Tektolo

Official5 tools

by tektolo · Python

Deterministic, source-cited rental property tools: turnover estimates and deposit rules by US state.

com.tektolo/capabilities (MCP) Server

The com.tektolo/capabilities MCP server provides deterministic, source-cited rental property tools. Its functionality focuses on turnover estimates and deposit rules, with results organized by US state.

🛠️ Key Features

Deterministic tool outputs
Source-cited rental property calculations
Turnover estimates by US state
Deposit rules by US state

🚀 Use Cases

Estimate rental turnover timing using state-specific logic
Apply state-specific deposit rules for rental transactions

⚡ Developer Benefits

Predictable behavior via deterministic outputs
Traceable results through source citations
Clear scope centered on turnover estimates and deposit rules

⚠️ Limitations

Limited to rental property tooling for turnover estimates and deposit rules
Applies to US states only

Topics

agent-skillsclaude-code-pluginlandlordmcpmodel-context-protocolproperty-managementreal-estatesecurity-deposit

Captured live from the server via tools/list.

deposit_settlement_settle

Settles a US residential security deposit after move-out under the state's statute (50 states and DC) and a covered city's ordinance. Inputs: state, deposit_usd, vacated_on; optional city, monthly_rent_usd, move_in_on, deductions (category, amount, item age, whether the tenant caused it), the dates that start a state's clock, and as_of. Returns the return deadline and its status, each deduction allowed or not (with depreciation), interest owed, refund due, penalty exposure, a draft itemized statement and a citation for every rule. Not for: legal advice, tenant demand letters, repair cost estimates, pet deposits, rentals outside the US. Deterministic and source-cited: the same input gives the same result.

Parameters21

client_refs	any	optional	Your own reference ids (e.g. unit_id, job_id). Echoed back, never used.
state	string	required
city	any	optional	City, for a city overlay where covered (e.g. 'Chicago'). Optional.
deposit_usd	any	required
monthly_rent_usd	any	optional	Monthly rent, for the deposit cap check.
building_units	any	optional	Units in the building. Some interest rules depend on it (NY 6+, IL 25+).
move_in_on	any	optional	Tenancy start (YYYY-MM-DD). Used for interest and, when an item's age is unknown, for depreciation.
tenancy_ended_on	any	optional	Lease end or termination date (YYYY-MM-DD), if different.
vacated_on	string	required
forwarding_address_received_on	any	optional	Day you received the tenant's written forwarding address (YYYY-MM-DD). Several states start or hold the clock on it (Texas, Connecticut, Iowa, Minnesota).
demand_received_on	any	optional	Day you received the tenant's written demand for the deposit (YYYY-MM-DD). Arizona, Kansas, Oklahoma, South Carolina and Mississippi start the clock on it.
new_tenant_moved_in_on	any	optional	Day a new tenant moved in, if the unit was re-rented (YYYY-MM-DD). West Virginia and Wisconsin can end the period earlier.
claim_notice_sent_on	any	optional	Day you sent the written notice of intent to impose a claim on the deposit (YYYY-MM-DD). Florida (due within 30 days of termination) and the District of Columbia (within 45 days): the balance is due 30 days after it; a late notice does not count.
lease_return_days	any	optional	Return period the lease sets, in days, where the statute lets a lease set one (Colorado up to 60, Idaho up to 30, Maine shorter).
tenant_gave_proper_notice	any	optional	A termination notice that meets the statute was given (Alaska: 14 days instead of 30 when nothing is deducted for damage).
contractor_needed	any	optional	Damage exceeds the deposit and needs a third-party contractor, and you said so in writing in time (Virginia, West Virginia: 15 more days).
deductions	array	optional	What you intend to deduct (or, for a tenant, what the landlord listed); may be empty.
returned	any	optional	What the landlord has returned so far and when. With it, timeliness says whether the refund and the itemized statement were on time and how many days late.
documentation	any	optional	What documentation you have; leave a field out when unknown.
as_of	string	optional	Today's date (YYYY-MM-DD) for the deadline status. Defaults to today (UTC); send it for repeatable results.
audit	boolean	optional	Also return the run record and input/result hashes (an audit trail). Default false.

