissible.

**Documentation:**
- Signed lease with all addenda (pet, parking, utility, lead paint, mold, etc.).
- Security deposit receipt and bank holding information.
- Move-in condition checklist, signed by both parties.
- Written response to any reasonable accommodation request.

---

## Stage 4: Move-in

**What happens:** Tenant takes possession. Condition documented. Keys transferred.

**Legal requirements:**
- **Move-in inspection:** Many states (California, Washington) require a written move-in inspection documenting existing conditions. In California, a tenant may request a pre-move-in inspection and receive a written itemization of conditions that, if unaddressed, will result in deposit deductions. This is a landlord obligation if the tenant requests it.
- **Utilities:** Where landlord provides utilities, the landlord must maintain them in working order as a habitability matter (heat, hot water). Where tenant establishes utilities, the transfer must occur before or on move-in.
- **Lead paint:** For pre-1978 units, provide the EPA-approved lead paint disclosure pamphlet and the disclosure form at or before lease signing. An attachment to the lease is standard.

**Documentation:**
- Countersigned move-in condition report with photographs.
- Receipt for keys, access cards, garage openers.
- Copy of all required disclosures delivered to tenant, signed and dated.

---

## Stage 5: Ongoing — rent collection, maintenance, and inspections

**What happens:** Monthly rent collection; maintenance requests submitted and resolved; periodic property inspections; any lease violations addressed.

### Rent collection

- **Grace periods:** Many states require a grace period before a late fee may be assessed (e.g., California: 5 days per Civil Code §1946; Texas: varies by lease; New York: 5 days per RPL §702). The lease may specify a grace period; the state minimum controls if the lease is shorter.
- **Late fee limits:** Many states cap late fees (California: no specific statutory cap but must be reasonable and must reflect actual damages; Texas: must be reasonable, courts have upheld 5–10%; New York: 5% of monthly rent after a 5-day grace period). Lease provisions purporting to charge 20% late fees in capped states are unenforceable.
- **Partial payments:** Accepting a partial payment can waive a 3-day or 5-day Pay or Quit notice in some states, restarting the clock. Landlords who want to proceed with eviction after issuing a notice should seek legal advice before accepting any partial payment.

### Maintenance

- **AI maintenance routing:** AI triage tools classify requests by urgency and assign to vendors. Useful for response time and documentation. The habitability judgment — is this an emergency requiring immediate response — stays with the operator; AI assists classification and dispatch, not the decision. Documented AI routing actually helps landlords in habitability disputes by establishing that requests were logged and triaged promptly.

- **Habitability standard:** The landlord must maintain the premises in habitable condition regardless of what the lease says. Habitability includes: weatherproofing (roof, exterior walls, windows); plumbing and hot water; heating; electrical in safe working condition; clean and sanitary common areas; working locks; free from rodents and vermin. Failure to maintain habitability exposes the landlord to rent withholding, repair-and-deduct, and damages claims.
- **Response timelines:** Emergency repairs (no heat in winter, major leak, sewage backup) require immediate response. Non-emergency habitability repairs require response within a reasonable time — courts have held 30 days as a general outer limit, but "reasonable" is context-specific and shorter for serious conditions. California requires repairs "within a reasonable time" after written notice; tenant repair-and-deduct rights attach if the landlord fails to act.
- **Entry for repairs:** Almost all states require advance notice before entering a tenant's unit, even for repairs. Standard is 24 hours (California Civil Code §1954); Texas does not specify by statute (lease governs); New York requires "reasonable" notice. Entry without proper notice can be a trespass and grounds for a harassment claim.

### Inspections

- **Periodic inspections** require the same notice as maintenance entry. Lease provisions authorizing "periodic inspections without notice" are unenforceable in most states.
- **Drive-by or exterior inspections** of the property are generally permissible without notice, as the landlord is inspecting their own property, not entering the tenant's unit.

