homestruk-lease-renewal
Track lease expirations and manage the 90-day renewal process. Use when checking upcoming lease expirations, planning rent increases, drafting renewal offers, or managing the renewal negotiation timeline. Reads property and tenant data to proactively flag leases expiring within 90 days and guides through the Homestruk renewal SOP.
Install via CLI (Recommended)
clawhub install openclaw/skills/skills/adamsjb/homestruk-lease-renewalHomestruk Lease Renewal Tracker
Proactively manage lease renewals using a 90-day timeline to maximize tenant retention and optimize rent pricing.
When to Use This Skill
- "Any leases expiring soon?"
- "Time to renew [tenant name]?"
- "What should I set rent to for [property]?"
- "Draft a renewal offer for [tenant]"
- Weekly/monthly lease expiration check
- Cron job: run monthly to flag upcoming renewals
Data Sources
Read these files for current lease data:
- ~/.openclaw/shared/properties.json (all properties)
- ~/.openclaw/shared/tenants.json (tenant details)
- ~/.openclaw/shared/rent-roll.json (current rents)
The 90-Day Renewal Timeline
Day 90 Before Expiry: ASSESSMENT
- Flag the lease as "renewal pending"
- Pull current rent from rent-roll.json
- Run the homestruk-rent-comps skill to get market rate
- Review tenant payment history (any late payments?)
- Review maintenance request history (high maintenance tenant?)
- Check if owner has expressed intent to sell or renovate
- Decision: Renew, raise rent, or non-renew?
Day 75: PRICING DECISION
- Compare current rent to market comps
- Calculate proposed increase:
- Good tenant, below market: increase 3-5%
- Good tenant, at market: increase 0-3% (retention)
- Average tenant, below market: increase to market
- Problem tenant: consider non-renewal
- Get owner approval on proposed rent
- MA note: No rent control in most cities At-will: 30 days notice for increase (MGL c.186 s.12) Fixed-term: increase at renewal, not mid-lease
Day 60: RENEWAL OFFER
Draft renewal offer letter including:
- Current rent and proposed new rent
- Lease term (12 months recommended)
- Any updated terms or rules
- Deadline to respond (14 days)
- Benefits of renewing (no moving costs, established home)
- Contact info for questions
Draft template:
Dear [TENANT NAME],
Your lease at [ADDRESS] expires on [DATE]. We value you as a
tenant and would like to offer you a renewal.
Proposed terms:
New monthly rent: $[AMOUNT] (currently $[CURRENT])
Lease term: 12 months ([START] to [END])
All other terms remain unchanged.
Please respond by [DEADLINE - 14 days from letter] to confirm
your intent to renew. If we do not hear from you by that date,
we will begin preparing the unit for new tenancy.
We appreciate your tenancy and hope to continue our relationship.
Sincerely,
[PM NAME]
Homestruk Properties
Save draft to: ~/.openclaw/workspace/drafts/renewal-[tenant-slug]-[date].md
Day 45: FOLLOW-UP (if no response)
- Call or text the tenant directly
- Confirm they received the offer
- Ask if they have questions or concerns
- If they want to negotiate: schedule a call
- Update status in tracking
Metadata
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Find the right skillPaste this into your clawhub.json to enable this plugin.
{
"plugins": {
"official-adamsjb-homestruk-lease-renewal": {
"enabled": true,
"auto_update": true
}
}
}Tags
Related Skills
homestruk-rent-comps
Analyze rental comps and recommend rent pricing for Massachusetts properties. Use when user asks about rent pricing, market rent, comparable properties, rent increases, or what to charge for rent. Searches Zillow, Apartments.com, and Craigslist data to find comparable listings and calculates recommended rent based on property features, location, and market conditions.
homestruk-deal-analyzer
Analyze rental property investment deals by calculating key metrics including cap rate, cash-on-cash return, DSCR, GRM, and the 1% rule. Use when evaluating a property purchase, comparing deals, running what-if scenarios on price or financing, or when an owner asks whether a deal makes financial sense. Produces a deal verdict and 5-year projection.
homestruk-maintenance-triage
Triage tenant maintenance requests by severity, assign priority, identify the right contractor type, estimate costs, and generate work orders. Use when a tenant reports a maintenance issue, when reviewing open work orders, or when assessing property condition. Follows Massachusetts habitability requirements (105 CMR 410).
homestruk-tenant-screening
Screen tenant applications using Fair Housing compliant criteria for Massachusetts properties. Use when evaluating a rental application, setting screening criteria, checking an applicant against standards, or drafting acceptance/rejection letters. Covers income verification, credit checks, criminal background (with HUD guidance), rental history, and MA-specific protected classes.