From e6d987d72544b276a61859f60659d452b4f25683 Mon Sep 17 00:00:00 2001
From: Stefano Fiorini <stefano@fiorinis.com>
Date: Fri, 27 Mar 2026 22:23:58 -0500
Subject: [PATCH] Port property assessor helpers to TypeScript

---
 docs/property-assessor.md                     | 407 ++++-----
 skills/property-assessor/.gitignore           |   3 +
 skills/property-assessor/SKILL.md             | 121 ++-
 .../examples/report-payload.example.json      |  79 ++
 skills/property-assessor/package-lock.json    | 791 ++++++++++++++++++
 skills/property-assessor/package.json         |  21 +
 .../references/report-template.md             |  56 ++
 .../scripts/property-assessor                 |  13 +
 skills/property-assessor/src/cli.ts           |  63 ++
 .../property-assessor/src/public-records.ts   | 292 +++++++
 skills/property-assessor/src/report-pdf.ts    | 343 ++++++++
 .../tests/public-records.test.ts              |  82 ++
 .../tests/report-pdf.test.ts                  |  69 ++
 skills/property-assessor/tsconfig.json        |  17 +
 14 files changed, 2155 insertions(+), 202 deletions(-)
 create mode 100644 skills/property-assessor/.gitignore
 create mode 100644 skills/property-assessor/examples/report-payload.example.json
 create mode 100644 skills/property-assessor/package-lock.json
 create mode 100644 skills/property-assessor/package.json
 create mode 100644 skills/property-assessor/references/report-template.md
 create mode 100755 skills/property-assessor/scripts/property-assessor
 create mode 100644 skills/property-assessor/src/cli.ts
 create mode 100644 skills/property-assessor/src/public-records.ts
 create mode 100644 skills/property-assessor/src/report-pdf.ts
 create mode 100644 skills/property-assessor/tests/public-records.test.ts
 create mode 100644 skills/property-assessor/tests/report-pdf.test.ts
 create mode 100644 skills/property-assessor/tsconfig.json

diff --git a/docs/property-assessor.md b/docs/property-assessor.md
index fb1fb14..9793400 100644
--- a/docs/property-assessor.md
+++ b/docs/property-assessor.md
@@ -1,38 +1,44 @@
 # property-assessor
 
-Decision-grade residential property assessment skill for OpenClaw.
-
-This skill is for evaluating a condo, townhouse, house, or similar residential property from an address or listing URL and ending with a practical recommendation such as `buy`, `pass`, or `only below X`.
+Decision-grade residential property assessment skill for OpenClaw, with official public-record enrichment and fixed-template PDF report rendering.
 
 ## Overview
 
-`property-assessor` is a workflow skill, not just a scraper. It is meant to:
+`property-assessor` is for evaluating a condo, townhouse, house, or similar residential property from an address or listing URL and ending with a practical recommendation such as `buy`, `pass`, or `only below X`.
 
-- normalize the target property across listing sources
-- build a baseline fact set
+The skill is intended to:
+
+- normalize the property across listing sources
 - review listing photos before making condition claims
-- compare the property against nearby or same-building comps
-- underwrite taxes, HOA, insurance, and realistic carrying costs
-- identify risk drivers
-- produce a concise but decision-grade verdict
+- incorporate official public-record / appraisal-district context when available
+- compare the property against comps and carrying costs
+- produce a fixed-format PDF report, not just ad hoc chat prose
 
-The skill is designed for real-world purchase decisions, especially when you need a fast read on whether a property is worth pursuing.
+## Standalone helper usage
 
-## Accepted inputs
+This skill now ships with a small TypeScript helper package for two tasks:
 
-The skill can start from any of:
+- locating official public-record jurisdiction from an address
+- rendering a fixed-template PDF report
 
-- a street address
-- a Zillow listing URL
-- a HAR listing URL
-- an address plus user constraints such as:
-  - investment only
-  - owner-occupant
-  - long-term rental
-  - short-term rental
-  - target distance/location requirements
+From `skills/property-assessor/`:
 
-Preferred starting point is the address when available, because it makes source reconciliation easier.
+```bash
+npm install
+scripts/property-assessor --help
+```
+
+The wrapper script uses the skill-local Node dependencies under `node_modules/`.
+
+## Commands
+
+```bash
+scripts/property-assessor locate-public-records --address "4141 Whiteley Dr, Corpus Christi, TX 78418"
+scripts/property-assessor locate-public-records --address "4141 Whiteley Dr, Corpus Christi, TX 78418" --parcel-id "14069438"
+scripts/property-assessor locate-public-records --address "4141 Whiteley Dr, Corpus Christi, TX 78418" --listing-geo-id "233290"
+
+scripts/property-assessor render-report --input examples/report-payload.example.json --output /tmp/property-assessment.pdf
+```
 
 ## Core workflow
 
@@ -40,16 +46,15 @@ Default operating sequence:
 
 1. Normalize the address and property type.
 2. Discover accessible listing and public-record sources for the same property.
-3. Establish a baseline fact set from the best available source.
-4. Cross-check the same property on other sources.
-5. Review listing photos before making condition claims.
-6. Pull same-building comps for condos or nearby comps for houses/townhomes.
-7. Underwrite carry costs and risk drivers.
-8. End with a specific recommendation and fair-value range.
+3. Build a baseline fact set.
+4. Review listing photos before making condition claims.
+5. Pull same-building or nearby comps.
+6. Underwrite carry costs and risk factors.
+7. Render the final report as a fixed-template PDF.
 
 ## Source priority
 
-Unless the user asks otherwise, preferred source order is:
+Unless the user says otherwise, preferred listing/source order is:
 
 1. Zillow
 2. Redfin
@@ -57,11 +62,72 @@ Unless the user asks otherwise, preferred source order is:
 4. HAR / Homes.com / brokerage mirrors
 5. county or appraisal pages
 
-Use high-quality mirrors to confirm facts, not to override a clearly better primary listing without reason.
+Public-record / assessor data should be linked in the final result when available.
+
+## Public-record enrichment
+
+The skill should not rely on listing-site geo IDs as if they were assessor record identifiers.
+
+Correct approach:
+
+1. start from the street address
+2. resolve the address to state/county/FIPS/GEOID
+3. identify the official public-record jurisdiction
+4. use parcel/APN/account identifiers when available
+5. link the official jurisdiction page and any direct property page used
+
+### `locate-public-records`
+
+```bash
+scripts/property-assessor locate-public-records --address "<street-address>"
+```
+
+Current behavior:
+
+- uses the official Census geocoder
+- returns matched address, county/state/FIPS, and block GEOID context
+- for Texas, returns:
+  - Texas Comptroller county directory page
+  - appraisal district contact/site details
+  - tax assessor/collector contact/site details
+
+Important rules:
+
+- Zillow/Redfin/HAR geo IDs are hints only
+- parcel/APN/account IDs are stronger search keys than listing geo IDs
+- official jurisdiction pages should be linked in the final report
+- if a direct property detail page is accessible, its data should be labeled as official public-record evidence
+
+### Texas support
+
+Texas is the first-class public-record path in this implementation.
+
+For Texas addresses, the helper resolves:
+
+- the official Census geocoder link
+- the official Texas Comptroller county directory page
+- the appraisal district website
+- the tax assessor/collector website
+
+That output should be used by the skill to:
+
+- identify the correct CAD
+- attempt address / parcel / account lookup on the CAD site
+- capture official assessed values and exemptions when a public detail page is available
+
+Recommended fields to capture from official records when accessible:
+
+- account number
+- owner name
+- land value
+- improvement value
+- assessed total
+- exemptions
+- official property-detail URL
 
 ## Minimum data to capture
 
-For the target property, capture as many of these as the sources support:
+For the subject property, capture when available:
 
 - address
 - list price or last known list price
@@ -79,169 +145,107 @@ For the target property, capture as many of these as the sources support:
 - subdivision or building name
 - same-building or nearby active inventory
 - listing photos and visible condition cues
-- included appliances and obvious missing appliances
-- flooring mix, especially carpet
+- public-record jurisdiction and linked official source
+- account / parcel / tax ID if confirmed
+- official assessed values and exemptions if confirmed
 
-## Photo-review requirement
+## Photo-review rules
 
-Photo review is mandatory when the listing sources expose photos.
+Photo review is mandatory when photos are exposed by a listing source.
 
 Do not make strong condition claims from structured text alone if photos are available.
 
