| name | compliance-audit |
| title | 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. |
| author | hoangtng |
| author_url | https://github.com/hoangtng/real-estate-agents/tree/main/skills/compliance-audit |
| license | MIT |
| version | 0.1.0 |
| execution_mode | open |
| jurisdiction | us |
| practice | real-estate |
| language | en |
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] | |
---
| Flag | Risk Level | Recommended Action | Resolved |
|------|-----------|-------------------|---------|
| [Description] | 🟡 Medium | [Action] | [Y/N] |
| [Description] | 🔴 High — Attorney review | [Action] | [Y/N] |
---
[ ] 🟢 — No issues identified
[ ] 🟡 — Addressable without attorney (documented above)
[ ] 🔴 — [Specific reason]
[1–2 sentences: what to do first and by when]
