SENTINEL Washington Real Estate

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io.github.cheadlee10/sentinel-wa-realestatev1.5.1

Washington property evidence and transaction math for software and AI assistants.

Finance & Payments

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nwmls_deadlines Read-only

Compute the standard NWMLS transaction deadline set from a mutual-acceptance date: earnest money (Form 21), seller disclosure delivery + buyer rescission (Form 17, RCW 64.06), title contingency (Form 22T), inspection (Form 35), financing (Form 22A), and FIRPTA certification (Form 22E). Business-day counts exclude weekends and Washington state holidays per RCW 1.16.050 — never plain calendar arithmetic. Washington/NWMLS transactions only. Dates are the standard form DEFAULTS computed from public rules (no NWMLS data or form text); the result flags dates landing on non-business days and includes a verify-against-the-executed-contract disclaimer that must accompany any advice built on these dates. The result includes an 'attributions' array (upstream source lines and the NWMLS/DOR/county non-affiliation line) and a professional-advice disclaimer — pass both through to end users.

mutualAcceptancestring, required

Mutual acceptance date, ISO YYYY-MM-DD (within 5 years of today).

closingstring

Optional contract closing date (on/after mutual acceptance), ISO YYYY-MM-DD.

financingDaysinteger

Form 22A financing-contingency length.

Tools (3)

nwmls_deadlines

read-only

Argument	Type	Description
closing	any	Optional contract closing date (on/after mutual acceptance), ISO YYYY-MM-DD.
financingDays	integer	Form 22A financing-contingency length.
mutualAcceptance*	string	Mutual acceptance date, ISO YYYY-MM-DD (within 5 years of today).

Input schema (JSON)

{
  "type": "object",
  "title": "AgentApiDeadlinesRequest",
  "required": [
    "mutualAcceptance"
  ],
  "properties": {
    "closing": {
      "anyOf": [
        {
          "type": "string",
          "format": "date"
        },
        {
          "type": "null"
        }
      ],
      "title": "Closing",
      "default": null,
      "description": "Optional contract closing date (on/after mutual acceptance), ISO YYYY-MM-DD."
    },
    "financingDays": {
      "type": "integer",
      "title": "Financing Days",
      "default": 21,
      "maximum": 120,
      "minimum": 1,
      "description": "Form 22A financing-contingency length."
    },
    "mutualAcceptance": {
      "type": "string",
      "title": "Mutual Acceptance",
      "format": "date",
      "description": "Mutual acceptance date, ISO YYYY-MM-DD (within 5 years of today)."
    }
  },
  "additionalProperties": false
}

wa_net_sheet

Estimate a Washington home seller's net proceeds: commission, graduated REET, title/escrow/closing costs, mortgage payoff, and optional HOA/tax prorations — every line item computed deterministically by the same engine SENTINEL's product uses. Use for 'what will the seller walk away with' questions on WA sales; WA counties only. The result is an itemized dict. Uses no third-party data. The result includes an 'attributions' array (upstream source lines and the NWMLS/DOR/county non-affiliation line) and a professional-advice disclaimer — pass both through to end users.

read-only

Argument	Type	Description
county	string	Washington county the property sits in (lowercase).
hasHoa	boolean	Include HOA transfer/resale-cert fees.
salePrice*	integer	Contract sale price in whole US dollars.
commissionRate	number	Total commission as a decimal fraction (0.05 = 5%). Defaults to the NWMLS-typical rate.
mortgageBalance	integer	Outstanding mortgage payoff in dollars.
propertyTaxProration	integer	Seller-side property-tax proration, dollars.

Input schema (JSON)

wa_reet

Calculate Washington State Real Estate Excise Tax (REET, RCW 82.45) for one sale: graduated state brackets plus the county's local rate, computed deterministically by SENTINEL's production engine — never estimated. Use when you need the exact excise tax owed on a WA home sale (seller-paid by default). Washington State counties only. The result includes the per-bracket breakdown, the $5 DOR technology fee, and rate-assumption caveats (verify the DOR location code for city-level exceptions). Uses no third-party data. The result includes an 'attributions' array (upstream source lines and the NWMLS/DOR/county non-affiliation line) and a professional-advice disclaimer — pass both through to end users.

read-only

Argument	Type	Description
county	string	Washington county the property sits in (lowercase).
salePrice*	integer	Contract sale price in whole US dollars.

Input schema (JSON)

{
  "type": "object",
  "title": "AgentApiReetRequest",
  "required": [
    "salePrice"
  ],
  "properties": {
    "county": {
      "enum": [
        "clark",
        "cowlitz",
        "island",
        "king",
        "kitsap",
        "lewis",
        "mason",
        "pierce",
        "skagit",
        "snohomish",
        "whatcom"
      ],
      "type": "string",
      "title": "County",
      "default": "king",
      "maxLength": 40,
      "minLength": 1,
      "description": "Washington county the property sits in (lowercase)."
    },
    "salePrice": {
      "type": "integer",
      "title": "Sale Price",
      "description": "Contract sale price in whole US dollars.",
      "exclusiveMaximum": 500000000,
      "exclusiveMinimum": 0
    }
  },
  "additionalProperties": false
}