rent-comp-intake

name	Rent Comp Intake
slug	rent_comp_intake
version	0.1.0
status	draft
category	residential_multifamily
subsystem	residential_multifamily
pack_type	workflow
targets	["claude_code"]
stale_data	Comp records have short shelf life; market changes quickly. Confidence tags and source types (operator-reported, 3rd-party, shopped) are tracked per record. Normalization rules (concession adjustments, unit-type normalization) live in overlays.
applies_to	{"segment":["middle_market"],"form_factor":["garden","walk_up","wrap","suburban_mid_rise","urban_mid_rise"],"lifecycle":["stabilized","renovation","lease_up","recap_support"],"management_mode":["self_managed","third_party_managed","owner_oversight"],"role":["property_manager","leasing_manager","regional_manager","asset_manager"],"output_types":["checklist","memo"],"decision_severity_max":"recommendation"}
references	{"reads":["reference/raw/rent_comp/","reference/normalized/market_rents__{market}_mf.csv","reference/normalized/comp_normalization_rules__middle_market.yaml"],"writes":["reference/raw/rent_comp/","reference/normalized/market_rents__{market}_mf.csv"]}
metrics_used	["market_to_lease_gap","loss_to_lease"]
escalation_paths	[{"kind":"comp_magnitude_change","to":"regional_manager -> asset_manager -> approval_request per reference update flow"},{"kind":"source_integrity","to":"regional_manager (source verification)"}]
approvals_required	["market_rent_reference_update_above_magnitude_delta"]
description	Ingests inbound rent comp observations (shopped, 3rd-party, operator-reported), validates, normalizes, proposes updates to market_rent_benchmark files, and opens an approval if the magnitude delta crosses the overlay threshold. Follows the reference update flow end to end.

Rent Comp Intake

Workflow purpose

Take a raw rent comp observation and move it through the reference layer's update flow so market rent benchmarks stay live. Ingest, validate, normalize, propose, approve (when needed), derive.

Trigger conditions

• Explicit: "I shopped X property; capture comps", "new 3rd-party export", "log comps from call".
• Implicit: workflows/market_rent_refresh detects a comp bundle; PM drops raw data into reference/raw/rent_comp/.
• Recurring: ad hoc; any market-survey cycle.

Inputs (required / optional)

Input	Type	Required	Notes
Raw comp records	table / json	required	property, unit_type, asking rent, concessions, source
Normalization rules	yaml	required	overlay
Current market_rent_benchmark	csv	required	to compute delta

Outputs

Output	Type	Shape
Validated raw records	file	reference/raw/rent_comp/<yyyy>/<mm>/
Normalized records	file	reference/normalized/market_rents__{market}_mf.csv
Change log entries	file	append to archives/change_log.jsonl
Approval request (if above threshold)	request	per overlay delta rule

Required context

Asset_class, segment, market, submarket.

Process

1. Validation. Every raw record validated against _core/schemas/reference_record.yaml + category schema. Missing fields surfaced.
2. Normalization. Apply overlay rules: concession adjustments, unit-type normalization, effective rent math.
3. Magnitude delta check. Compare proposed normalized value to current benchmark. If delta above overlay threshold, open approval_request per reference update flow before promoting .