SENTINEL Washington Real Estate
Washington property evidence and transaction math for software and AI assistants.
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Washington property evidence and transaction math for software and AI assistants.
Server tool list (3)
Raw names from tools/list. Only developers need these.
| wa_reet | Calculate Washington State Real Estate Excise Tax (REET, RCW 82.45) for one sale: graduated state brackets plus the county's local rate, computed deterministically by SENTINEL's production engine — never estimated. Use when you need the exact excise tax owed on a WA home sale (seller-paid by default). Washington State counties only. The result includes the per-bracket breakdown, the $5 DOR technology fee, and rate-assumption caveats (verify the DOR location code for city-level exceptions). Uses no third-party data. The result includes an 'attributions' array (upstream source lines and the NWMLS/DOR/county non-affiliation line) and a professional-advice disclaimer — pass both through to end users. |
| wa_net_sheet | Estimate a Washington home seller's net proceeds: commission, graduated REET, title/escrow/closing costs, mortgage payoff, and optional HOA/tax prorations — every line item computed deterministically by the same engine SENTINEL's product uses. Use for 'what will the seller walk away with' questions on WA sales; WA counties only. The result is an itemized dict. Uses no third-party data. The result includes an 'attributions' array (upstream source lines and the NWMLS/DOR/county non-affiliation line) and a professional-advice disclaimer — pass both through to end users. |
| nwmls_deadlines | Compute the standard NWMLS transaction deadline set from a mutual-acceptance date: earnest money (Form 21), seller disclosure delivery + buyer rescission (Form 17, RCW 64.06), title contingency (Form 22T), inspection (Form 35), financing (Form 22A), and FIRPTA certification (Form 22E). Business-day counts exclude weekends and Washington state holidays per RCW 1.16.050 — never plain calendar arithmetic. Washington/NWMLS transactions only. Dates are the standard form DEFAULTS computed from public rules (no NWMLS data or form text); the result flags dates landing on non-business days and includes a verify-against-the-executed-contract disclaimer that must accompany any advice built on these dates. The result includes an 'attributions' array (upstream source lines and the NWMLS/DOR/county non-affiliation line) and a professional-advice disclaimer — pass both through to end users. |