{ "tools": [ { "name": "buying_cost", "description": "Stamp Duty Land Tax (England) or Land Transaction Tax (Wales) for the facts the buyer declares, plus the HM Land Registry registration fee and the known total. Applies first-time buyer relief and the additional-property / non-resident surcharges only when declared. Each figure carries its GOV.UK source and effective date. For reference only.", "inputSchema": { "type": "object", "additionalProperties": false, "required": [ "price" ], "properties": { "price": { "type": "number", "exclusiveMinimum": 0, "maximum": 1000000000, "description": "Purchase price in pounds" }, "postcode": { "type": "string", "description": "Full UK postcode in England or Wales, e.g. \"BS1 6FB\" (used only to tell England from Wales; give this or nation)", "pattern": "^[A-Za-z]{1,2}[0-9][A-Za-z0-9]? ?[0-9][A-Za-z]{2}$" }, "nation": { "type": "string", "enum": [ "england", "wales" ] }, "date": { "type": "string", "pattern": "^\\d{4}-\\d{2}-\\d{2}$", "description": "Effective date (completion), YYYY-MM-DD; default today" }, "firstTime": { "type": "boolean", "description": "All buyers are first-time buyers and will live in the property (England only)" }, "additional": { "type": "boolean", "description": "Buyer will own another residential property after this purchase" }, "nonResident": { "type": "boolean", "description": "Buyer is not UK resident for SDLT purposes (England only)" } } } }, { "name": "nearby_sales", "description": "Recorded sale prices near a postcode from HM Land Registry Price Paid Data (last 24 months), nearest first: postcode, date, price, property type, tenure. Street addresses are shown only on the web page (licence). Not a valuation.", "inputSchema": { "type": "object", "additionalProperties": false, "required": [ "postcode" ], "properties": { "postcode": { "type": "string", "description": "Full UK postcode in England or Wales, e.g. \"BS1 6FB\"", "pattern": "^[A-Za-z]{1,2}[0-9][A-Za-z0-9]? ?[0-9][A-Za-z]{2}$" }, "limit": { "type": "integer", "minimum": 1, "maximum": 50, "default": 20 } } } }, { "name": "flood_zone", "description": "Environment Agency planning flood zone (rivers and sea) at the postcode centre, England only. Live query to the EA Flood Map for Planning.", "inputSchema": { "type": "object", "additionalProperties": false, "required": [ "postcode" ], "properties": { "postcode": { "type": "string", "description": "Full UK postcode in England or Wales, e.g. \"BS1 6FB\"", "pattern": "^[A-Za-z]{1,2}[0-9][A-Za-z0-9]? ?[0-9][A-Za-z]{2}$" } } } }, { "name": "decorating_estimate", "description": "Estimate paint, wallpaper and flooring quantities from room dimensions in metres.", "inputSchema": { "type": "object", "additionalProperties": false, "properties": { "l": { "type": "number", "minimum": 0.1, "maximum": 100 }, "w": { "type": "number", "minimum": 0.1, "maximum": 100 }, "h": { "type": "number", "minimum": 0.1, "maximum": 20 }, "doors": { "type": "number", "minimum": 0, "maximum": 100 }, "windows": { "type": "number", "minimum": 0, "maximum": 100 }, "coats": { "type": "number", "minimum": 1, "maximum": 10 }, "coverage": { "type": "number", "minimum": 0.1, "maximum": 100 }, "repeat": { "type": "number", "minimum": 0, "maximum": 10 }, "ceiling": { "type": "boolean" } }, "required": [ "l", "w" ] } }, { "name": "window_sunlight", "description": "Estimate direct sunlight at a window, without surrounding obstructions; bearings are degrees from north.", "inputSchema": { "type": "object", "additionalProperties": false, "properties": { "day": { "type": "string", "pattern": "^\\d{4}-\\d{2}-\\d{2}$" }, "lat": { "type": "number", "minimum": -90, "maximum": 90 }, "lng": { "type": "number", "minimum": -180, "maximum": 180 }, "facing": { "type": "number", "minimum": 0, "maximum": 360 } }, "required": [ "day", "lat", "lng", "facing" ] } }, { "name": "map_area", "description": "Approximate