Raw schema

{
  "type": "object",
  "properties": {
    "client_refs": {
      "anyOf": [
        {
          "additionalProperties": {
            "type": "string"
          },
          "type": "object"
        },
        {
          "type": "null"
        }
      ],
      "default": null,
      "description": "Your own reference ids (e.g. unit_id, job_id). Echoed back, never used.",
      "title": "Client Refs"
    },
    "state": {
      "title": "State",
      "type": "string"
    },
    "city": {
      "anyOf": [
        {
          "maxLength": 80,
          "type": "string"
        },
        {
          "type": "null"
        }
      ],
      "default": null,
      "description": "City, for a city overlay where covered (e.g. 'Chicago'). Optional.",
      "title": "City"
    },
    "deposit_usd": {
      "anyOf": [
        {
          "type": "number"
        },
        {
          "pattern": "^(?!^[-+.]*$)[+-]?0*\\d*\\.?\\d*$",
          "type": "string"
        }
      ],
      "title": "Deposit Usd"
    },
    "monthly_rent_usd": {
      "anyOf": [
        {
          "maximum": 10000000,
          "minimum": 0,
          "type": "number"
        },
        {
          "pattern": "^(?!^[-+.]*$)[+-]?0*\\d*\\.?\\d*$",
          "type": "string"
        },
        {
          "type": "null"
        }
      ],
      "default": null,
      "description": "Monthly rent, for the deposit cap check.",
      "title": "Monthly Rent Usd"
    },
    "building_units": {
      "anyOf": [
        {
          "maximum": 100000,
          "minimum": 1,
          "type": "integer"
        },
        {
          "type": "null"
        }
      ],
      "default": null,
      "description": "Units in the building. Some interest rules depend on it (NY 6+, IL 25+).",
      "title": "Building Units"
    },
    "move_in_on": {
      "anyOf": [
        {
          "format": "date",
          "type": "string"
        },
        {
          "type": "null"
        }
      ],
      "default": null,
      "description": "Tenancy start (YYYY-MM-DD). Used for interest and, when an item's age is unknown, for depreciation.",
      "title": "Move In On"
    },
    "tenancy_ended_on": {
      "anyOf": [
        {
          "format": "date",
          "type": "string"
        },
        {
          "type": "null"
        }
      ],
      "default": null,
      "description": "Lease end or termination date (YYYY-MM-DD), if different.",
      "title": "Tenancy Ended On"
    },
    "vacated_on": {
      "format": "date",
      "title": "Vacated On",
      "type": "string"
    },
    "forwarding_address_received_on": {
      "anyOf": [
        {
          "format": "date",
          "type": "string"
        },
        {
          "type": "null"
        }
      ],
      "default": null,
      "description": "Day you received the tenant's written forwarding address (YYYY-MM-DD). Several states start or hold the clock on it (Texas, Connecticut, Iowa, Minnesota).",
      "title": "Forwarding Address Received On"
    },
    "demand_received_on": {
      "anyOf": [
        {
          "format": "date",
          "type": "string"
        },
        {
          "type": "null"
        }
      ],
      "default": null,
      "description": "Day you received the tenant's written demand for the deposit (YYYY-MM-DD). Arizona, Kansas, Oklahoma, South Carolina and Mississippi start the clock on it.",
      "title": "Demand Received On"
    },
    "new_tenant_moved_in_on": {
      "anyOf": [
        {
          "format": "date",
          "type": "string"
        },
        {
          "type": "null"
        }
      ],
      "default": null,
      "description": "Day a new tenant moved in, if the unit was re-rented (YYYY-MM-DD). West Virginia and Wisconsin can end the period earlier.",
      "title": "New Tenant Moved In On"
    },
    "claim_notice_sent_on": {
      "anyOf": [
        {
          "format": "date",
          "type": "string"
        },
        {
          "type": "null"
        }
      ],
      "default": null,
      "description": "Day you sent the written notice of intent to impose a claim on the deposit (YYYY-MM-DD). Florida (due within 30 days of termination) and the District of Columbia (within 45 days): the balance is due 30 days after it; a late notice does not count.",
      "title": "Claim Notice Sent On"
    },
    "lease_return_days": {
      "anyOf": [
        {
          "maximum": 365,
          "minimum": 0,
          "type": "integer"
        },
        {
          "type": "null"
        }
      ],
      "default": null,
      "description": "Return period the lease sets, in days, where the statute lets a lease set one (Colorado up to 60, Idaho up to 30, Maine shorter).",
      "title": "Lease Return Days"
    },
    "tenant_gave_proper_notice": {
      "anyOf": [
        {
          "type": "boolean"
        },
        {
          "type": "null"
        }
      ],
      "default": null,
      "description": "A termination notice that meets the statute was given (Alaska: 14 days instead of 30 when nothing is deducted for damage).",
      "title": "Tenant Gave Proper Notice"
    },
    "contractor_needed": {
      "anyOf": [
        {
          "type": "boolean"
        },
        {
          "type": "null"
        }
      ],
      "default": null,
      "description": "Damage exceeds the deposit and needs a third-party contractor, and you said so in writing in time (Virginia, West Virginia: 15 more days).",
      "title": "Contractor Needed"
    },
    "deductions": {
      "description": "What you intend to deduct (or, for a tenant, what the landlord listed); may be empty.",
      "items": {
        "$ref": "#/$defs/Deduction"
      },
      "maxItems": 50,
      "title": "Deductions",
      "type": "array"
    },
    "returned": {
      "anyOf": [
        {
          "$ref": "#/$defs/Returned"
        },
        {
          "type": "null"
        }
      ],
      "default": null,
      "description": "What the landlord has returned so far and when. With it, timeliness says whether the refund and the itemized statement were on time and how many days late."
    },
    "documentation": {
      "$ref": "#/$defs/Documentation",
      "description": "What documentation you have; leave a field out when unknown."
    },
    "as_of": {
      "description": "Today's date (YYYY-MM-DD) for the deadline status. Defaults to today (UTC); send it for repeatable results.",
      "format": "date",
      "title": "As Of",
      "type": "string"
    },
    "audit": {
      "default": false,
      "description": "Also return the run record and input/result hashes (an audit trail). Default false.",
      "title": "Audit",
      "type": "boolean"
    }
  },
  "required": [
    "state",
    "deposit_usd",
    "vacated_on"
  ],
  "$defs": {
    "Deduction": {
      "additionalProperties": false,
      "properties": {
        "category": {
          "description": "One of: unpaid_rent, unpaid_utilities, cleaning, carpet, flooring, paint, blinds_window_coverings, appliance, fixture_or_hardware, wall_or_door_repair, key_or_lock, late_fees, lease_break_fee, other_damage, other.",
          "enum": [
            "unpaid_rent",
            "unpaid_utilities",
            "cleaning",
            "carpet",
            "flooring",
            "paint",
            "blinds_window_coverings",
            "appliance",
            "fixture_or_hardware",
            "wall_or_door_repair",
            "key_or_lock",
            "late_fees",
            "lease_break_fee",
            "other_damage",
            "other"
          ],
          "title": "Category",
          "type": "string"
        },
        "description": {
          "anyOf": [