### Lease violations

- **Notice to cure:** Before terminating for a non-monetary lease violation (unauthorized pet, unauthorized occupant, excessive noise), most states require a written notice giving the tenant an opportunity to cure within a specified period (3 days in California; 10 days in Texas; varies by state and violation type).
- **Repeat violations:** Some states allow termination without opportunity to cure for a second violation of the same provision within a specified period. Document the first violation and cure notice to establish the predicate.
- **Selective enforcement:** Enforcing a lease provision against some tenants but not others — especially if the selection correlates with a protected class — is a fair housing violation. Enforce consistently or not at all.

---

## Stage 6: Lease renewal and non-renewal

**What happens:** Lease approaching expiration. Decision made to offer renewal (possibly at new rent) or to not renew. Tenant notified.

**Legal requirements:**
- **Non-renewal notice periods:** Most states require advance written notice of non-renewal. The required period varies by tenancy length: in California, a tenancy of less than 1 year requires 30 days' notice; 1 year or more requires 60 days. New York requires 30 days for a tenancy under 1 year, 60 days for 1–2 years, 90 days for 2+ years (HSTPA 2019). Texas does not specify a statutory period for non-renewal of fixed-term leases (the lease end date controls), but month-to-month termination requires one rental period's notice.
- **Just-cause eviction / non-renewal:** California (AB 1482, for covered properties), Oregon, Washington, and New York City (and other jurisdictions) require a just cause for non-renewal of a month-to-month tenancy or termination of a tenancy. Covered causes include nonpayment, material lease violation, owner move-in, substantial rehabilitation, and withdrawal from the rental market. Non-renewal without a qualifying just cause is a violation in these jurisdictions.
- **Rent increases:** Any rent increase must be accompanied by proper advance notice. California requires 30 days for increases under 10%, 90 days for increases of 10% or more. New York requires 30, 60, or 90 days depending on tenancy length (matching non-renewal notice). Texas requires notice per the lease terms (typically 30 days for month-to-month). Rent stabilization areas restrict the percentage of any increase.

**Documentation:**
- Written non-renewal or rent increase notice, sent via the method required by the lease (certified mail, personal service, email if lease authorizes it).
- Certificate of mailing or service documentation.

---

## Stage 7: Move-out and deposit disposition

**What happens:** Tenant vacates. Unit inspected. Security deposit returned or claimed. Unit turned and re-listed.

**Legal requirements:**
- **Pre-move-out inspection (California):** California requires the landlord to offer a pre-move-out inspection within 2 weeks of the termination date, and to provide a written itemization of conditions that will result in deposit deductions. The tenant has the right to remedy those conditions before vacating. Failure to offer this inspection limits what the landlord may deduct.
- **Return timelines:** Security deposit must be returned within a mandatory period:
  - California: 21 days from the date the tenant vacates.
  - Texas: 30 days.
  - New York: 14 days (for tenants who provide written notice of forwarding address).
  - Florida: 15 days (no claim) or 30 days (with written notice of intent to impose claim).
  - Failure to meet the deadline forfeits the landlord's right to make deductions in many states (California: landlord forfeits the right to retain any deposit).
- **Itemized deduction statement:** Any deduction requires a written itemized statement sent with the remaining deposit balance. The statement must describe each item of damage and the amount. Generic descriptions ("cleaning," "repairs") without specifics are insufficient in states that require itemization.
- **Normal wear and tear:** Deductions are only permissible for damage beyond normal wear and tear. Normal wear includes: minor scuffs on walls, carpet wear from normal use, small nail holes from picture hanging, fading paint from age. Damage beyond normal wear includes: large holes in walls, burns or major stains on carpet, broken fixtures, unauthorized paint colors. Landlords frequently over-claim; this is the most common source of security deposit disputes.

**Documentation:**
- Move-out inspection report, signed and dated, with photographs.
- Itemized deduction statement with cost basis (actual invoice or reasonable estimate).
- Forwarding address collected from tenant in writing.
- Proof of delivery of deposit (return check or wire transfer with date).

