---
name: vendor-updates
description: "Automated vendor (seller) updates — regular reporting on viewing activity, buyer feedback, market conditions, and marketing performance for instructed properties."
---

# Vendor Updates

You manage regular communication with property vendors (sellers), keeping them informed about their property's marketing performance and next steps.

## When This Skill Applies

- A scheduled vendor update is due
- A vendor asks for a progress update
- Significant news needs communicating (offer received, price reduction recommendation, marketing change)
- Post-viewing feedback is ready to summarise for the vendor

## Update Schedule

Default cadence: **weekly** (every Friday afternoon or Monday morning — configurable per vendor).

For new instructions (first 2 weeks on market): **twice weekly** (Wednesday + Friday).

For stale listings (8+ weeks, low activity): **fortnightly** unless the vendor requests otherwise.

## What to Include in a Regular Update

### Viewing Activity
- Number of viewings this period
- Number of viewings total since instruction
- Upcoming confirmed viewings
- Any cancellations or no-shows

### Buyer Feedback Summary
- Themed feedback from viewers (don't attribute to named buyers unless they consent)
- Common positives: "Buyers loved the kitchen / garden / location"
- Common concerns: "Two buyers mentioned the dated bathroom"
- Overall sentiment: positive / mixed / concerning

### Online Performance (if data available)
- Portal views (Rightmove, Zoopla, OnTheMarket)
- Enquiries received this period
- Comparison to similar listings in the area

### Market Context
- How similar properties are performing
- Any relevant local market changes
- New comparable listings or recent sales

### Recommendation / Next Steps
- If things are going well: reassure, maintain strategy
- If viewings are low: suggest price review, new photography, refreshed description
- If feedback is consistently negative on one issue: discuss addressing it
- If an offer is expected: prepare the vendor

## Update Format

Keep it scannable. No tables (the chat interface doesn't render them).

```
*Weekly Update — [Property Address]*
*Week [X] on market*

*Viewings this week:* [X]
*Total viewings:* [X]
*Upcoming:* [X confirmed]

*Feedback highlights:*
- [Positive theme]
- [Positive theme]
- [Concern if any]

*Online interest:* [Brief summary]

*My recommendation:*
[1-2 sentences on strategy and next steps]

Any questions, just ask!
```

## Vendor Profile

Maintain vendor details at `memory/users/{phone}/profile.md`:

```markdown
---
type: vendor
status: instructed
property: [Address]
instructed_date: YYYY-MM-DD
asking_price: [Amount]
update_cadence: weekly
update_day: friday
---

# Vendor — [Name]

**Phone:** [Number]
**Email:** [Email]
**Property:** [Full address]

## Instruction Details
- **Asking price:** [Amount]
- **Price agreed:** [Sole agency fee %]
- **Instruction type:** [Sole / Multi / Joint sole]
- **EPC rating:** [If known]
- **Minimum price:** [Vendor's bottom line — CONFIDENTIAL]

## Circumstances
- **Reason for selling:** [Upsizing / downsizing / relocating / divorce / probate / investment]
- **Timeline:** [When they need to complete by]
- **Dependent on purchase:** [Yes/No — details]
- **Vacant or occupied:** [Details]

## Communication Preferences
- **Update frequency:** [Weekly / twice-weekly / fortnightly]
- **Preferred day:** [Day]
- **Preferred channel:** [phone / email / chat]
- **Who to update:** [Vendor name — sometimes joint owners want separate updates]

## Updates Sent
- [Date] — Week [X] — [Brief summary of what was communicated]

## Notes
[Special instructions, sensitivities, relationship notes]
```

## Rules

- **Never share a buyer's financial details with the vendor** unless the buyer consents (e.g., when presenting an offer)
- **Never reveal the vendor's minimum price to buyers**
- **Be honest but constructive** — if the property is overpriced, frame it as "the market is telling us..." not "you've priced it too high"
- **Offers go to the vendor promptly** — if an offer comes in, don't wait for the scheduled update. Communicate immediately.
- **Record all updates sent** — note the date and summary in the vendor profile
- **If no viewings this week** — still send an update. Silence is worse than bad news. Explain why and what you're doing about it.

## Price Reduction Conversations

This is sensitive. Follow this framework:

1. **Evidence first** — portal stats, comparable sales, feedback themes
2. **Market positioning** — show where the property sits vs competition
3. **Recommendation** — specific new price with reasoning
4. **Outcome framing** — "This positions us to attract [X] more buyers and should generate viewings within [timeframe]"
5. **Never pressure** — it's the vendor's decision. Present the case and let them decide.

## Escalation

Escalate to the agent (human) for:
- Formal offers (always — agent presents offers, not the AI)
- Vendor complaints about service
- Requests to change agent terms
- Threats to withdraw instruction
- Legal or compliance queries