            {
              "maxLength": 200,
              "type": "string"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "description": "Your own short note (e.g. 'bedroom carpet, pet stains'). Never stored, hashed or returned; the statement uses the category.",
          "title": "Description"
        },
        "amount_usd": {
          "anyOf": [
            {
              "maximum": 10000000,
              "minimum": 0,
              "type": "number"
            },
            {
              "pattern": "^(?!^[-+.]*$)[+-]?0*\\d*\\.?\\d*$",
              "type": "string"
            }
          ],
          "description": "Amount you intend to deduct, in dollars (rounded to cents).",
          "title": "Amount Usd"
        },
        "item_installed_on": {
          "anyOf": [
            {
              "format": "date",
              "type": "string"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "description": "When the item (carpet, paint, appliance...) was installed or last replaced (YYYY-MM-DD). Give this or item_age_years, not both.",
          "title": "Item Installed On"
        },
        "item_age_years": {
          "anyOf": [
            {
              "maximum": 100,
              "minimum": 0,
              "type": "number"
            },
            {
              "pattern": "^(?!^[-+.]*$)[+-]?0*\\d*\\.?\\d*$",
              "type": "string"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "description": "Age of the item in years at move-out (e.g. 4.5).",
          "title": "Item Age Years"
        },
        "useful_life_years": {
          "anyOf": [
            {
              "exclusiveMinimum": 0,
              "maximum": 100,
              "type": "number"
            },
            {
              "pattern": "^(?!^[-+.]*$)[+-]?0*\\d*\\.?\\d*$",
              "type": "string"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "description": "Override the useful life used for depreciation (years).",
          "title": "Useful Life Years"
        },
        "caused_by_tenant": {
          "anyOf": [
            {
              "type": "boolean"
            },
            {
              "type": "null"
            }
          ],
          "default": true,
          "description": "False when the condition is normal wear and tear (never deductible); null when it is disputed or unknown (a tenant checking a landlord's list): the line is then 'depends', with the amount the rule would allow if it is damage.",
          "title": "Caused By Tenant"
        },
        "has_receipt": {
          "anyOf": [
            {
              "type": "boolean"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "description": "You have a receipt, invoice or estimate for this line.",
          "title": "Has Receipt"
        },
        "has_photos": {
          "anyOf": [
            {
              "type": "boolean"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "description": "You have photos of this damage.",
          "title": "Has Photos"
        },
        "utility_kind": {
          "anyOf": [
            {
              "enum": [
                "water",
                "sewer",
                "electric",
                "gas",
                "heat",
                "trash",
                "internet",
                "other"
              ],
              "type": "string"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "description": "unpaid_utilities only: which utility. Some states allow only some (Massachusetts: water); without it such a line is 'depends'.",
          "title": "Utility Kind"
        },
        "late_payments": {
          "anyOf": [
            {
              "maximum": 600,
              "minimum": 1,
              "type": "integer"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "description": "late_fees only: how many late payments (or months, where the cap is per month) the fee covers. A statutory cap is per late payment; without this, more than one cap is 'depends'.",
          "title": "Late Payments"
        }
      },
      "required": [
        "category",
        "amount_usd"
      ],
      "title": "Deduction",
      "type": "object"
    },
    "Documentation": {
      "additionalProperties": false,
      "properties": {
        "itemized_statement": {
          "anyOf": [
            {
              "type": "boolean"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "description": "You will send (or sent) an itemized statement.",
          "title": "Itemized Statement"
        },
        "receipts": {
          "anyOf": [
            {
              "type": "boolean"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "description": "You have receipts or invoices for the repairs and cleaning.",
          "title": "Receipts"
        },
        "photos_move_in": {
          "anyOf": [
            {
              "type": "boolean"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "description": "Dated move-in photos.",
          "title": "Photos Move In"
        },
        "photos_move_out": {
          "anyOf": [
            {
              "type": "boolean"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "description": "Dated move-out photos.",
          "title": "Photos Move Out"
        },
        "photos_after_repair": {
          "anyOf": [
            {
              "type": "boolean"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "description": "Photos after repairs.",
          "title": "Photos After Repair"
        }
      },
      "title": "Documentation",
      "type": "object"
    },
    "Returned": {
      "additionalProperties": false,
      "description": "What the landlord has returned so far: lets the result say whether the refund and the\nitemized statement came on time (``timeliness``).",
      "properties": {
        "what": {
          "description": "nothing: nothing returned yet; full_refund: the whole deposit; partial_refund: part of it, with no itemized statement; itemized_statement: an itemized statement of deductions (with any refund the same day).",
          "enum": [
            "nothing",
            "full_refund",
            "partial_refund",
            "itemized_statement"
          ],
          "title": "What",
          "type": "string"
        },
        "on": {
          "anyOf": [
            {
              "format": "date",
              "type": "string"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "description": "Day it was sent or delivered (YYYY-MM-DD); required unless what is nothing. Statutes count the day the landlord mails or delivers it; a postmark is the best evidence.",
          "title": "On"
        },
        "amount_usd": {
          "anyOf": [
            {
              "maximum": 10000000,
              "minimum": 0,
              "type": "number"
            },
            {
              "pattern": "^(?!^[-+.]*$)[+-]?0*\\d*\\.?\\d*$",
              "type": "string"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "description": "Amount refunded, dollars (partial_refund or itemized_statement).",
          "title": "Amount Usd"
        }
      },
      "required": [
        "what"
      ],
      "title": "Returned",
      "type": "object"
    }
  },
  "title": "deposit_settlement_settleArguments",
  "examples": [
    {
      "state": "CA",
      "deposit_usd": "2000",
      "monthly_rent_usd": "2000",
      "move_in_on": "2023-06-01",
      "vacated_on": "2026-09-30",
      "deductions": [
        {
          "category": "cleaning",
          "amount_usd": "150"
        },
        {
          "category": "carpet",
          "amount_usd": "1200",
          "item_age_years": 5
        }
      ],
      "as_of": "2026-10-09"
    }
  ]
}

