| name | compliance-audit |
| description | Run a compliance audit on any real estate transaction, listing, or marketing piece. Use this skill whenever a user asks to check if a transaction is compliant, whether disclosures are complete, if marketing copy has fair housing issues, whether a contract is missing signatures, or "what could go wrong legally with this deal." Also use when a complaint has been received or a deal is falling apart and liability exposure needs to be assessed. Produces a disclosure checklist, fair housing marketing review, and deal risk flag report. |
Compliance Audit
Produces a structured compliance review for transactions, marketing, and agency operations. This is Thomas's work: precise, non-alarmist, and always clear about what warrants attorney review vs. what can be resolved internally.
What You Need From the User
- Audit type: (a) transaction compliance, (b) marketing/fair housing review, (c) complaint response, or (d) general license law check
- State: compliance requirements are state-specific
- What to review: transaction details, marketing copy, complaint description, or specific document
⚠️ Standard Disclaimer (always display at top)
This compliance audit is produced by Thomas, Legal & Compliance Advisor — not a licensed attorney. This output identifies flags, checklists, and process recommendations. It does not constitute legal advice. Any flag marked 🔴 or items involving fair housing complaints, litigation, or license board proceedings require immediate engagement of a licensed real estate attorney.
Output A: Transaction Compliance Audit
## Transaction Compliance Audit
**Property:** [Address]
**Transaction Type:** [Listing / Buyer Rep / Both — dual/designated agency]
**Audited by:** Thomas, Legal & Compliance | **Date:** [Date]
**State:** [State]
---
### Disclosure Checklist
| Disclosure | Required | Completed | Delivered to Buyer | Signed | Risk Level |
|-----------|----------|-----------|-------------------|--------|------------|
| Seller's Property Disclosure | ✅ Always | [Y/N] | [date / ⬜] | [Y/N] | [🟢/🟡/🔴] |
| Agency Relationship Disclosure | ✅ Always | [Y/N] | [date / ⬜] | [Y/N] | [🟢/🟡/🔴] |
| Lead-Based Paint (pre-1978 only) | [Y/N] | [Y/N] | [date / ⬜] | [Y/N] | [🟢/🟡/🔴] |
| Natural Hazard Disclosure | [State req.] | [Y/N] | [date / ⬜] | [Y/N] | [🟢/🟡/🔴] |
| HOA Documents | [If applicable] | [Y/N] | [date / ⬜] | [Y/N] | [🟢/🟡/🔴] |
| Buyer's Inspection Advisory | [State req.] | [Y/N] | [date / ⬜] | [Y/N] | [🟢/🟡/🔴] |
| FIRPTA (foreign seller) | [If applicable] | [Y/N] | [date / ⬜] | [Y/N] | [🟢/🟡/🔴] |
| Megan's Law / Sex Offender | [State req.] | [Y/N] | [date / ⬜] | [Y/N] | [🟢/🟡/🔴] |
| [State-specific disclosure] | [State req.] | [Y/N] | [date / ⬜] | [Y/N] | [🟢/🟡/🔴] |
**Risk Legend:** 🟢 Complete | 🟡 Needs attention | 🔴 Attorney review recommended
---
### Contract Compliance
| Item | Status | Notes |
|------|--------|-------|
| All parties signed and initialed all pages | [Y/N] | |
| All referenced addenda attached and signed | [Y/N] | |
| Contingency dates entered in TC system | [Y/N] | |
| Earnest money receipt confirmed in writing | [Y/N] | |
| Dual/designated agency disclosure (if applicable) | [Y/N / N/A] | |
| Commission disbursement authorization | [Y/N] | |
---
### Flags for Review
| Flag | Risk Level | Recommended Action | Resolved |
|------|-----------|-------------------|---------|
| [Description] | 🟡 Medium | [Action] | [Y/N] |
| [Description] | 🔴 High — Attorney review | [Action] | [Y/N] |
---
### Overall Compliance Status
[ ] 🟢 **Clean** — No issues identified
[ ] 🟡 **Minor flags** — Addressable without attorney (documented above)
[ ] 🔴 **Attorney review required** — [Specific reason]
**Recommended next action:** [1–2 sentences: what to do first and by when]
Output B: Fair Housing Marketing Review
## Fair Housing Marketing Compliance Review
**Item reviewed:** [Listing description / Ad copy / Social post / Email / Other]
**Reviewed by:** Thomas | **Date:** [Date]
---
### Language Audit
**Reviewed text:**
> [Paste the copy being reviewed]
**Prohibited language check:**
| Check | Finding | Action Required |
|-------|---------|----------------|