-### What counts as acceptable photo access
-
-Preferred photo sources are:
-
-- a scrollable all-photos page
-- an expanded photo grid
-- a photo page that exposes the full set
-- a modal/lightbox only if the site does not provide a better all-photos path
-
-Do not treat these as full photo review by themselves:
-
-- the listing hero image
-- a collage preview
-- a photo count without image access
-- listing shell text that mentions photos
-
-### What to inspect in the photos
-
-At minimum, evaluate:
-
-- overall finish level: dated, average, lightly updated, fully updated
-- kitchen condition: cabinets, counters, backsplash, appliances
-- bathroom condition: vanity, tile, surrounds, fixtures
-- flooring: tile, vinyl, laminate, hardwood, carpet
-- obvious make-ready issues: paint, trim, wear, damage, mismatched finishes
-- visible missing items: refrigerator, washer/dryer, range hood, dishwasher
-- signs of deferred maintenance or water intrusion
-- exterior and common-area condition where visible
-- waterfront-facing elements, balconies, decks, sliders, and windows when relevant
-
-### If photo review is incomplete
-
-If the agent cannot access enough photos to make a credible read:
-
-- say so explicitly
-- lower confidence
-- avoid strong turnkey claims
-- continue the broader underwriting work, but mark condition as limited-confidence
-
-## Zillow and HAR integration
-
-This skill now expects the dedicated `web-automation` extractors first instead of fragile ad hoc gallery automation.
-
-### Zillow first
-
-Run:
-
-```bash
-cd ~/.openclaw/workspace/skills/web-automation/scripts
-node zillow-photos.js "<zillow-listing-url>"
-```
-
-Successful Zillow photo access means one of these happened:
-
-- the `See all photos` / `See all X photos` path opened a usable all-photos experience, or
-- the rendered Zillow listing shell already exposed the full direct Zillow image set and the extracted count matches the announced count
-
-Important rule:
-- when the extractor returns `imageUrls`, that returned set is the photo-review set
-
-For smaller listings, review the full extracted set when practical. For a 20-30 photo listing, that usually means all photos.
-
-### HAR fallback
-
-If Zillow does not expose a reliable image set, use HAR next:
-
-```bash
-cd ~/.openclaw/workspace/skills/web-automation/scripts
-node har-photos.js "<har-listing-url>"
-```
-
-Successful HAR photo access means:
-
-- the HAR listing opened
-- `Show all photos` / `View all photos` exposed the photo page
-- direct `pics.harstatic.com` image URLs were extracted
-
-As with Zillow, the returned `imageUrls` are the review set for condition analysis.
-
-### Practical photo-source order
-
-Use this action order:
+Preferred photo-access order:
 
 1. Zillow extractor
 2. HAR extractor
 3. Realtor.com photo page
 4. brokerage mirror or other accessible listing mirror
 
-Do not stop after the first failed source if a fallback source can still expose the photos.
+Use the dedicated `web-automation` extractors first:
 
-## Approval-safe execution
-
-For chat-driven property assessments, prefer file-based commands under:
-
-```text
-~/.openclaw/workspace/skills/web-automation/scripts
+```bash
+cd ~/.openclaw/workspace/skills/web-automation/scripts
+node zillow-photos.js "<zillow-listing-url>"
+node har-photos.js "<har-listing-url>"
 ```
 
-Good command shape:
+When those extractors return `imageUrls`, that returned set is the photo-review set.
+
+## Approval-safe command shape
+
+For chat-driven runs, prefer file-based commands.
+
+Good:
 
 - `node check-install.js`
 - `node zillow-photos.js "<url>"`
 - `node har-photos.js "<url>"`
+- `scripts/property-assessor locate-public-records --address "..."`
+- `scripts/property-assessor render-report --input ... --output ...`
 
 Avoid when possible:
 
 - `node -e "..."`
 - `node --input-type=module -e "..."`
 
-Why this matters:
+## PDF report template
 
-- OpenClaw exec approvals are easier to allowlist for stable file paths
-- inline interpreter eval is more likely to trigger approval friction
-- the installed approval allowlist is typically already scoped to the `*.js` files under the `web-automation/scripts` directory
+The final deliverable should be a fixed-template PDF, not a one-off layout.
 
-## Make-ready normalization
+Template reference:
 
-Condition should be translated into a rough make-ready range so pricing and comp comparisons stay realistic.
+- `skills/property-assessor/references/report-template.md`
 
-Use simple buckets:
+Current renderer:
 
-- light make-ready
-  - paint, fixtures, minor hardware, small patching
-- medium make-ready
-  - partial flooring replacement, appliance replacement, bathroom refresh
-- heavy make-ready
-  - significant kitchen/bath work, widespread flooring, visible deferred maintenance
+```bash
+scripts/property-assessor render-report --input "<report-payload-json>" --output "<output-pdf>"
+```
 
-Call out carpet separately when present, especially in bedrooms, stairs, or living areas.
+The fixed template includes:
 
-## Underwriting expectations
+1. Report header
+2. Verdict panel
+3. Subject-property summary table
+4. Snapshot
+5. What I Like
+6. What I Do Not Like
+7. Comp View
+8. Underwriting / Carry View
+9. Risks and Diligence Items
+10. Photo Review
+11. Public Records
+12. Source Links
+13. Notes page
 
-The final assessment should show a simple carrying-cost view including:
+### Recipient email gate
 
-- principal and interest if available
-- taxes per month
-- HOA per month if applicable
-- insurance estimate or explicit uncertainty
-- realistic carry range after maintenance, vacancy, and property-specific risk
+The report must not be rendered or sent unless target recipient email address(es) are known.
 
-Strong caution flags include:
+If the prompt does not include recipient email(s), the skill should:
 
-- high HOA relative to price or expected rent
-- older waterfront or coastal exposure
-- unknown reserve or assessment history for condos
-- many active units in the same building or micro-area
-- stale days on market with weak price action
-- no clear rent support
+- stop
+- ask for target recipient email address(es)
+- not finalize the PDF workflow yet
+
+The renderer enforces this. If `recipientEmails` is missing or empty, it fails with:
+
+`Missing target email. Stop and ask the user for target email address(es) before generating or sending the property assessment PDF.`
+
+## Example payload
+
+Sample payload:
+
+- `skills/property-assessor/examples/report-payload.example.json`
+
+This is the easiest way to test the renderer without building a report payload from scratch.
 
 ## Output contract
 
-The final answer should stay concise but decision-grade.
+The assessment itself should remain concise but decision-grade.
 
-Recommended structure:
+Recommended narrative structure:
 
 1. Snapshot
 2. What I like
@@ -251,76 +255,77 @@ Recommended structure:
 6. Risks and diligence items
 7. Verdict with fair-value range and offer guidance
 
-The output must explicitly include:
+It must also explicitly include:
 
 - `Photo source attempts: ...`
-- `Photo review: completed via <source>`
-  or `Photo review: not completed`
+- `Photo review: completed via <source>` or `Photo review: not completed`
+- public-record / CAD evidence and links when available
 
-If photo review was completed:
+## Validation flow
 
-- summarize the condition read from the photos
-- mention obvious finish level, flooring, appliance presence, and make-ready signals
-
-If not completed:
-
-- mark condition confidence as limited
-- explain why photo access was incomplete
-
-## Example validation flow
-
-Use these commands for a known-good regression check.
-
-### Verify extractor prerequisites
+### 1. Install the helper package locally
 
 ```bash
-cd ~/.openclaw/workspace/skills/web-automation/scripts
-node check-install.js
-npm run test:photos
+cd ~/.openclaw/workspace/skills/property-assessor
+npm install
+npm test
 ```
 
-### Zillow regression check
+### 2. Run public-record lookup
 
 ```bash
-cd ~/.openclaw/workspace/skills/web-automation/scripts
-node zillow-photos.js "https://www.zillow.com/homedetails/4141-Whiteley-Dr-Corpus-Christi-TX-78418/2103723704_zpid/"
+cd ~/.openclaw/workspace/skills/property-assessor
+scripts/property-assessor locate-public-records --address "4141 Whiteley Dr, Corpus Christi, TX 78418"
 ```
 
 Expected shape:
 
-- `complete: true`
-- `expectedPhotoCount: 29`
-- `photoCount: 29`
+- state/county/FIPS/GEOID present
+- official Census geocoder link present
+- for Texas: Comptroller county directory link present
+- for Texas: appraisal district and tax assessor/collector contacts present
 
-### HAR regression check
+### 3. Run PDF render with the sample payload
 