deposit_settlement_rules

Looks up the security deposit rules (deposits only) for one US state, with a covered city's deposit ordinance (Chicago, San Francisco, Berkeley, Los Angeles, Seattle, Portland, Minneapolis, Saint Paul). Inputs: state (two-letter code); optional city. Returns the deposit return deadline and what starts it, itemization and documentation duties, allowed deductions and depreciation, deposit interest, penalties, the deposit cap and recent changes, with citations. Not for: settling a specific move-out (deposit_settlement_settle does that), evictions, unpaid-rent collection, rent increases or rent control, lease renewal or notice periods, legal advice. Deterministic and source-cited: the same input gives the same result.

Parameters3

state	string	required
city	any	optional	Optional city for its overlay (e.g. 'Chicago').
audit	boolean	optional	Also return the run record and input/result hashes (an audit trail). Default false.

Raw schema

{
  "type": "object",
  "properties": {
    "state": {
      "title": "State",
      "type": "string"
    },
    "city": {
      "anyOf": [
        {
          "maxLength": 80,
          "type": "string"
        },
        {
          "type": "null"
        }
      ],
      "default": null,
      "description": "Optional city for its overlay (e.g. 'Chicago').",
      "title": "City"
    },
    "audit": {
      "default": false,
      "description": "Also return the run record and input/result hashes (an audit trail). Default false.",
      "title": "Audit",
      "type": "boolean"
    }
  },
  "required": [
    "state"
  ],
  "title": "deposit_settlement_rulesArguments",
  "examples": [
    {
      "state": "IL",
      "city": "Chicago"
    }
  ]
}

property_turnover_quick_estimate

Estimates what it costs to turn over a US rental unit after move-out. Inputs: a 5-digit ZIP, bedrooms, bathrooms and the issues in plain English (e.g. "stained carpet in both bedrooms"); optional unit type, size, year built. Returns a priced make-ready estimate: repair tasks by trade with low/expected/high costs for the ZIP's labor market, must/should/could priorities, refer-outs to licensed professionals, assumptions, and links to the web tool and downloads. Same engine as property_turnover_scope. Not for: diagnosing hazards, legal advice on deposits, remodel bids, properties outside the US. Deterministic and source-cited: the same input gives the same result.

Parameters13

client_refs	any	optional	Your own reference ids (e.g. unit_id, job_id). Echoed back, never used.
zip	string	required
bedrooms	integer	required
bathrooms	any	required
issues	array	optional	What was found, one plain-English item per entry, e.g. ['stained carpet in both bedrooms', 'nail holes everywhere', 'oven is filthy']. A room at the start sets the location ('Bedroom 2 carpet torn').
unit_type	any	optional
sq_ft	any	optional	Interior sq ft.
year_built	any	optional
carpet	any	optional	Is there wall-to-wall carpet?
profile	any	optional
price_tier	any	optional
detail	string	optional	summary (default, small) or full (every line).
audit	boolean	optional	Also return the run record and input/result hashes (an audit trail). Default false.

Raw schema

{
  "type": "object",
  "properties": {
    "client_refs": {
      "anyOf": [
        {
          "additionalProperties": {
            "type": "string"
          },
          "type": "object"
        },
        {
          "type": "null"
        }
      ],
      "default": null,
      "description": "Your own reference ids (e.g. unit_id, job_id). Echoed back, never used.",
      "title": "Client Refs"
    },
    "zip": {
      "title": "Zip",
      "type": "string"
    },
    "bedrooms": {
      "title": "Bedrooms",
      "type": "integer"
    },
    "bathrooms": {
      "anyOf": [
        {
          "type": "number"
        },
        {
          "pattern": "^(?!^[-+.]*$)[+-]?0*\\d*\\.?\\d*$",
          "type": "string"
        }
      ],
      "title": "Bathrooms"
    },
    "issues": {
      "description": "What was found, one plain-English item per entry, e.g. ['stained carpet in both bedrooms', 'nail holes everywhere', 'oven is filthy']. A room at the start sets the location ('Bedroom 2 carpet torn').",
      "items": {
        "type": "string"
      },
      "maxItems": 100,
      "title": "Issues",
      "type": "array"
    },
    "unit_type": {
      "$ref": "#/$defs/UnitType",
      "default": "apartment"
    },
    "sq_ft": {
      "anyOf": [
        {
          "maximum": 20000,
          "minimum": 150,
          "type": "integer"
        },
        {
          "type": "null"
        }
      ],
      "default": null,
      "description": "Interior sq ft.",
      "title": "Sq Ft"
    },
    "year_built": {
      "anyOf": [
        {
          "maximum": 2100,
          "minimum": 1700,
          "type": "integer"
        },
        {
          "type": "null"
        }
      ],
      "default": null,
      "title": "Year Built"
    },
    "carpet": {
      "anyOf": [
        {
          "type": "boolean"
        },
        {
          "type": "null"
        }
      ],
      "default": null,
      "description": "Is there wall-to-wall carpet?",
      "title": "Carpet"
    },
    "profile": {
      "$ref": "#/$defs/Profile",
      "default": "standard"
    },
    "price_tier": {
      "$ref": "#/$defs/PriceTier",
      "default": "pm_vendor"
    },
    "detail": {
      "default": "summary",
      "description": "summary (default, small) or full (every line).",
      "enum": [
        "summary",
        "full"
      ],
      "title": "Detail",
      "type": "string"
    },
    "audit": {
      "default": false,
      "description": "Also return the run record and input/result hashes (an audit trail). Default false.",
      "title": "Audit",
      "type": "boolean"
    }
  },
  "required": [
    "zip",
    "bedrooms",
    "bathrooms"
  ],
  "$defs": {
    "PriceTier": {
      "description": "Purchasing channel. Library prices are pm_vendor (a PM buying turns from a local vendor).",
      "enum": [
        "bulk_contract",
        "pm_vendor",
        "retail_one_off"
      ],
      "title": "PriceTier",
      "type": "string"
    },
    "Profile": {
      "enum": [
        "minimum",
        "standard",
        "premium"
      ],
      "title": "Profile",
      "type": "string"
    },
    "UnitType": {
      "enum": [
        "apartment",
        "single_family",
        "townhome",
        "condo",
        "duplex",
        "manufactured"
      ],
      "title": "UnitType",
      "type": "string"
    }
  },
  "title": "property_turnover_quick_estimateArguments",
  "examples": [
    {
      "zip": "43215",
      "bedrooms": 2,
      "bathrooms": 1,
      "issues": [
        "stained carpet in both bedrooms",
        "nail holes everywhere",
        "oven is filthy"
      ]
    }
  ]
}

property_turnover_scope

Turns move-out inspection findings for a US rental unit into a priced make-ready scope. Inputs: property (ZIP, bedrooms, bathrooms; optional unit type, size, year built) and findings (a plain description or an issue code, with location, extent and quantity); optional rate_card (the manager's own prices), decisions (owner approve/decline) and detail. Returns tasks by trade with regional low/expected/high costs, priorities, a scope per vendor, refer-outs to licensed professionals, assumptions, unknowns and download links. Not for: diagnosing hazards, legal advice on deposits, remodel bids, properties outside the US. Deterministic and source-cited: the same input gives the same result.