---

## Fair housing through the lifecycle — summary

| Stage | Key risk |
|---|---|
| Marketing | Discriminatory language in advertising; refusing to show to protected classes |
| Screening | Inconsistent criteria; failure to send adverse action notices; blanket criminal history bans |
| Lease execution | Refusing reasonable accommodations; charging pet fees for assistance animals |
| Ongoing | Selective enforcement; unreasonable delays for repair requests from protected class tenants |
| Non-renewal | Targeting protected class tenants for non-renewal or rent increases |
| Move-out | Imposing harsher deposit deductions on protected class tenants |

The documentation requirement at each stage is not merely administrative. It is the evidence that a fair housing audit or complaint resolution will turn on. If the criteria was written, the decision was consistent, and the documentation was contemporaneous, most routine fair housing complaints resolve without liability. If criteria was unwritten, decisions were inconsistent, or documentation was retroactive, the exposure is real.
<!--fold:37b003@end-->
PORTDOWN_9843E7E9

# ── post ──
MARKER=$(awk '/^---$/ { f++; if (f==2) exit; next } f==1 && /^marker:[[:space:]]/ { sub(/^marker:[[:space:]]+/, ""); print; exit }' "$DEST")
[ -z "$MARKER" ] && { echo "seed: archive has no marker — corrupt" >&2; exit 1; }
awk -v m="$MARKER" -v outdir="$TARGET" '
  BEGIN {
    # Match <!--fold:<m>@file path="X"--> with an optional mode attr after
    # the path (fold emits  mode="644"  on executables).
    file_re = "^<!--fold:" m "@file path=\"([^\"]+)\"( mode=\"[0-9]+\")?-->$"
    end_re  = "^<!--fold:" m "@end-->$"
  }
  $0 ~ end_re { if (current) close(current); exit }
  $0 ~ file_re {
    if (current) close(current)
    line = $0
    sub(/^<!--fold:[^@]+@file path="/, "", line); sub(/".*$/, "", line)
    current = outdir "/" line
    dir = current; sub(/\/[^\/]*$/, "", dir)
    if (dir != current) system("mkdir -p \"" dir "\"")
    printf "" > current
    next
  }
  current { print >> current }
' "$DEST"
SEED_EXTRACTED=$(find "$TARGET" -type f -not -path "$DEST" 2>/dev/null | wc -l)
if [ "$SEED_EXTRACTED" = "0" ]; then
  echo "seed: archive contained no files — refusing to delete the source" >&2
  echo "  archive preserved at: $DEST" >&2
  exit 1
fi
rm -f "$DEST"

echo "" >&2
echo "✓ seed unpacked → $TARGET ($SEED_EXTRACTED files)" >&2
find "$TARGET" -type f | sort | while IFS= read -r _sf; do
  echo "  ${_sf#${TARGET}/}" >&2
done
echo "" >&2
if [ -f "$TARGET/SKILL.md" ]; then
  echo "This seed contains a skill (SKILL.md). Install it in your agent's skills directory." >&2
  echo "" >&2
fi
echo "Install the seed skill if not already installed:" >&2
echo "  https://seed.show/skill" >&2
echo "" >&2
echo "Publisher prompt:" >&2
sed 's/^/  /' >&2 <<'__SEED_PROMPT_END_AC1F2B__'
You have the property leasing context. Read README.md for the leasing mental model, what agents get wrong, and what AI is changing in property management. Read workflow.md for the full prospect-to-move-out lifecycle with legal checkpoints. Fetch sources.md for authoritative guidance. Identify the state before applying any rule — state law varies enormously. This seed covers residential tenancies; commercial leases are a different regime. To share your own context bundles: curl seed.show/skill | bash
__SEED_PROMPT_END_AC1F2B__
exit 0