 ```bash
-cd ~/.openclaw/workspace/skills/web-automation/scripts
-node har-photos.js "https://www.har.com/homedetail/4141-whiteley-dr-corpus-christi-tx-78418/14069438"
+cd ~/.openclaw/workspace/skills/property-assessor
+scripts/property-assessor render-report --input examples/report-payload.example.json --output /tmp/property-assessment.pdf
 ```
 
-Expected shape:
+Expected result:
 
-- `complete: true`
-- `expectedPhotoCount: 29`
-- `photoCount: 29`
+- JSON success payload with `outputPath`
+- a non-empty PDF written to `/tmp/property-assessment.pdf`
 
-### Skill-level validation
+### 4. Verify the email gate
 
-When testing `property-assessor` itself, confirm the resulting assessment:
+Run the renderer with a payload that omits `recipientEmails`.
 
-- attempts Zillow first
-- falls back to HAR if needed
-- references actual photo access, not just listing text
-- includes the required `Photo source attempts` line
-- includes the required `Photo review` line
-- makes condition claims consistent with the reviewed image set
+Expected result:
+
+- non-zero exit
+- explicit message telling the operator to stop and ask for target recipient email(s)
+
+### 5. Verify the end-to-end skill behavior
+
+When testing `property-assessor` itself, confirm the assessment:
+
+- starts from the address when available
+- uses Zillow first for photo extraction, HAR as fallback
+- uses official public-record jurisdiction links when available
+- does not treat listing geo IDs as assessor keys
+- asks for recipient email(s) if they were not provided
+- renders the final report through the fixed PDF template once recipient email(s) are known
 
 ## Related files
 
-- installed skill instructions:
-  - `~/.openclaw/workspace/skills/property-assessor/SKILL.md`
-- repo skill instructions:
+- skill instructions:
   - `skills/property-assessor/SKILL.md`
-- photo extractor docs:
+- underwriting heuristics:
+  - `skills/property-assessor/references/underwriting-rules.md`
+- PDF template rules:
+  - `skills/property-assessor/references/report-template.md`
+- sample report payload:
+  - `skills/property-assessor/examples/report-payload.example.json`
+- photo extraction docs:
   - `docs/web-automation.md`
diff --git a/skills/property-assessor/.gitignore b/skills/property-assessor/.gitignore
new file mode 100644
index 0000000..6d0301a
--- /dev/null
+++ b/skills/property-assessor/.gitignore
@@ -0,0 +1,3 @@
+node_modules/
+dist/
+.venv/
diff --git a/skills/property-assessor/SKILL.md b/skills/property-assessor/SKILL.md
index 9ecfd1c..ae7b8e9 100644
--- a/skills/property-assessor/SKILL.md
+++ b/skills/property-assessor/SKILL.md
@@ -53,6 +53,69 @@ Prefer this order unless the user says otherwise:
 Use the `web-automation` skill for rendered pages and anti-bot-heavy sites.
 Use `web_search` sparingly to discover alternate URLs, then return to `web-automation` for extraction.
 
+## Helper runtime
+
+`property-assessor` now includes TypeScript helper commands for:
+- public-record jurisdiction lookup
+- fixed-template PDF rendering
+
+Before using those helper commands:
+
+```bash
+cd ~/.openclaw/workspace/skills/property-assessor
+npm install
+```
+
+## Public-record enrichment
+
+Public-record / assessor data should be used when available and linked in the final result.
+
+Default approach:
+1. start from the street address
+2. resolve the address to county/state/geography
+3. identify the related appraisal district / assessor jurisdiction
+4. use the official public-record site as a primary-source check against listing data
+5. link the official jurisdiction page and any direct property page used in the final result
+
+Use the helper CLI first:
+
+```bash
+cd ~/.openclaw/workspace/skills/property-assessor
+npm install
+scripts/property-assessor locate-public-records --address "<street-address>"
+```
+
+This command currently:
+- resolves the address through the official Census geocoder
+- returns county/state/FIPS/GEOID context
+- for Texas, resolves the official Texas Comptroller county directory page
+- returns the county appraisal district and tax assessor/collector links when available
+
+Important rules:
+- listing-site geo IDs are hints only; do **not** treat them as assessor record keys
+- parcel/APN/account identifiers from Zillow/HAR/Redfin are much stronger keys than listing geo IDs
+- if a direct public-record property page is available, use its data in the assessment and link it explicitly
+- if the jurisdiction can be identified but the property detail page is not directly retrievable, still link the official jurisdiction page and say what could not be confirmed
+
+### Texas rule
+
+For Texas properties, public-record enrichment is required when feasible.
+
+Process:
+1. run `locate-public-records` from the subject address
+2. use the returned Texas Comptroller county directory page as the official jurisdiction reference
+3. use the returned CAD website for address / account / parcel lookup
+4. when accessible, capture:
+   - account number
+   - owner name
+   - land value
+   - improvement value
+   - assessed total
+   - exemptions
+   - tax office links
+
+In the final assessment, explicitly label official public-record facts as such.
+
 ## Minimum data to capture
 
 For the target property, capture when available:
@@ -74,6 +137,9 @@ For the target property, capture when available:
 - listing photos and visible condition cues
 - included appliances and obvious missing appliances
 - flooring mix, especially whether carpet is present
+- public-record jurisdiction and linked official source
+- account / parcel / tax ID if confirmed
+- official assessed values and exemptions if confirmed
 
 ## Photo and condition review
 
@@ -217,6 +283,51 @@ The final assessment must explicitly include these lines in the output:
 If completed, briefly summarize the condition read from the photos.
 If not completed, mark condition confidence as limited and say why.
 
+## PDF report requirement
+
+The deliverable is not just chat text. A fixed-template PDF report must be generated for completed assessments.
+
+Use the property-assessor helper CLI:
+
+```bash
+cd ~/.openclaw/workspace/skills/property-assessor
+npm install
+scripts/property-assessor render-report --input "<report-payload-json>" --output "<output-pdf>"
+```
+
+The renderer uses a fixed template and must keep the same look across runs.
+Template rules are documented in `references/report-template.md`.
+
+The PDF report should include:
+1. report header
+2. verdict panel
+3. subject-property summary table
+4. Snapshot
+5. What I like
+6. What I do not like
+7. Comp view
+8. Underwriting / carry view
+9. Risks and diligence items
+10. Photo review
+11. Public records
+12. Source links
+
+### Recipient-email gate
+
+Before rendering or sending the PDF, the skill must know the target recipient email address(es).
+
+If the prompt does **not** include target email(s):
+- stop
+- ask the user for the target email address(es)
+- do **not** render or send the final PDF yet
+
+If target email(s) are present:
+- include them in the report payload
+- render the PDF with the fixed template
+- if a delivery workflow is available, use those same target email(s) for sending
+
+The renderer enforces this gate and will fail if the payload has no recipient email list.
+
 ## Normalization / make-ready adjustment
 
 Estimate a rough make-ready budget when condition is not turnkey. The goal is not contractor precision; the goal is apples-to-apples comparison.
@@ -257,7 +368,15 @@ Keep the answer concise but decision-grade:
 6. Risks and diligence items
 7. Verdict with fair value range and offer guidance
 
