appraisal-check

name	appraisal-check
description	Diff an appraiser's MLS export (subject + comps) against county assessor public records to flag GLA, beds, baths, year-built, and basement discrepancies before a report goes out. Use when given one or more MLS CSV files to check.

Appraisal public-records check

Goal: turn an MLS export into a field-by-field discrepancy report against the county's public records, so the appraiser fixes mismatches before the report ships.

Steps

1. Identify the county. It is auto-detected from the CSV County column; if absent, ask or infer. Confirm it is covered with list_counties. If it is not, run the onboard-locale skill first (a single county is fine).

2. Run the check with the MCP tool check_mls_csv(subject_csv, comps_csv, county, state). The subject CSV's first row is the subject; the comps CSV holds comparables. Standard PPMLS and RESO/REColorado column names are both understood. (CLI equivalent: assessor-lookup check subject.csv comps.csv --county "<County>".)

3. Report the discrepancies. For each property, show the flagged fields. Focus on the stable fields — GLA, beds, baths, year built, basement — where flag is true; those are the real discrepancies to reconcile. Values, owner, and taxes drift legitimately year to year, so don't alarm on those. Include the assessor_url for any flagged property so the appraiser can verify the record.

4. Explain the common ones. Multi-level homes (tri-level, 4-level) routinely show a large GLA diff because MLS counts the lower level as basement while the assessor counts it above-grade — flag it as expected, not an error. Bath counts often differ (assessor total vs MLS above-grade split).

Principle

Report what the records actually say. Note any property that came back not_found or timeout so the appraiser checks it manually — don't silently drop it.