Parameters11

client_refs	any	optional	Your own reference ids (e.g. unit_id, job_id). Echoed back, never used.
property	any	required
findings	array	optional
standards	any	optional
rate_card	array	optional
trade_vendors	object	optional
constraints	any	optional
tax_rate	any	optional	Applied to all lines, e.g. 0.07.
decisions	array	optional
detail	string	optional	summary: totals, trade scopes, every line tied to a finding (capped at 40) plus the largest must-fix/refer-out lines, a one-line note on the routine lines left out, notes, and only findings needing attention (small). full: every line, finding and source.
audit	boolean	optional	Also return the run record and input/result hashes (an audit trail). Default false.

Raw schema

{
  "type": "object",
  "properties": {
    "client_refs": {
      "anyOf": [
        {
          "additionalProperties": {
            "type": "string"
          },
          "type": "object"
        },
        {
          "type": "null"
        }
      ],
      "default": null,
      "description": "Your own reference ids (e.g. unit_id, job_id). Echoed back, never used.",
      "title": "Client Refs"
    },
    "property": {
      "$ref": "#/$defs/PropertyProfile"
    },
    "findings": {
      "items": {
        "$ref": "#/$defs/Finding"
      },
      "maxItems": 200,
      "title": "Findings",
      "type": "array"
    },
    "standards": {
      "$ref": "#/$defs/Standards"
    },
    "rate_card": {
      "items": {
        "$ref": "#/$defs/RateCardEntry"
      },
      "maxItems": 300,
      "title": "Rate Card",
      "type": "array"
    },
    "trade_vendors": {
      "additionalProperties": {
        "$ref": "#/$defs/Vendor"
      },
      "propertyNames": {
        "$ref": "#/$defs/Trade"
      },
      "title": "Trade Vendors",
      "type": "object"
    },
    "constraints": {
      "$ref": "#/$defs/Constraints"
    },
    "tax_rate": {
      "anyOf": [
        {
          "maximum": 0.2,
          "minimum": 0,
          "type": "number"
        },
        {
          "pattern": "^(?!^[-+.]*$)[+-]?0*\\d*\\.?\\d*$",
          "type": "string"
        },
        {
          "type": "null"
        }
      ],
      "default": null,
      "description": "Applied to all lines, e.g. 0.07.",
      "title": "Tax Rate"
    },
    "decisions": {
      "items": {
        "$ref": "#/$defs/Decision"
      },
      "maxItems": 500,
      "title": "Decisions",
      "type": "array"
    },
    "detail": {
      "default": "summary",
      "description": "summary: totals, trade scopes, every line tied to a finding (capped at 40) plus the largest must-fix/refer-out lines, a one-line note on the routine lines left out, notes, and only findings needing attention (small). full: every line, finding and source.",
      "enum": [
        "summary",
        "full"
      ],
      "title": "Detail",
      "type": "string"
    },
    "audit": {
      "default": false,
      "description": "Also return the run record and input/result hashes (an audit trail). Default false.",
      "title": "Audit",
      "type": "boolean"
    }
  },
  "required": [
    "property"
  ],
  "$defs": {
    "Area": {
      "enum": [
        "whole_unit",
        "kitchen",
        "living_room",
        "dining_room",
        "bedroom",
        "bathroom",
        "hallway",
        "entry",
        "laundry",
        "closet",
        "garage",
        "patio_balcony",
        "exterior",
        "yard",
        "other"
      ],
      "title": "Area",
      "type": "string"
    },
    "Constraints": {
      "additionalProperties": false,
      "properties": {
        "target_ready_date": {
          "anyOf": [
            {
              "format": "date",
              "type": "string"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "title": "Target Ready Date"
        },
        "occupied": {
          "default": false,
          "description": "Work happens while occupied.",
          "title": "Occupied",
          "type": "boolean"
        },
        "access_notes": {
          "anyOf": [
            {
              "maxLength": 500,
              "type": "string"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "title": "Access Notes"
        }
      },
      "title": "Constraints",
      "type": "object"
    },
    "Decision": {
      "additionalProperties": false,
      "description": "Owner decision. Re-run the same request with decisions to get the approved scope.",
      "properties": {
        "line_id": {
          "anyOf": [
            {
              "type": "string"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "title": "Line Id"
        },
        "finding_id": {
          "anyOf": [
            {
              "type": "string"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "title": "Finding Id"
        },
        "action": {
          "enum": [
            "approve",
            "decline",
            "defer"
          ],
          "title": "Action",
          "type": "string"
        },
        "note": {
          "anyOf": [
            {
              "maxLength": 300,
              "type": "string"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "title": "Note"
        }
      },
      "required": [
        "action"
      ],
      "title": "Decision",
      "type": "object"
    },
    "Extent": {
      "enum": [
        "spot",
        "partial",
        "full"
      ],
      "title": "Extent",
      "type": "string"
    },
    "Finding": {
      "additionalProperties": false,
      "description": "One observed condition. Give a taxonomy `code` if you know it, else a `description`.",
      "properties": {
        "id": {
          "anyOf": [
            {
              "maxLength": 40,
              "pattern": "^[A-Za-z0-9_.:-]+$",
              "type": "string"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "description": "Your id for this finding; defaults to f1, f2, ... in order.",
          "title": "Id"
        },
        "location": {
          "$ref": "#/$defs/Location",
          "description": "Object {\"area\": \"bedroom\", \"label\": \"Bedroom 2\"}, or a plain string such as \"Bedroom 2\" or \"kitchen\" (mapped to an area; other text becomes the label)."
        },
        "code": {
          "anyOf": [
            {
              "maxLength": 80,