+Also include:
+- public-record / CAD evidence and links when available
+- the path to the rendered PDF after generation
+
+If the user did not provide recipient email(s), ask for them instead of finalizing the PDF workflow.
+
 ## Reuse notes
 
 When condos are involved, same-building comps and HOA economics usually matter more than neighborhood averages.
-For detailed heuristics and the reusable memo template, read `references/underwriting-rules.md`.
+For detailed heuristics and the reusable memo template, read:
+- `references/underwriting-rules.md`
+- `references/report-template.md`
diff --git a/skills/property-assessor/examples/report-payload.example.json b/skills/property-assessor/examples/report-payload.example.json
new file mode 100644
index 0000000..d9823c4
--- /dev/null
+++ b/skills/property-assessor/examples/report-payload.example.json
@@ -0,0 +1,79 @@
+{
+  "recipientEmails": [
+    "buyer@example.com"
+  ],
+  "reportTitle": "Property Assessment Report",
+  "subtitle": "Sample property assessment payload",
+  "subjectProperty": {
+    "address": "4141 Whiteley Dr, Corpus Christi, TX 78418",
+    "listingPrice": 149900,
+    "propertyType": "Townhouse",
+    "beds": 2,
+    "baths": 2,
+    "squareFeet": 900,
+    "yearBuilt": 1978
+  },
+  "verdict": {
+    "decision": "only below x",
+    "fairValueRange": "$132,000 - $138,000",
+    "offerGuidance": "Only attractive below the current ask once HOA, insurance, and make-ready are priced in."
+  },
+  "snapshot": [
+    "Small coastal townhouse with a tight margin at the current ask.",
+    "Needs CAD/public-record reconciliation before a high-confidence offer."
+  ],
+  "whatILike": [
+    "Usable 2 bed / 2 bath layout.",
+    "Straightforward official public-record jurisdiction in Nueces County."
+  ],
+  "whatIDontLike": [
+    "Ask looks full for the visible finish level.",
+    "Coastal exposure increases long-run carry and maintenance risk."
+  ],
+  "compView": [
+    "Need same-building or very local townhome comps before treating ask as fair value."
+  ],
+  "carryView": [
+    "Underwrite taxes, HOA, wind/flood insurance, and maintenance together."
+  ],
+  "risksAndDiligence": [
+    "Confirm reserve strength and special assessment history.",
+    "Confirm insurance obligations and any storm-related repair history."
+  ],
+  "photoReview": {
+    "status": "completed",
+    "source": "Zillow",
+    "attempts": [
+      "Zillow extractor returned the full direct photo set."
+    ],
+    "summary": "Interior reads dated-to-average rather than turnkey."
+  },
+  "publicRecords": {
+    "jurisdiction": "Nueces Appraisal District",
+    "accountNumber": "sample-account",
+    "landValue": 42000,
+    "improvementValue": 99000,
+    "assessedTotalValue": 141000,
+    "exemptions": "Not confirmed in sample payload",
+    "links": [
+      {
+        "label": "Texas Comptroller County Directory",
+        "url": "https://comptroller.texas.gov/taxes/property-tax/county-directory/nueces.php"
+      },
+      {
+        "label": "Nueces CAD",
+        "url": "http://www.ncadistrict.com/"
+      }
+    ]
+  },
+  "sourceLinks": [
+    {
+      "label": "Zillow Listing",
+      "url": "https://www.zillow.com/homedetails/4141-Whiteley-Dr-Corpus-Christi-TX-78418/2103723704_zpid/"
+    },
+    {
+      "label": "HAR Listing",
+      "url": "https://www.har.com/homedetail/4141-whiteley-dr-corpus-christi-tx-78418/14069438"
+    }
+  ]
+}
diff --git a/skills/property-assessor/package-lock.json b/skills/property-assessor/package-lock.json
new file mode 100644
index 0000000..28a94a2
--- /dev/null
+++ b/skills/property-assessor/package-lock.json
@@ -0,0 +1,791 @@
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diff --git a/skills/property-assessor/package.json b/skills/property-assessor/package.json
new file mode 100644
index 0000000..936914e
--- /dev/null
+++ b/skills/property-assessor/package.json
@@ -0,0 +1,21 @@
+{
+  "name": "property-assessor-scripts",
+  "version": "1.0.0",
+  "description": "Property assessor helpers for public-record lookup and fixed-template PDF rendering",
+  "type": "module",
+  "scripts": {
+    "locate-public-records": "tsx src/cli.ts locate-public-records",
+    "render-report": "tsx src/cli.ts render-report",
+    "test": "node --import tsx --test tests/*.test.ts"
+  },
+  "dependencies": {
+    "minimist": "^1.2.8",
+    "pdfkit": "^0.17.2"
+  },
+  "devDependencies": {
+    "@types/minimist": "^1.2.5",
+    "@types/pdfkit": "^0.17.3",
+    "tsx": "^4.20.6",
+    "typescript": "^5.9.2"
+  }
+}
diff --git a/skills/property-assessor/references/report-template.md b/skills/property-assessor/references/report-template.md
new file mode 100644
index 0000000..d147a52
--- /dev/null
+++ b/skills/property-assessor/references/report-template.md
@@ -0,0 +1,56 @@
+# Property Assessment PDF Template
+
+The `property-assessor` PDF output must use the same visual template every time.
+
+## Template sections
+
+1. Report header
+   - title: `Property Assessment Report`
+   - subtitle / run context
+   - prepared-for recipient email list
+   - generated timestamp
+
+2. Verdict panel
+   - decision badge: `BUY`, `PASS`, or `ONLY BELOW X`
+   - offer guidance sentence
+
+3. Summary table
+   - address
+   - ask / last price
+   - property type
+   - beds / baths
+   - square feet
+   - year built
+   - verdict
+   - fair value range
+   - public-record jurisdiction
+   - assessed total
+
+4. Body sections
+   - Snapshot
+   - What I Like
+   - What I Do Not Like
+   - Comp View
+   - Underwriting / Carry View
+   - Risks and Diligence Items
+   - Photo Review
+   - Public Records
+   - Source Links
+
+5. Notes page
+   - report policy note
+   - reminder that listing data should be reconciled against official public records when available
+
+## Visual rules
+
+- fixed blue section headers
+- verdict badge color depends on the decision
+- same margins, typography, and section ordering for every report
+- links should be shown explicitly in the PDF
+- no ad hoc rearranging of sections per run
+
+## Recipient gate
+
+The report must not be rendered or sent unless target recipient email address(es) are known.
+
+If the prompt does not include recipient email(s), stop and ask for them before rendering the PDF.
diff --git a/skills/property-assessor/scripts/property-assessor b/skills/property-assessor/scripts/property-assessor
new file mode 100755
index 0000000..ea65c01
--- /dev/null
+++ b/skills/property-assessor/scripts/property-assessor
@@ -0,0 +1,13 @@
+#!/usr/bin/env bash
+set -euo pipefail
+
+SCRIPT_DIR="$(cd "$(dirname "${BASH_SOURCE[0]}")" && pwd)"
+SKILL_DIR="$(cd "${SCRIPT_DIR}/.." && pwd)"
+TSX_BIN="${SKILL_DIR}/node_modules/.bin/tsx"
+
+if [[ ! -e "${TSX_BIN}" ]]; then
+  echo "Missing local Node dependencies for property-assessor. Run 'cd ${SKILL_DIR} && npm install' first." >&2
+  exit 1
+fi
+
+exec node "${TSX_BIN}" "${SKILL_DIR}/src/cli.ts" "$@"
diff --git a/skills/property-assessor/src/cli.ts b/skills/property-assessor/src/cli.ts
new file mode 100644
index 0000000..ec0e834
--- /dev/null
+++ b/skills/property-assessor/src/cli.ts
@@ -0,0 +1,63 @@
+#!/usr/bin/env node
+
+import minimist from "minimist";
+
+import { resolvePublicRecords } from "./public-records.js";
+import { ReportValidationError, loadReportPayload, renderReportPdf } from "./report-pdf.js";
+
+function usage(): void {
+  process.stdout.write(`property-assessor\n
+Commands:
+  locate-public-records --address "<address>" [--parcel-id "<id>"] [--listing-geo-id "<id>"] [--listing-source-url "<url>"]
+  render-report --input "<payload.json>" --output "<report.pdf>"