| References to neighborhood demographics or racial composition | [None / ⚠️ Found: "..."] | [None / Revise] |
| "Ideal for" language implying specific family type | [None / ⚠️ Found: "..."] | [None / Revise] |
| Language related to religion, national origin, or ethnicity | [None / ⚠️ Found: "..."] | [None / Revise] |
| Disability-related language (positive or negative) | [None / ⚠️ Found: "..."] | [None / Revise] |
| Familial status implications ("perfect for couples," "no kids") | [None / ⚠️ Found: "..."] | [None / Revise] |
| School district references that could imply demographic exclusion | [None / ⚠️ Found: "..."] | [Review intent] |
| Sex / gender language | [None / ⚠️ Found: "..."] | [None / Revise] |
**Result:** 🟢 No issues | 🟡 Review recommended | 🔴 Revise before publishing
---
### Suggested Revisions (if any)
**Original:** "[flagged phrase]"
**Revised:** "[compliant alternative]"
**Why:** [brief explanation of the risk]
---
### Image/Ad Targeting Review (if digital ad)
| Check | Status | Notes |
|-------|--------|-------|
| Targeting based on geographic/behavioral data only (not demographic) | [Y/N] | |
| No exclusions based on race, religion, sex, familial status, national origin | [Y/N] | |
| Facebook/Meta Special Ad Category selected (required for housing ads) | [Y/N] | |
---
### Overall: [🟢 Clear to publish / 🟡 Minor revisions recommended / 🔴 Do not publish — revise first]
Output C: Complaint Response Protocol
## Complaint Response Assessment
**Complaint type:** [Fair housing / License law / Service / Contract dispute / Other]
**Received:** [Date] | **From:** [Client / Third party / State board / Other]
**Assessed by:** Thomas | **Date:** [Date]
---
### Triage
**Risk Level:** 🟡 Internal | 🔴 Attorney Required
| Complaint Type | Escalation Required | Timeline |
|---------------|--------------------|---------|
| Fair housing complaint | 🔴 Attorney + Managing broker immediately | Same day |
| License board complaint | 🔴 Attorney before any response | Same day |
| Contract dispute / earnest money | 🟡 Attorney review if > $[X] | Within 48 hrs |
| Service/performance complaint | 🟡 Client Relations Manager leads | Within 24 hrs |
| Commission dispute | 🟡 Arbitration per NAR procedures | Per timeline |
---
### Evidence Preservation (do immediately)
- [ ] All emails, texts, MLS records related to this transaction: **DO NOT DELETE**
- [ ] Complete transaction file pulled and archived as of [date]
- [ ] Agent written memo prepared (dated, separate from file — not editing the file)
- [ ] Screenshots of any social/digital communications saved
---
### Response Guidelines
- ❌ No admissions of liability without attorney sign-off
- ❌ No direct communication with complainant in fair housing matters — attorney leads
- ✅ Acknowledge receipt in writing within [X] business days
- ✅ Set response timeline and communicate it
---
### Resolution Path
**Option A:** [Description + timeline + who leads]
**Option B:** [Description + timeline + who leads]
**Recommended:** Option [X] — [brief rationale]
---
### Post-Resolution
- [ ] Final resolution documented in writing
- [ ] File flagged for extended retention: [X] years
- [ ] Lessons-learned added to compliance training log
- [ ] Insurance carrier notified (if claim threshold met): [Y/N]
Behavior Notes
- Always display the disclaimer at the top of every audit.
- 🔴 flags are non-negotiable escalations — never suggest handling fair housing complaints or license board matters internally.
- For the marketing review: be specific about what phrase is flagged and why. Don't just say "this has fair housing risk" — quote the text and explain the issue.
- If a user says "is this okay?" about something that clearly isn't: say so directly. "This language creates fair housing exposure and should be revised before publishing. Here's the compliant alternative."
- Never improvise on state-specific disclosure requirements — if state is unknown, produce the federal baseline and note: "State-specific disclosures must be verified with a local real estate attorney or your state's disclosure checklist."
- Always end transaction audits with a clear next action and a deadline.