              "type": "string"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "description": "Optional. Only a code returned by property_turnover_issue_codes (e.g. 'walls.nail_holes'); otherwise leave it out and use description.",
          "title": "Code"
        },
        "description": {
          "anyOf": [
            {
              "maxLength": 300,
              "type": "string"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "description": "Plain description if no code, e.g. 'dog urine stains in bedroom carpet'.",
          "title": "Description"
        },
        "extent": {
          "anyOf": [
            {
              "$ref": "#/$defs/Extent"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "description": "spot | partial | full; defaults per issue."
        },
        "quantity": {
          "anyOf": [
            {
              "$ref": "#/$defs/Quantity"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "description": "Measured amount, e.g. 120 sq_ft. Derived when omitted."
        },
        "notes": {
          "anyOf": [
            {
              "maxLength": 1000,
              "type": "string"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "title": "Notes"
        }
      },
      "title": "Finding",
      "type": "object"
    },
    "FloorCoverings": {
      "additionalProperties": false,
      "description": "What is on the floors. Drives the carpet-cleaning baseline and whole-unit carpet sizes.",
      "properties": {
        "carpet_present": {
          "anyOf": [
            {
              "type": "boolean"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "description": "Is there wall-to-wall carpet? Omit if unknown: carpet findings then imply carpet; with no carpet findings, whole-unit carpet cleaning is left out and listed as unknown.",
          "title": "Carpet Present"
        },
        "carpet_sq_ft": {
          "anyOf": [
            {
              "maximum": 20000,
              "minimum": 0,
              "type": "integer"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "description": "Carpeted floor area. Omit to assume 60% of the unit floor area.",
          "title": "Carpet Sq Ft"
        }
      },
      "title": "FloorCoverings",
      "type": "object"
    },
    "Location": {
      "additionalProperties": false,
      "description": "Where the finding is. Also accepted as a plain string (\"Bedroom 2\", \"kitchen\").",
      "properties": {
        "area": {
          "$ref": "#/$defs/Area",
          "default": "whole_unit"
        },
        "label": {
          "anyOf": [
            {
              "maxLength": 60,
              "type": "string"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "description": "e.g. 'Bedroom 2'.",
          "title": "Label"
        }
      },
      "title": "Location",
      "type": "object"
    },
    "PriceTier": {
      "description": "Purchasing channel. Library prices are pm_vendor (a PM buying turns from a local vendor).",
      "enum": [
        "bulk_contract",
        "pm_vendor",
        "retail_one_off"
      ],
      "title": "PriceTier",
      "type": "string"
    },
    "Profile": {
      "enum": [
        "minimum",
        "standard",
        "premium"
      ],
      "title": "Profile",
      "type": "string"
    },
    "PropertyProfile": {
      "additionalProperties": false,
      "properties": {
        "zip": {
          "description": "5-digit US ZIP code (no street address).",
          "pattern": "^\\d{5}$",
          "title": "Zip",
          "type": "string"
        },
        "unit_type": {
          "$ref": "#/$defs/UnitType",
          "default": "apartment",
          "description": "Single-family homes and townhomes get house-sized defaults (floor area, locks)."
        },
        "bedrooms": {
          "description": "0 for a studio.",
          "maximum": 12,
          "minimum": 0,
          "title": "Bedrooms",
          "type": "integer"
        },
        "bathrooms": {
          "anyOf": [
            {
              "maximum": 12,
              "minimum": 0,
              "multipleOf": 0.5,
              "type": "number"
            },
            {
              "pattern": "^(?!^[-+.]*$)[+-]?0*\\d*\\.?\\d*$",
              "type": "string"
            }
          ],
          "description": "Half baths count as 0.5.",
          "title": "Bathrooms"
        },
        "sq_ft": {
          "anyOf": [
            {
              "maximum": 20000,
              "minimum": 150,
              "type": "integer"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "description": "Interior sq ft.",
          "title": "Sq Ft"
        },
        "year_built": {
          "anyOf": [
            {
              "maximum": 2100,
              "minimum": 1700,
              "type": "integer"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "description": "Drives lead-paint (pre-1978) handling.",
          "title": "Year Built"
        },
        "floor_coverings": {
          "$ref": "#/$defs/FloorCoverings"
        }
      },
      "required": [
        "zip",
        "bedrooms",
        "bathrooms"
      ],
      "title": "PropertyProfile",
      "type": "object"
    },
    "Quantity": {
      "additionalProperties": false,
      "properties": {
        "value": {
          "anyOf": [
            {
              "exclusiveMinimum": 0,
              "maximum": 100000,
              "type": "number"
            },
            {
              "pattern": "^(?!^[-+.]*$)[+-]?0*\\d*\\.?\\d*$",
              "type": "string"
            }
          ],
          "title": "Value"
        },
        "uom": {
          "$ref": "#/$defs/Uom"
        }
      },
      "required": [
        "value",
        "uom"
      ],
      "title": "Quantity",
      "type": "object"
    },
    "RateCardEntry": {
      "additionalProperties": false,
      "description": "Your own price. Examples: {\"trade\": \"handyman\", \"unit_price\": 65, \"uom\": \"hour\"} (an\nhourly labor rate for that trade); {\"trade\": \"painter\", \"min_charge\": 150} (visit minimum);\n{\"task_id\": \"carpet.clean\", \"unit_price\": 0.2, \"uom\": \"sq_ft\"} (task_id from a result line).\nA task_id entry beats a trade entry; both beat the library. The result lists what was\napplied and what was ignored (rate_card_applied / rate_card_ignored).",
      "properties": {
        "task_id": {
          "anyOf": [
            {