+`);
+}
+
+async function main(): Promise<void> {
+  const argv = minimist(process.argv.slice(2), {
+    string: ["address", "parcel-id", "listing-geo-id", "listing-source-url", "input", "output"],
+    alias: {
+      h: "help"
+    }
+  });
+  const [command] = argv._;
+
+  if (!command || argv.help) {
+    usage();
+    process.exit(0);
+  }
+
+  if (command === "locate-public-records") {
+    if (!argv.address) {
+      throw new Error("Missing required option: --address");
+    }
+    const payload = await resolvePublicRecords(argv.address, {
+      parcelId: argv["parcel-id"],
+      listingGeoId: argv["listing-geo-id"],
+      listingSourceUrl: argv["listing-source-url"]
+    });
+    process.stdout.write(`${JSON.stringify(payload, null, 2)}\n`);
+    return;
+  }
+
+  if (command === "render-report") {
+    if (!argv.input || !argv.output) {
+      throw new Error("Missing required options: --input and --output");
+    }
+    const payload = await loadReportPayload(argv.input);
+    const outputPath = await renderReportPdf(payload, argv.output);
+    process.stdout.write(`${JSON.stringify({ ok: true, outputPath }, null, 2)}\n`);
+    return;
+  }
+
+  throw new Error(`Unknown command: ${command}`);
+}
+
+main().catch((error: unknown) => {
+  const message =
+    error instanceof ReportValidationError || error instanceof Error
+      ? error.message
+      : String(error);
+  process.stderr.write(`${message}\n`);
+  process.exit(1);
+});
diff --git a/skills/property-assessor/src/public-records.ts b/skills/property-assessor/src/public-records.ts
new file mode 100644
index 0000000..e7650a3
--- /dev/null
+++ b/skills/property-assessor/src/public-records.ts
@@ -0,0 +1,292 @@
+export const CENSUS_GEOCODER_URL =
+  "https://geocoding.geo.census.gov/geocoder/geographies/onelineaddress";
+export const TEXAS_COUNTY_DIRECTORY_URL =
+  "https://comptroller.texas.gov/taxes/property-tax/county-directory/";
+export const TEXAS_PROPERTY_TAX_PORTAL = "https://texas.gov/PropertyTaxes";
+
+export class PublicRecordsLookupError extends Error {}
+
+export interface PublicRecordsResolution {
+  requestedAddress: string;
+  matchedAddress: string;
+  latitude: number | null;
+  longitude: number | null;
+  geoid: string | null;
+  state: {
+    name: string | null;
+    code: string | null;
+    fips: string | null;
+  };
+  county: {
+    name: string | null;
+    fips: string | null;
+    geoid: string | null;
+  };
+  officialLinks: {
+    censusGeocoder: string;
+    texasCountyDirectory: string | null;
+    texasPropertyTaxPortal: string | null;
+  };
+  appraisalDistrict: Record<string, unknown> | null;
+  taxAssessorCollector: Record<string, unknown> | null;
+  lookupRecommendations: string[];
+  sourceIdentifierHints: Record<string, string>;
+}
+
+interface FetchLike {
+  (url: string): Promise<string>;
+}
+
+const defaultFetchText: FetchLike = async (url) => {
+  const response = await fetch(url, {
+    headers: {
+      "user-agent": "property-assessor/1.0"
+    }
+  });
+  if (!response.ok) {
+    throw new PublicRecordsLookupError(`Request failed for ${url}: ${response.status}`);
+  }
+  return await response.text();
+};
+
+function collapseWhitespace(value: string | null | undefined): string {
+  return (value || "").replace(/\s+/g, " ").trim();
+}
+
+function normalizeCountyName(value: string): string {
+  return collapseWhitespace(value)
+    .toLowerCase()
+    .replace(/ county\b/, "")
+    .replace(/[^a-z0-9]+/g, "");
+}
+
+function stripHtml(value: string): string {
+  let output = value
+    .replace(/<br\s*\/?>/gi, "\n")
+    .replace(/<[^>]+>/g, "");
+  output = output
+    .replace(/&nbsp;/gi, " ")
+    .replace(/&amp;/gi, "&")
+    .replace(/&quot;/gi, '"')
+    .replace(/&#39;/g, "'")
+    .replace(/&lt;/gi, "<")
+    .replace(/&gt;/gi, ">");
+  output = collapseWhitespace(output.replace(/\n/g, ", "));
+  output = output.replace(/\s*,\s*/g, ", ").replace(/(,\s*){2,}/g, ", ");
+  return output.replace(/^,\s*|\s*,\s*$/g, "");
+}
+
+function extractAnchorHref(fragment: string): string | null {
+  const match = fragment.match(/<a[^>]+href="([^"]+)"/i);
+  if (!match) return null;
+  const href = match[1].trim();
+  if (href.startsWith("//")) return `https:${href}`;
+  return href;
+}
+
+async function geocodeAddress(address: string, fetchText: FetchLike): Promise<{
+  match: any;
+  censusGeocoderUrl: string;
+}> {
+  const query = new URLSearchParams({
+    address,
+    benchmark: "Public_AR_Current",
+    vintage: "Current_Current",
+    format: "json"
+  });
+  const url = `${CENSUS_GEOCODER_URL}?${query.toString()}`;
+  const payload = JSON.parse(await fetchText(url));
+  const matches = payload?.result?.addressMatches || [];
+  if (!matches.length) {
+    throw new PublicRecordsLookupError(`No Census geocoder match found for address: ${address}`);
+  }
+  return { match: matches[0], censusGeocoderUrl: url };
+}
+
+async function findTexasCountyHref(countyName: string, fetchText: FetchLike): Promise<string> {
+  const html = await fetchText(TEXAS_COUNTY_DIRECTORY_URL);
+  const countyNorm = normalizeCountyName(countyName);
+  const matches = html.matchAll(/<a href="([^"]+\.php)">\s*\d+\s+([^<]+)\s*<\/a>/gi);
+  for (const match of matches) {
+    const href = match[1];
+    const label = match[2];
+    if (normalizeCountyName(label) === countyNorm) {
+      return href.startsWith("http://") || href.startsWith("https://")
+        ? href
+        : `${TEXAS_COUNTY_DIRECTORY_URL}${href.replace(/^\/+/, "")}`;
+    }
+  }
+  throw new PublicRecordsLookupError(
+    `Could not find Texas county directory page for county: ${countyName}`
+  );
+}
+
+function parseTexasSection(sectionHtml: string): Record<string, unknown> {
+  const result: Record<string, unknown> = {};
+
+  const lastUpdated = sectionHtml.match(
+    /<p class="file-info">\s*Last Updated:\s*([^<]+)<\/p>/i
+  );
+  if (lastUpdated) {
+    result.lastUpdated = collapseWhitespace(lastUpdated[1]);
+  }
+
+  const lead = sectionHtml.match(/<h4>\s*([^:<]+):\s*([^<]+)<\/h4>/i);
+  if (lead) {
+    result[lead[1].trim()] = collapseWhitespace(lead[2]);
+  }
+
+  const infoBlock = sectionHtml.match(/<h4>\s*[^<]+<\/h4>\s*<p>(.*?)<\/p>/is);
+  if (infoBlock) {
+    for (const match of infoBlock[1].matchAll(
+      /<strong>\s*([^:<]+):\s*<\/strong>\s*(.*?)(?:<br\s*\/?>|$)/gis
+    )) {
+      const key = collapseWhitespace(match[1]);
+      const rawValue = match[2];
+      const hrefValue = extractAnchorHref(rawValue);
+      if (key.toLowerCase() === "website" && hrefValue) {
+        result[key] = hrefValue;
+      } else if (
+        key.toLowerCase() === "email" &&
+        hrefValue &&
+        hrefValue.startsWith("mailto:")
+      ) {
+        result[key] = hrefValue.replace(/^mailto:/i, "");
+      } else {
+        result[key] = stripHtml(rawValue);
+      }
+    }
+  }
+
+  const headings: Array<[string, string]> = [
+    ["Mailing Address", "mailingAddress"],
+    ["Street Address", "streetAddress"],
+    ["Collecting Unit", "collectingUnit"]
+  ];
+
+  for (const [heading, key] of headings) {
+    const match = sectionHtml.match(
+      new RegExp(`<h4>\\s*${heading}\\s*<\\/h4>\\s*<p>(.*?)<\\/p>`, "is")
+    );
+    if (match) {
+      result[key] = stripHtml(match[1]);
+    }
+  }
+
+  return result;
+}
+
+async function fetchTexasCountyOffices(
+  countyName: string,
+  fetchText: FetchLike
+): Promise<{
+  directoryPage: string;
+  appraisalDistrict: Record<string, unknown>;
+  taxAssessorCollector: Record<string, unknown> | null;
+}> {
+  const pageUrl = await findTexasCountyHref(countyName, fetchText);
