Homestruk Lease Renewal Tracker

---

version: 1.0.0

name: homestruk-lease-renewal

description: Track lease expirations and manage the 90-day renewal process. Use when checking upcoming lease expirations, planning rent increases, drafting renewal offers, or managing the renewal negotiation timeline. Reads property and tenant data to proactively flag leases expiring within 90 days and guides through the Homestruk renewal SOP.

user-invocable: true

tags:

- property-management

- lease-renewal

- rent-increase

- tenant-retention

- massachusetts

---

# Homestruk Lease Renewal Tracker

Proactively manage lease renewals using a 90-day timeline

to maximize tenant retention and optimize rent pricing.

When to Use This Skill

Data Sources

Read these files for current lease data:

The 90-Day Renewal Timeline

Day 90 Before Expiry: ASSESSMENT

Day 75: PRICING DECISION

- Good tenant, below market: increase 3-5%

- Good tenant, at market: increase 0-3% (retention)

- Average tenant, below market: increase to market

- Problem tenant: consider non-renewal

At-will: 30 days notice for increase (MGL c.186 s.12)

Fixed-term: increase at renewal, not mid-lease

Day 60: RENEWAL OFFER

Draft renewal offer letter including:

Draft template:

Dear [TENANT NAME],

Your lease at [ADDRESS] expires on [DATE]. We value you as a
tenant and would like to offer you a renewal.

Proposed terms:
  New monthly rent: $[AMOUNT] (currently $[CURRENT])
  Lease term: 12 months ([START] to [END])
  All other terms remain unchanged.

Please respond by [DEADLINE - 14 days from letter] to confirm
your intent to renew. If we do not hear from you by that date,
we will begin preparing the unit for new tenancy.

We appreciate your tenancy and hope to continue our relationship.

Sincerely,
[PM NAME]
Homestruk Properties

Save draft to: ~/.openclaw/workspace/drafts/renewal-[tenant-slug]-[date].md

Day 45: FOLLOW-UP (if no response)

Day 30: DECISION DEADLINE

- Accept if within 3% of your target

- Counter back if more than 3% gap

- Walk away if tenant demands below-market rent

- Begin vacancy prep (run homestruk-rent-comps for listing price)

- Schedule turnover using rent-ready checklist

- Notify owner of expected vacancy dates and costs

Day 14: FINAL ESCALATION

Day 0: LEASE EXPIRES

Renewal Tracking Dashboard

When asked "any leases expiring soon?" scan all properties

and output:

LEASE RENEWAL DASHBOARD — [DATE]

URGENT (within 30 days):
🔴 [PROPERTY] — [TENANT] — Expires [DATE] — Status: [X]

UPCOMING (30-90 days):
🟡 [PROPERTY] — [TENANT] — Expires [DATE] — Status: [X]

ALL CLEAR (90+ days or month-to-month):
🟢 [PROPERTY] — [TENANT] — Expires [DATE]

Integration

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About Homestruk

This skill is part of the Homestruk Landlord Operations System —

a complete property management toolkit for self-managing landlords.

**Free:** Download the Rent-Ready Turnover Checklist at homestruk.com

**Full System:** 10 operations documents + spreadsheets at homestruk.com

Built by Homestruk Properties LLC | homestruk.com