              "type": "string"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "description": "A task_id from a result line, e.g. 'carpet.clean'.",
          "title": "Task Id"
        },
        "trade": {
          "anyOf": [
            {
              "$ref": "#/$defs/Trade"
            },
            {
              "type": "null"
            }
          ],
          "default": null
        },
        "unit_price": {
          "anyOf": [
            {
              "minimum": 0,
              "type": "number"
            },
            {
              "pattern": "^(?!^[-+.]*$)[+-]?0*\\d*\\.?\\d*$",
              "type": "string"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "description": "USD per uom. On a trade entry, uom 'hour' is an hourly labor rate (replaces the labor part of that trade's prices); another uom prices that trade's tasks in it.",
          "title": "Unit Price"
        },
        "uom": {
          "anyOf": [
            {
              "$ref": "#/$defs/Uom"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "description": "Unit your price is quoted in. Required with a trade unit_price. If it differs from a task's uom, the entry is not applied to that task (see rate_card_ignored)."
        },
        "min_charge": {
          "anyOf": [
            {
              "minimum": 0,
              "type": "number"
            },
            {
              "pattern": "^(?!^[-+.]*$)[+-]?0*\\d*\\.?\\d*$",
              "type": "string"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "description": "USD per trade visit.",
          "title": "Min Charge"
        },
        "trip_charge": {
          "anyOf": [
            {
              "minimum": 0,
              "type": "number"
            },
            {
              "pattern": "^(?!^[-+.]*$)[+-]?0*\\d*\\.?\\d*$",
              "type": "string"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "description": "USD per trade visit.",
          "title": "Trip Charge"
        }
      },
      "title": "RateCardEntry",
      "type": "object"
    },
    "Standards": {
      "additionalProperties": false,
      "properties": {
        "profile": {
          "$ref": "#/$defs/Profile",
          "default": "standard",
          "description": "minimum (rent-ready basics) | standard | premium (higher finish)."
        },
        "overrides": {
          "$ref": "#/$defs/StandardsOverrides"
        },
        "price_tier": {
          "$ref": "#/$defs/PriceTier",
          "default": "pm_vendor",
          "description": "bulk_contract (portfolio contract prices) | pm_vendor (default: a property manager buying turns from local vendors) | retail_one_off (an owner hiring one contractor)."
        }
      },
      "title": "Standards",
      "type": "object"
    },
    "StandardsOverrides": {
      "additionalProperties": false,
      "properties": {
        "paint_policy": {
          "anyOf": [
            {
              "enum": [
                "touch_up",
                "full_if_needed",
                "always_full"
              ],
              "type": "string"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "title": "Paint Policy"
        },
        "carpet_policy": {
          "anyOf": [
            {
              "enum": [
                "clean",
                "replace_if_damaged",
                "always_replace"
              ],
              "type": "string"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "title": "Carpet Policy"
        },
        "cleaning_policy": {
          "anyOf": [
            {
              "enum": [
                "standard",
                "deep"
              ],
              "type": "string"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "title": "Cleaning Policy"
        },
        "always_rekey": {
          "anyOf": [
            {
              "type": "boolean"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "title": "Always Rekey"
        },
        "markup_pct": {
          "anyOf": [
            {
              "maximum": 100,
              "minimum": 0,
              "type": "number"
            },
            {
              "pattern": "^(?!^[-+.]*$)[+-]?0*\\d*\\.?\\d*$",
              "type": "string"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "description": "Management markup applied to every line, %.",
          "title": "Markup Pct"
        }
      },
      "title": "StandardsOverrides",
      "type": "object"
    },
    "Trade": {
      "enum": [
        "hauling",
        "handyman",
        "drywall",
        "painter",
        "flooring",
        "carpet_cleaning",
        "cleaning",
        "appliance",
        "plumber",
        "electrician",
        "hvac",
        "locksmith",
        "pest_control",
        "landscaping",
        "window_glass",
        "environmental",
        "structural"
      ],
      "title": "Trade",
      "type": "string"
    },
    "UnitType": {
      "enum": [
        "apartment",
        "single_family",
        "townhome",
        "condo",
        "duplex",
        "manufactured"
      ],
      "title": "UnitType",
      "type": "string"
    },
    "Uom": {
      "enum": [
        "each",
        "sq_ft",
        "sq_ft_floor",
        "sq_yd",
        "linear_ft",
        "room",
        "unit",
        "bedroom",
        "bathroom",
        "hour",
        "cu_yd",
        "visit"
      ],
      "title": "Uom",
      "type": "string"
    },
    "Vendor": {
      "additionalProperties": false,
      "properties": {
        "name": {
          "maxLength": 120,
          "title": "Name",
          "type": "string"
        },
        "contact": {
          "anyOf": [
            {
              "maxLength": 200,
              "type": "string"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "title": "Contact"
        }
      },
      "required": [
        "name"
      ],
      "title": "Vendor",
      "type": "object"
    }
  },
  "title": "property_turnover_scopeArguments",
  "examples": [
    {
      "property": {
        "zip": "43215",
        "bedrooms": 2,
        "bathrooms": 1
      },
      "findings": [
        {
          "location": "Bedroom 2",
          "description": "pet urine in carpet"
        },
        {
          "description": "3 blinds broken",
          "quantity": {
            "value": 3,
            "uom": "each"
          }
        }
      ]
    }
  ]
}