+  const html = await fetchText(pageUrl);
+  const appraisalMatch = html.match(
+    /<h3>\s*Appraisal District\s*<\/h3>(.*?)(?=<h3>\s*Tax Assessor\/Collector\s*<\/h3>)/is
+  );
+  const taxMatch = html.match(/<h3>\s*Tax Assessor\/Collector\s*<\/h3>(.*)$/is);
+  if (!appraisalMatch) {
+    throw new PublicRecordsLookupError(
+      `Could not parse Appraisal District section for county: ${countyName}`
+    );
+  }
+
+  const appraisalDistrict = parseTexasSection(appraisalMatch[1]);
+  appraisalDistrict.directoryPage = pageUrl;
+
+  const taxAssessorCollector = taxMatch ? parseTexasSection(taxMatch[1]) : null;
+  if (taxAssessorCollector) {
+    taxAssessorCollector.directoryPage = pageUrl;
+  }
+
+  return {
+    directoryPage: pageUrl,
+    appraisalDistrict,
+    taxAssessorCollector
+  };
+}
+
+export async function resolvePublicRecords(
+  address: string,
+  options: {
+    parcelId?: string;
+    listingGeoId?: string;
+    listingSourceUrl?: string;
+    fetchText?: FetchLike;
+  } = {}
+): Promise<PublicRecordsResolution> {
+  const fetchText = options.fetchText || defaultFetchText;
+  const { match, censusGeocoderUrl } = await geocodeAddress(address, fetchText);
+  const geographies = match.geographies || {};
+  const state = (geographies.States || [{}])[0];
+  const county = (geographies.Counties || [{}])[0];
+  const block = (geographies["2020 Census Blocks"] || [{}])[0];
+  const coordinates = match.coordinates || {};
+
+  let texasCountyDirectory: string | null = null;
+  let texasPropertyTaxPortal: string | null = null;
+  let appraisalDistrict: Record<string, unknown> | null = null;
+  let taxAssessorCollector: Record<string, unknown> | null = null;
+
+  const lookupRecommendations = [
+    "Start from the official public-record jurisdiction instead of a listing-site geo ID.",
+    "Try official address search first on the appraisal district site.",
+    "If the listing exposes parcel/APN/account identifiers, use them as stronger search keys than ZPID or listing geo IDs."
+  ];
+
+  if (state.STUSAB === "TX" && county.NAME) {
+    const offices = await fetchTexasCountyOffices(county.NAME, fetchText);
+    texasCountyDirectory = offices.directoryPage;
+    texasPropertyTaxPortal = TEXAS_PROPERTY_TAX_PORTAL;
+    appraisalDistrict = offices.appraisalDistrict;
+    taxAssessorCollector = offices.taxAssessorCollector;
+    lookupRecommendations.push(
+      "Use the Texas Comptroller county directory page as the official jurisdiction link in the final report.",
+      "Attempt to retrieve assessed value, land value, improvement value, exemptions, and account number from the CAD website when a direct property page is publicly accessible."
+    );
+  }
+
+  const sourceIdentifierHints: Record<string, string> = {};
+  if (options.parcelId) sourceIdentifierHints.parcelId = options.parcelId;
+  if (options.listingGeoId) {
+    sourceIdentifierHints.listingGeoId = options.listingGeoId;
+    lookupRecommendations.push(
+      "Treat listing geo IDs as regional hints only; do not use them as assessor record keys."
+    );
+  }
+  if (options.listingSourceUrl) {
+    sourceIdentifierHints.listingSourceUrl = options.listingSourceUrl;
+  }
+
+  return {
+    requestedAddress: address,
+    matchedAddress: match.matchedAddress || address,
+    latitude: coordinates.y ?? null,
+    longitude: coordinates.x ?? null,
+    geoid: block.GEOID || null,
+    state: {
+      name: state.NAME || null,
+      code: state.STUSAB || null,
+      fips: state.STATE || null
+    },
+    county: {
+      name: county.NAME || null,
+      fips: county.COUNTY || null,
+      geoid: county.GEOID || null
+    },
+    officialLinks: {
+      censusGeocoder: censusGeocoderUrl,
+      texasCountyDirectory,
+      texasPropertyTaxPortal
+    },
+    appraisalDistrict,
+    taxAssessorCollector,
+    lookupRecommendations,
+    sourceIdentifierHints
+  };
+}
diff --git a/skills/property-assessor/src/report-pdf.ts b/skills/property-assessor/src/report-pdf.ts
new file mode 100644
index 0000000..0559bde
--- /dev/null
+++ b/skills/property-assessor/src/report-pdf.ts
@@ -0,0 +1,343 @@
+import fs from "node:fs";
+import path from "node:path";
+import PDFDocument from "pdfkit";
+
+export class ReportValidationError extends Error {}
+
+export interface ReportPayload {
+  recipientEmails?: string[] | string;
+  reportTitle?: string;
+  subtitle?: string;
+  generatedAt?: string;
+  preparedBy?: string;
+  reportNotes?: string;
+  subjectProperty?: Record<string, unknown>;
+  verdict?: Record<string, unknown>;
+  snapshot?: unknown;
+  whatILike?: unknown;
+  whatIDontLike?: unknown;
+  compView?: unknown;
+  carryView?: unknown;
+  risksAndDiligence?: unknown;
+  photoReview?: Record<string, unknown>;
+  publicRecords?: Record<string, unknown>;
+  sourceLinks?: unknown;
+}
+
+function asStringArray(value: unknown): string[] {
+  if (value == null) return [];
+  if (typeof value === "string") {
+    const text = value.trim();
+    return text ? [text] : [];
+  }
+  if (typeof value === "number" || typeof value === "boolean") {
+    return [String(value)];
+  }
+  if (Array.isArray(value)) {
+    const out: string[] = [];
+    for (const item of value) {
+      out.push(...asStringArray(item));
+    }
+    return out;
+  }
+  if (typeof value === "object") {
+    return Object.entries(value as Record<string, unknown>)
+      .filter(([, item]) => item != null && item !== "")
+      .map(([key, item]) => `${key}: ${item}`);
+  }
+  return [String(value)];
+}
+
+function currency(value: unknown): string {
+  if (value == null || value === "") return "N/A";
+  const num = Number(value);
+  if (Number.isFinite(num)) return `$${num.toLocaleString("en-US", { maximumFractionDigits: 0 })}`;
+  return String(value);
+}
+
+export function validateReportPayload(payload: ReportPayload): string[] {
+  const recipients = asStringArray(payload.recipientEmails).map((item) => item.trim()).filter(Boolean);
+  if (!recipients.length) {
+    throw new ReportValidationError(
+      "Missing target email. Stop and ask the user for target email address(es) before generating or sending the property assessment PDF."
+    );
+  }
+  const address = payload.subjectProperty && typeof payload.subjectProperty.address === "string"
+    ? payload.subjectProperty.address.trim()
+    : "";
+  if (!address) {
+    throw new ReportValidationError("The report payload must include subjectProperty.address.");
+  }
+  return recipients;
+}
+
+function drawSectionHeader(doc: PDFKit.PDFDocument, title: string): void {
+  const x = doc.page.margins.left;
+  const y = doc.y;
+  const width = doc.page.width - doc.page.margins.left - doc.page.margins.right;
+  const height = 18;
+  doc.save();
+  doc.roundedRect(x, y, width, height, 3).fill("#123B5D");
+  doc
+    .fillColor("white")
+    .font("Helvetica-Bold")
+    .fontSize(12)
+    .text(title, x + 8, y + 4, { width: width - 16 });
+  doc.restore();
+  doc.moveDown(1.2);
+}
+
+function drawBulletList(doc: PDFKit.PDFDocument, value: unknown, fallback = "Not provided."): void {
+  const items = asStringArray(value);
+  if (!items.length) {
+    doc.fillColor("#1E2329").font("Helvetica").fontSize(10.5).text(fallback);
+    doc.moveDown(0.6);
+    return;
+  }
+
+  for (const item of items) {
+    const startY = doc.y;
+    doc.circle(doc.page.margins.left + 4, startY + 6, 1.5).fill("#123B5D");
+    doc
+      .fillColor("#1E2329")
+      .font("Helvetica")
+      .fontSize(10.5)
+      .text(item, doc.page.margins.left + 14, startY, {
+        width: doc.page.width - doc.page.margins.left - doc.page.margins.right - 14,
+        lineGap: 2
+      });
