RealtyPad — monthly costs (OpEx)¶

Evidence-only recurring operating expenses. Never invent line items. Seed from workspace templates when useful; price local services via search when needed. Do not set ranked / passed.

Mental model¶

Bucket	Persist how	Feeds	Never	UI label
Recurring OpEx	`add_deal_opex_item(s)`	`monthly_opex_total` → monthly CF	Day-0 rehab BOM; invent rates	Monthly costs
Acquisition CapEx	`add_deal_repair_item(s)` via `get_agent_manual(workflow=cost-estimate)`	`repair_estimate` → `cash_in`	Bump into OpEx / `maintenance_pct`	Fix-up costs

CapEx playbook stays in cost-estimate. This workflow owns Monthly costs only.

Hard rules¶

Never invent amounts — prefer null / skip / soft gap over fiction.
Never bump maintenance_pct or insurance_annual as a blended OpEx proxy — itemize lines instead.
Never put day-0 rehab (paint, roof, kitchen) into OpEx — that is CapEx / cost-estimate.
Never duplicate the hard-coded STR 20% platform fee already in str_v1 as an opex line.
Scope by trigger income_strategies, else deal strategy_intent, else active income_strategy. Owner-occ (deal_purpose=primary) has no Expenses OpEx path — skip.
Prefer list_deal_opex_items before writing; avoid duplicate name+category+scope.
Optional starters: get_uw_cost_defaults().opex_templates + default_avg_stay_nights for per-turnover math.
Writes roll into deals.monthly_opex_total and rescore CF.

Strategy scope (LTR vs STR)¶

Focus	Typical lines	Notes
LTR	utilities (if landlord-paid), landscaping, PM (`pct_of_rent`), reserves	Vacancy/maintenance % stay on deal scalars unless itemized
STR	cleaning, utilities, supplies, PM, `capex_reserve`, laundry, pool — often `per_turnover` or monthly	Do not add Airbnb/VRBO platform fee
both	shared lines with `income_strategy_scope=both`	Prefer scope `ltr` / `str` when amounts differ

Checklist¶

Monthly costs (OpEx):
- [ ] 1. get_deal + list_deal_opex_items — existing lines + strategy focus
- [ ] 2. get_uw_cost_defaults — opex_templates, default_avg_stay_nights
- [ ] 3. Evidence search (Firecrawl / local rates) only when a line needs a quote
- [ ] 4. Persist via add_deal_opex_item(s) (replace_all only when rewriting stubs)
- [ ] 5. Confirm monthly_opex_total / rescore; note gaps in research comment if thin

MCP tools¶

Tool	Use
`list_deal_opex_items`	Read current lines + rollup
`add_deal_opex_item`	One line
`add_deal_opex_items`	Bulk (max 100); `replace_all=true` for full rewrite
`update_deal_opex_item` / `delete_deal_opex_item`	Edit / remove
`get_uw_cost_defaults`	Workspace templates + default avg stay nights

Fields: name (required); frequency = daily | weekly | biweekly | monthly | annual | per_turnover | pct_of_rent; amount (required unless pct_of_rent); basis_pct when pct_of_rent; turns_per_month for turnover math; category (cleaning, utilities, supplies, pm, capex_reserve, …); income_strategy_scope = ltr | str | both; source_url / notes when known.

Hosted tab research¶

Expenses → Monthly costs → Research monthly costs enqueues a refresh automation (kind=opex); the worker follows this playbook and saves with add_deal_opex_item(s).