property_turnover_issue_codes

Searches the standard taxonomy of rental-unit turnover issues (component.issue codes such as carpet.pet_urine). Inputs, all optional: query (keywords), area (e.g. flooring), limit (default 8). With no arguments it lists the taxonomy areas and the first codes. Returns matching codes with names and areas, and the total match count. Codes are optional: the turnover estimate tools also accept plain descriptions. Not for: cost estimates, legal or security-deposit questions, work other than rental turnover. Deterministic and source-cited: the same input gives the same result.

Parameters6

client_refs	any	optional	Your own reference ids (e.g. unit_id, job_id). Echoed back, never used.
query	any	optional	Keywords to match against codes, names and aliases, e.g. 'pet stain carpet'.
area	any	optional	Optional taxonomy area filter, e.g. 'flooring' or 'walls' (not a room). Call with no arguments to list every area in `areas`.
limit	integer	optional
include_aliases	boolean	optional	Also return each code's aliases (larger result).
audit	boolean	optional	Also return the run record and input/result hashes (an audit trail). Default false.

Raw schema

{
  "type": "object",
  "properties": {
    "client_refs": {
      "anyOf": [
        {
          "additionalProperties": {
            "type": "string"
          },
          "type": "object"
        },
        {
          "type": "null"
        }
      ],
      "default": null,
      "description": "Your own reference ids (e.g. unit_id, job_id). Echoed back, never used.",
      "title": "Client Refs"
    },
    "query": {
      "anyOf": [
        {
          "maxLength": 200,
          "type": "string"
        },
        {
          "type": "null"
        }
      ],
      "default": null,
      "description": "Keywords to match against codes, names and aliases, e.g. 'pet stain carpet'.",
      "title": "Query"
    },
    "area": {
      "anyOf": [
        {
          "type": "string"
        },
        {
          "type": "null"
        }
      ],
      "default": null,
      "description": "Optional taxonomy area filter, e.g. 'flooring' or 'walls' (not a room). Call with no arguments to list every area in `areas`.",
      "title": "Area"
    },
    "limit": {
      "default": 8,
      "maximum": 200,
      "minimum": 1,
      "title": "Limit",
      "type": "integer"
    },
    "include_aliases": {
      "default": false,
      "description": "Also return each code's aliases (larger result).",
      "title": "Include Aliases",
      "type": "boolean"
    },
    "audit": {
      "default": false,
      "description": "Also return the run record and input/result hashes (an audit trail). Default false.",
      "title": "Audit",
      "type": "boolean"
    }
  },
  "title": "property_turnover_issue_codesArguments"
}

README.md4 KBView on GitHub

Tektolo skills and connector

Agent skills, a Claude Code plugin and the public API contract for Tektolo. Tektolo runs deterministic, source-cited tools for real-world operations work: you send structured inputs, versioned rules are applied, and you get a checked answer with its sources. Every tool can be used three ways: on the web, from an AI assistant over MCP, or over REST.

This repository holds only instructions and public metadata. The engines and rule tables run on tektolo.com. Every file here is synced from the live site daily by scripts/sync.py.

Tools

Tool	What it does	MCP tools	Links
Property turnover estimate	Turn move-out inspection findings into a priced, vendor-ready make-ready scope.	`property_turnover_quick_estimate`, `property_turnover_scope`, `property_turnover_issue_codes`	web tool · reference · skill
Deposit settlement	Settle a US rental security deposit under the state's rule (and a covered city's): the return deadline, each deduction assessed (allowed category, depreciation, documentation), interest owed, the refund, penalty exposure and a draft itemized statement, every number cited.	`deposit_settlement_settle`, `deposit_settlement_rules`	web tool · reference

Pricing: Try every tool free. Agents and software get a free tier of 20 calls a day, then $0.02 a call. Some tools will add paid features. Details: https://tektolo.com/pricing

Use it from your AI assistant

The MCP server is https://tektolo.com/mcp. It uses streamable HTTP and needs no account. For your own free allowance behind Claude's or ChatGPT's shared servers, get a personal connector URL at tektolo.com/connect-your-ai.

Claude Code: install the plugin, which bundles the skills and the MCP server:

bash

claude plugin marketplace add tektolo/skills
claude plugin install tektolo@tektolo

Or connect only the server:

bash

claude mcp add --transport http tektolo https://tektolo.com/mcp

Skills for any agent that reads SKILL.md (Claude Code, Codex, Cursor, Gemini CLI, Copilot and others):

bash

npx skills add tektolo/skills

Claude, ChatGPT, Cursor, VS Code: add a custom connector with the URL above. Step-by-step instructions are at tektolo.com/connect-your-ai.

OpenClaw: both skills are also on ClawHub under @tektolo.

Use it over REST

Every MCP tool is also a plain JSON endpoint. contract/openapi.json describes them, and contract/catalog.json lists every operation with its schemas, pricing, privacy notes and ruleset hash. Request bodies that work are in examples/:

bash

curl -sS https://tektolo.com/v1/deposit-settlement/settle \
  -H 'content-type: application/json' \
  -d @examples/deposit-settlement/settle/california_carpet.json

What's here

Path	What it is
`skills/<tool>/SKILL.md`	agent skills (the open SKILL.md format)
`plugins/tektolo/`	Claude Code plugin: the same skills plus `.mcp.json`
`.claude-plugin/marketplace.json`	makes this repo a Claude Code plugin marketplace
`contract/`	`catalog.json`, `openapi.json`, the MCP server card and `llms.txt`, as served
`examples/`	request bodies taken from the catalog

Feedback and contact

Report a wrong result or suggest a tool at tektolo.com/contact, or email hello@tektolo.com. Issues on this repository are welcome too.

License

The skills, examples and docs in this repository are MIT-0 (see LICENSE). Using the Tektolo service is covered by its Terms of Use and Privacy Policy. Results are estimates under cited rules, not legal advice (disclaimer).

Install

Tools (5)

deposit_settlement_settledeposit_settlement_rulesproperty_turnover_quick_estimateproperty_turnover_scopeproperty_turnover_issue_codes

Remote endpoint

Streamable HTTP

Hosted server - connect over the network, no local install.

url

https://tektolo.com/mcp

Add to VS Code Add to Cursor

claude_desktop_config.json

json

{
  "mcpServers": {
    "capabilities": {
      "command": "npx",
      "args": [
        "-y",
        "mcp-remote",
        "https://tektolo.com/mcp"
      ]
    }
  }
}

Desktop config is stdio-only; this bridges via mcp-remote. Native remote: Settings > Connectors.

com.tektolo/capabilities (MCP) Server

🛠️ Key Features

🚀 Use Cases

⚡ Developer Benefits

⚠️ Limitations

Topics

deposit_settlement_settle

deposit_settlement_rules

property_turnover_quick_estimate

property_turnover_scope

property_turnover_issue_codes

Tektolo skills and connector

Tools

Use it from your AI assistant

Use it over REST

What's here

Feedback and contact

License

Install

Remote endpoint

Related servers