+    doc.moveDown(0.35);
+  }
+  doc.moveDown(0.2);
+}
+
+function drawKeyValueTable(doc: PDFKit.PDFDocument, rows: Array<[string, string]>): void {
+  const left = doc.page.margins.left;
+  const totalWidth = doc.page.width - doc.page.margins.left - doc.page.margins.right;
+  const keyWidth = 150;
+  const valueWidth = totalWidth - keyWidth;
+  for (const [key, value] of rows) {
+    const startY = doc.y;
+    const keyHeight = doc.heightOfString(key, { width: keyWidth - 12 });
+    const valueHeight = doc.heightOfString(value, { width: valueWidth - 12 });
+    const rowHeight = Math.max(keyHeight, valueHeight) + 12;
+
+    doc.save();
+    doc.rect(left, startY, keyWidth, rowHeight).fill("#EEF3F7");
+    doc.rect(left + keyWidth, startY, valueWidth, rowHeight).fill("#FFFFFF");
+    doc
+      .lineWidth(0.5)
+      .strokeColor("#C7D0D9")
+      .rect(left, startY, totalWidth, rowHeight)
+      .stroke();
+    doc
+      .moveTo(left + keyWidth, startY)
+      .lineTo(left + keyWidth, startY + rowHeight)
+      .stroke();
+    doc.restore();
+
+    doc.fillColor("#1E2329").font("Helvetica-Bold").fontSize(9.5).text(key, left + 6, startY + 6, { width: keyWidth - 12 });
+    doc.fillColor("#1E2329").font("Helvetica").fontSize(9.5).text(value, left + keyWidth + 6, startY + 6, { width: valueWidth - 12 });
+    doc.y = startY + rowHeight;
+  }
+  doc.moveDown(0.8);
+}
+
+function drawVerdictPanel(doc: PDFKit.PDFDocument, verdict: Record<string, unknown> | undefined): void {
+  const decision = String(verdict?.decision || "pending").trim().toLowerCase();
+  const badgeColor =
+    decision === "buy" ? "#1E6B52" : decision === "pass" ? "#8B2E2E" : "#7A5D12";
+  const left = doc.page.margins.left;
+  const width = doc.page.width - doc.page.margins.left - doc.page.margins.right;
+  const top = doc.y;
+  const bodyText = String(
+    verdict?.offerGuidance || "Offer guidance not provided."
+  );
+  const bodyHeight = doc.heightOfString(bodyText, { width: width - 20 }) + 16;
+
+  doc.save();
+  doc.roundedRect(left, top, width, 26, 4).fill(badgeColor);
+  doc
+    .fillColor("white")
+    .font("Helvetica-Bold")
+    .fontSize(12)
+    .text(String(verdict?.decision || "N/A").toUpperCase(), left + 10, top + 7, {
+      width: width - 20
+    });
+
+  doc
+    .roundedRect(left, top + 26, width, bodyHeight, 4)
+    .fillAndStroke("#F4F6F8", "#C7D0D9");
+  doc
+    .fillColor("#1E2329")
+    .font("Helvetica")
+    .fontSize(10.5)
+    .text(bodyText, left + 10, top + 36, {
+      width: width - 20,
+      lineGap: 2
+    });
+  doc.restore();
+  doc.y = top + 26 + bodyHeight + 10;
+}
+
+function drawLinks(doc: PDFKit.PDFDocument, value: unknown): void {
+  const items = Array.isArray(value) ? value : [];
+  if (!items.length) {
+    drawBulletList(doc, [], "Not provided.");
+    return;
+  }
+  for (const item of items as Array<Record<string, unknown>>) {
+    const label = typeof item.label === "string" ? item.label : "Link";
+    const url = typeof item.url === "string" ? item.url : "";
+    const line = url ? `${label}: ${url}` : label;
+    const startY = doc.y;
+    doc.circle(doc.page.margins.left + 4, startY + 6, 1.5).fill("#123B5D");
+    doc.fillColor("#1E2329").font("Helvetica").fontSize(10.5);
+    if (url) {
+      doc.text(line, doc.page.margins.left + 14, startY, {
+        width: doc.page.width - doc.page.margins.left - doc.page.margins.right - 14,
+        lineGap: 2,
+        link: url,
+        underline: true
+      });
+    } else {
+      doc.text(line, doc.page.margins.left + 14, startY, {
+        width: doc.page.width - doc.page.margins.left - doc.page.margins.right - 14,
+        lineGap: 2
+      });
+    }
+    doc.moveDown(0.35);
+  }
+  doc.moveDown(0.2);
+}
+
+export async function renderReportPdf(
+  payload: ReportPayload,
+  outputPath: string
+): Promise<string> {
+  const recipients = validateReportPayload(payload);
+  await fs.promises.mkdir(path.dirname(outputPath), { recursive: true });
+
+  const doc = new PDFDocument({
+    size: "LETTER",
+    margin: 50,
+    info: {
+      Title: payload.reportTitle || "Property Assessment Report",
+      Author: String(payload.preparedBy || "OpenClaw property-assessor")
+    }
+  });
+
+  const stream = fs.createWriteStream(outputPath);
+  doc.pipe(stream);
+
+  const generatedAt =
+    payload.generatedAt ||
+    new Date().toLocaleString("en-US", {
+      dateStyle: "medium",
+      timeStyle: "short"
+    });
+  const subject = payload.subjectProperty || {};
+  const verdict = payload.verdict || {};
+  const publicRecords = payload.publicRecords || {};
+
+  doc.fillColor("#123B5D").font("Helvetica-Bold").fontSize(22).text(payload.reportTitle || "Property Assessment Report");
+  doc.moveDown(0.2);
+  doc.fillColor("#1E2329").font("Helvetica").fontSize(11).text(
+    String(
+      payload.subtitle ||
+        "Decision-grade acquisition review with listing, public-record, comp, and risk analysis."
+    )
+  );
+  doc.moveDown(0.4);
+  doc.fillColor("#5A6570").font("Helvetica").fontSize(9);
+  doc.text(`Prepared for: ${recipients.join(", ")}`);
+  doc.text(`Generated: ${generatedAt}`);
+  doc.moveDown(0.8);
+
+  drawVerdictPanel(doc, verdict);
+
+  drawKeyValueTable(doc, [
+    ["Address", String(subject.address || "N/A")],
+    ["Ask / Last Price", currency(subject.listingPrice)],
+    ["Type", String(subject.propertyType || "N/A")],
+    ["Beds / Baths", `${subject.beds ?? "N/A"} / ${subject.baths ?? "N/A"}`],
+    ["Sqft", String(subject.squareFeet ?? "N/A")],
+    ["Year Built", String(subject.yearBuilt ?? "N/A")],
+    ["Verdict", String(verdict.decision || "N/A")],
+    ["Fair Value Range", String(verdict.fairValueRange || "N/A")],
+    ["Public-Record Jurisdiction", String(publicRecords.jurisdiction || "N/A")],
+    ["Assessed Total", currency(publicRecords.assessedTotalValue)]
+  ]);
+
+  const sections: Array<[string, unknown, "list" | "links"]> = [
+    ["Snapshot", payload.snapshot, "list"],
+    ["What I Like", payload.whatILike, "list"],
+    ["What I Do Not Like", payload.whatIDontLike, "list"],
+    ["Comp View", payload.compView, "list"],
+    ["Underwriting / Carry View", payload.carryView, "list"],
+    ["Risks and Diligence Items", payload.risksAndDiligence, "list"],
+    [
+      "Photo Review",
+      [
+        ...(asStringArray((payload.photoReview || {}).status ? [`Photo review: ${String((payload.photoReview || {}).status)}${(payload.photoReview || {}).source ? ` via ${String((payload.photoReview || {}).source)}` : ""}`] : [])),
+        ...asStringArray((payload.photoReview || {}).attempts),
+        ...asStringArray((payload.photoReview || {}).summary ? [`Condition read: ${String((payload.photoReview || {}).summary)}`] : [])
+      ],
+      "list"
+    ],
+    [
+      "Public Records",
+      [
+        ...asStringArray({
+          Jurisdiction: publicRecords.jurisdiction,
+          "Account Number": publicRecords.accountNumber,
+          "Owner Name": publicRecords.ownerName,
+          "Land Value": publicRecords.landValue != null ? currency(publicRecords.landValue) : undefined,
+          "Improvement Value":
+            publicRecords.improvementValue != null ? currency(publicRecords.improvementValue) : undefined,
+          "Assessed Total":
+            publicRecords.assessedTotalValue != null ? currency(publicRecords.assessedTotalValue) : undefined,
+          Exemptions: publicRecords.exemptions
+        }),
+        ...asStringArray((publicRecords.links || []).map((item: any) => `${item.label}: ${item.url}`))
+      ],
+      "list"
+    ],
+    ["Source Links", payload.sourceLinks, "links"]
