PAM — Property AI Manager

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---
name: log-repairs-and-expenses
description: Log a repair or maintenance job, act on an existing job, record a renewed certificate, or book an expense in PAM. Use when the landlord reports a problem at a property, says a certificate was renewed, mentions paying for something, or asks PAM to find and book a contractor.
---

Use the `pam` connector's tools; call `list_properties` first if you do not yet have the property id.

**Repairs**
- A problem the landlord noticed → `create_job` with a one- or two-sentence description a contractor would understand, a category and an urgency.
  - `let_pam_handle: false` just logs it.
  - `let_pam_handle: true` makes PAM ring contractors now. Ask first ("Shall I have PAM find and book a plumber for this?"), and only once the landlord says yes call again with `confirmed: true`.
- Existing jobs (`get_maintenance` gives the ids) → one tool per action: `start_job_sourcing` (PAM rings contractors) and `approve_job_quote` (book the quoted contractor) need an explicit yes then `confirmed: true`; `mark_job_self_managed`, `pause_job_sourcing`, `resume_job_sourcing`, `retry_next_contractor` and `cancel_job` do not, but say what you did.
- "Who could do this?" without booking → `find_contractors` (read-only).

**Certificates**
- "The gas safety was renewed on 3 March, expires 3 March next year" → `update_certificate` with `cert_type`, `issue_date` and `expiry_date` (YYYY-MM-DD). Confirm the property and dates back to the landlord in your reply.

**Expenses**
- "I paid the plumber £180" → `book_expense` with the amount in pounds, an SA105 category (repairs_maintenance, insurance, management_fees, professional_fees, travel, advertising, interest_finance, ground_rent, service_charge, other_allowable, other), a short description and the date (today if not given). Leave `property_id` out for a general cost.

**Secure-browser tasks** (last resort): when the request needs a website PAM has no tool for (a council licence, a deposit scheme, a utility account), use `start_browser_task` with a clear goal; PAM asks the landlord before submitting or paying anything. `list_agent_tasks` shows tasks waiting on them; `approve_browser_task_step` carries out the exact step PAM asked about (needs an explicit yes, then `confirmed: true`), `answer_browser_task` passes an answer such as a code, `deny_browser_task_step` refuses the step, and `cancel_browser_task` stops the task.

Report what PAM did in one or two sentences, including the job reference when one is returned.

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---
name: manage-portfolio
description: Answer a landlord's questions about their rental properties through the PAM connector — rent and Direct Debits, compliance certificates (EICR, gas safety, EPC, alarms), open repairs, tenants, documents and PRS landlord-register readiness. Use whenever the user mentions their properties, tenants, rent, certificates, repairs or the landlord register.
---

Use the `pam` connector's tools. Everything is scoped to the signed-in landlord.

1. Call `list_properties` first and keep the ids. Other tools accept a property id or an address fragment ("12 High Street", "SS1 1EF"); if PAM says the reference is ambiguous, ask which property.
2. Pick the narrowest read tool for the question:
   - rent, due day, Direct Debit status, recent payments → `get_rent`
   - certificates and expiry dates → `get_compliance` (one property at a time; loop over `list_properties` for "across my portfolio")
   - repairs and what PAM is doing next → `get_maintenance`
   - who lives there and tenancy dates → `get_tenant`
   - landlord register / PRS database → `get_prs_readiness`
   - a copy of a document → `get_document_link` (a 24-hour link; say it expires)
   - a tradesperson near a property → `find_contractors` (read-only; it contacts nobody)
3. Reply in plain English with the figures that matter. Dates as "14 Mar 2027", money as "£1,250". Do not paste raw JSON or internal ids.
4. For "what needs my attention", combine `get_compliance` (anything expiring within 90 days or missing), `get_maintenance` (open jobs waiting on the landlord) and `get_rent` (missed or failed payments), and lead with the most urgent item.

Never guess a figure PAM did not return. If a tool says the connection lacks permission, tell the landlord to reconnect PAM from Settings → Integrations → Claude & ChatGPT.

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---
name: onboard-a-tenant
description: Run a new tenant onboarding in PAM from "I have a new tenant" to keys handed over — collecting terms and applicants, approving terms, referencing decisions, deposit protection and handover. Use when the landlord mentions a new tenant, a tenancy starting, referencing, a deposit scheme, or moving someone in.
---

Use the `pam` connector's tools. One onboarding per property; `list_onboarding_cases` shows what is open and what PAM is waiting for.

1. **Start**: on "I have a new tenant for 12 Example Road", call `start_onboarding` with the property and everything already said (applicant names and mobiles, start date, rent, deposit, guarantor, pets, furnishing, bills). It returns what is still missing — ask for at most two things per message. Nothing is sent to anyone at this stage.
2. **Fill in**: add or correct details with `update_onboarding` (case id from the start result). Dates are YYYY-MM-DD; rent and deposit are pounds; the deposit legal cap is five weeks' rent and PAM rejects more.
3. **Gate A — approve terms**: when the result says `ready_for_approval`, read the summary back and ask for a clear yes. Only then call `approve_onboarding_terms` with `confirmed: true`. PAM creates the pending tenancy and texts the applicants their application link.
4. **Referencing**: after the checks, relay the landlord's decision with `approve_onboarding_applicant`, `flag_onboarding_needs_guarantor` or `decline_onboarding_applicant` (approve and decline need a yes, then `confirmed: true`).
5. **Money and deposit**: `record_onboarding_money_received` when the first rent and deposit arrive (starts the 30-day deposit clock); add the scheme, custodial/insured and reference with `update_onboarding`, then `record_onboarding_deposit_protected`.
6. **Handover**: `record_onboarding_handover_done` once keys are handed over. PAM makes the tenancy live and welcomes the tenant.

`withdraw_onboarding` stops an onboarding (needs a yes); `change_onboarding_terms` reopens the terms; `resume_onboarding` continues a parked one; `recheck_onboarding` re-runs the compliance gate after certificates are renewed.

Keep replies short: what PAM recorded, and the next thing it needs.