+  ];
+
+  for (const [title, content, kind] of sections) {
+    if (doc.y > 660) doc.addPage();
+    drawSectionHeader(doc, title);
+    if (kind === "links") {
+      drawLinks(doc, content);
+    } else {
+      drawBulletList(doc, content);
+    }
+  }
+
+  doc.addPage();
+  drawSectionHeader(doc, "Report Notes");
+  doc.fillColor("#1E2329").font("Helvetica").fontSize(10.5).text(
+    String(
+      payload.reportNotes ||
+        "This report uses the property-assessor fixed PDF template. Listing data should be reconciled against official public records when available, and public-record links should be included in any delivered report."
+    ),
+    {
+      lineGap: 3
+    }
+  );
+
+  doc.end();
+
+  await new Promise<void>((resolve, reject) => {
+    stream.on("finish", () => resolve());
+    stream.on("error", reject);
+  });
+
+  return outputPath;
+}
+
+export async function loadReportPayload(inputPath: string): Promise<ReportPayload> {
+  return JSON.parse(await fs.promises.readFile(inputPath, "utf8")) as ReportPayload;
+}
diff --git a/skills/property-assessor/tests/public-records.test.ts b/skills/property-assessor/tests/public-records.test.ts
new file mode 100644
index 0000000..41f1373
--- /dev/null
+++ b/skills/property-assessor/tests/public-records.test.ts
@@ -0,0 +1,82 @@
+import test from "node:test";
+import assert from "node:assert/strict";
+
+import { resolvePublicRecords } from "../src/public-records.js";
+
+const geocoderPayload = {
+  result: {
+    addressMatches: [
+      {
+        matchedAddress: "4141 WHITELEY DR, CORPUS CHRISTI, TX, 78418",
+        coordinates: { x: -97.30174, y: 27.613668 },
+        geographies: {
+          States: [{ NAME: "Texas", STUSAB: "TX", STATE: "48" }],
+          Counties: [{ NAME: "Nueces County", COUNTY: "355", GEOID: "48355" }],
+          "2020 Census Blocks": [{ GEOID: "483550031013005" }]
+        }
+      }
+    ]
+  }
+};
+
+const countyIndexHtml = `
+<ul>
+  <li><a href="nueces.php">178 Nueces</a></li>
+</ul>
+`;
+
+const countyPageHtml = `
+<div class="medium-6 small-12 columns">
+  <h3>Appraisal District</h3>
+  <p class="file-info">Last Updated: 08/13/2025</p>
+  <h4>Chief Appraiser: Debra Morin, Interim</h4>
+  <p>
+    <strong>Phone:</strong> <a href="tel:361-881-9978">361-881-9978</a><br />
+    <strong>Email:</strong> <a href="mailto:info@nuecescad.net">info@nuecescad.net</a><br />
+    <strong>Website:</strong> <a href="http://www.ncadistrict.com/">www.ncadistrict.com</a>
+  </p>
+  <h4>Mailing Address</h4>
+  <p>201 N. Chaparral St.<br />Corpus Christi, TX 78401-2503</p>
+</div>
+<div class="medium-6 small-12 columns">
+  <h3>Tax Assessor/Collector</h3>
+  <p class="file-info">Last Updated: 02/18/2025</p>
+  <h4>Tax Assessor-Collector: Kevin Kieschnick</h4>
+  <p>
+    <strong>Phone:</strong> <a href="tel:361-888-0307">361-888-0307</a><br />
+    <strong>Email:</strong> <a href="mailto:nueces.tax@nuecesco.com">nueces.tax@nuecesco.com</a><br />
+    <strong>Website:</strong> <a href="http://www.nuecesco.com">www.nuecesco.com</a>
+  </p>
+  <h4>Street Address</h4>
+  <p>901 Leopard St., Room 301<br />Corpus Christi, Texas 78401-3602</p>
+</div>
+`;
+
+const fakeFetchText = async (url: string): Promise<string> => {
+  if (url.includes("geocoding.geo.census.gov")) {
+    return JSON.stringify(geocoderPayload);
+  }
+  if (url.endsWith("/county-directory/")) {
+    return countyIndexHtml;
+  }
+  if (url.endsWith("/county-directory/nueces.php")) {
+    return countyPageHtml;
+  }
+  throw new Error(`Unexpected URL: ${url}`);
+};
+
+test("resolvePublicRecords uses Census and Texas county directory", async () => {
+  const payload = await resolvePublicRecords("4141 Whiteley Dr, Corpus Christi, TX 78418", {
+    parcelId: "14069438",
+    listingGeoId: "233290",
+    listingSourceUrl: "https://www.zillow.com/homedetails/example",
+    fetchText: fakeFetchText
+  });
+
+  assert.equal(payload.county.name, "Nueces County");
+  assert.equal(payload.state.code, "TX");
+  assert.equal(payload.appraisalDistrict?.Website, "http://www.ncadistrict.com/");
+  assert.equal(payload.taxAssessorCollector?.Email, "nueces.tax@nuecesco.com");
+  assert.equal(payload.sourceIdentifierHints.parcelId, "14069438");
+  assert.match(payload.lookupRecommendations.join(" "), /listing geo IDs as regional hints only/i);
+});
diff --git a/skills/property-assessor/tests/report-pdf.test.ts b/skills/property-assessor/tests/report-pdf.test.ts
new file mode 100644
index 0000000..f9519a9
--- /dev/null
+++ b/skills/property-assessor/tests/report-pdf.test.ts
@@ -0,0 +1,69 @@
+import fs from "node:fs";
+import os from "node:os";
+import path from "node:path";
+import test from "node:test";
+import assert from "node:assert/strict";
+
+import { ReportValidationError, renderReportPdf } from "../src/report-pdf.js";
+
+const samplePayload = {
+  recipientEmails: ["buyer@example.com"],
+  reportTitle: "Property Assessment Report",
+  subjectProperty: {
+    address: "4141 Whiteley Dr, Corpus Christi, TX 78418",
+    listingPrice: 149900,
+    propertyType: "Townhouse",
+    beds: 2,
+    baths: 2,
+    squareFeet: 900,
+    yearBuilt: 1978
+  },
+  verdict: {
+    decision: "only below x",
+    fairValueRange: "$132,000 - $138,000",
+    offerGuidance:
+      "Only attractive below ask after HOA, insurance, and medium make-ready assumptions are priced in."
+  },
+  snapshot: ["2 bed / 2 bath coastal townhouse in Flour Bluff."],
+  whatILike: ["Compact layout with usable bedroom count for the size."],
+  whatIDontLike: ["Thin margin at the current ask."],
+  compView: ["Need same-building or local comp confirmation."],
+  carryView: ["Underwrite taxes, HOA, wind/flood exposure, and maintenance together."],
+  risksAndDiligence: ["Confirm reserve strength and special assessment history."],
+  photoReview: {
+    status: "completed",
+    source: "Zillow",
+    attempts: ["Zillow all-photo extractor returned the full 29-photo set."],
+    summary: "Interior reads dated-to-average rather than turnkey."
+  },
+  publicRecords: {
+    jurisdiction: "Nueces Appraisal District",
+    assessedTotalValue: 141000,
+    links: [{ label: "Nueces CAD", url: "http://www.ncadistrict.com/" }]
+  },
+  sourceLinks: [
+    { label: "Zillow Listing", url: "https://www.zillow.com/homedetails/example" }
+  ]
+};
+
+test("renderReportPdf writes a non-empty PDF", async () => {
+  const outputPath = path.join(os.tmpdir(), `property-assessor-${Date.now()}.pdf`);
+  await renderReportPdf(samplePayload, outputPath);
+  const stat = await fs.promises.stat(outputPath);
+  assert.ok(stat.size > 1000);
+});
+
+test("renderReportPdf requires recipient email", async () => {
+  const outputPath = path.join(os.tmpdir(), `property-assessor-missing-email-${Date.now()}.pdf`);
+  await assert.rejects(
+    () =>
+      renderReportPdf(
+        {
+          ...samplePayload,
+          recipientEmails: []
+        },
+        outputPath
+      ),
+    ReportValidationError
+  );
+});
diff --git a/skills/property-assessor/tsconfig.json b/skills/property-assessor/tsconfig.json
new file mode 100644
index 0000000..4f5d71e
--- /dev/null
+++ b/skills/property-assessor/tsconfig.json
@@ -0,0 +1,17 @@
+{
+  "compilerOptions": {
+    "target": "ES2022",
+    "module": "ESNext",
+    "moduleResolution": "bundler",
+    "esModuleInterop": true,
+    "allowSyntheticDefaultImports": true,
+    "strict": true,
+    "skipLibCheck": true,
+    "resolveJsonModule": true,
+    "types": ["node"],
+    "outDir": "./dist",
+    "rootDir": "."
+  },
+  "include": ["src/**/*.ts", "tests/**/*.ts"],
+  "exclude": ["node_modules", "dist"]
+}