area in square metres of a simple polygon; points are [latitude, longitude]. Not a boundary survey.", "inputSchema": { "type": "object", "additionalProperties": false, "properties": { "points": { "type": "array", "minItems": 3, "maxItems": 1000, "items": { "type": "array", "minItems": 2, "maxItems": 2, "items": { "type": "number" } } } }, "required": [ "points" ] } }, { "name": "adaptation_grant", "description": "Disabled Facilities Grant information and England maximum; not an award. For reference only.", "inputSchema": { "type": "object", "additionalProperties": false, "required": [ "nation" ], "properties": { "nation": { "type": "string", "enum": [ "england", "wales", "scotland", "northern_ireland" ] } } } }, { "name": "auction_cost", "description": "England residential auction cash timing. User-entered contractual deposit and fees; wraps existing SDLT calculator. No automatic 10% deposit or fee assumption. For reference only.", "inputSchema": { "type": "object", "additionalProperties": false, "required": [ "nation", "price", "depositPercent", "feesDueOnDay", "laterFees", "effectiveDate", "firstTime", "additional", "nonResident", "standardResidential", "traditionalAuction" ], "properties": { "nation": { "type": "string", "enum": [ "england", "wales", "scotland", "northern_ireland" ] }, "price": { "type": "number", "minimum": 0, "maximum": 10000000000, "description": "Residential hammer price GBP" }, "depositPercent": { "type": "number", "minimum": 0, "maximum": 100 }, "feesDueOnDay": { "type": "number", "minimum": 0, "maximum": 10000000000, "description": "All non-refundable fees due on auction day, including VAT" }, "laterFees": { "type": "number", "minimum": 0, "maximum": 10000000000, "description": "All other costs due later, including VAT; exclude SDLT and purchase balance" }, "effectiveDate": { "type": "string", "format": "date" }, "firstTime": { "type": "boolean" }, "additional": { "type": "boolean" }, "nonResident": { "type": "boolean" }, "standardResidential": { "type": "boolean" }, "traditionalAuction": { "type": "boolean" } } } }, { "name": "eviction_timeline", "description": "England private assured eviction process and pre-May-2026 transition. No prediction of eviction date or validity. For reference only.", "inputSchema": { "type": "object", "additionalProperties": false, "required": [], "properties": { "country": { "type": "string", "enum": [ "england", "wales", "scotland", "northern_ireland", "unknown" ], "description": "Country of the rented home; ask if unknown." }, "tenure": { "type": "string", "enum": [ "private_assured", "social", "lodger", "student_halls", "unknown" ], "description": "private_assured only when an assured private tenancy is confirmed; do not infer from landlord alone." }, "asOf": { "type": "string", "format": "date", "description": "Date for the rules, YYYY-MM-DD. Snapshot checked 2026-11-05." }, "request": { "type": "string", "enum": [ "information", "draft_legal_document" ], "description": "Drafting a letter or court document is not handled by these tools." }, "noticeDate": { "type": "string", "format": "date" }, "noticeType": { "type": "string", "enum": [ "unknown", "section8", "section21" ] } } } }, { "name": "broadband", "description": "Broadband speeds, providers and mobile signal at an address: a link to Ofcom's official checker. This site holds no coverage data. For reference only.", "inputSchema": { "type": "object", "additionalProperties": false, "required": [], "properties": { "postcode": { "type": "string", "description": "UK postcode exactly as the user wrote it, only if given" } } } }, { "name": "separation_split", "description": "Sale proceeds split using a percentage explicitly chosen by the user; never decide legal entitlement. Transfer-to-ex questions receive HMRC information, not a sale CGT calculation. For reference only.", "inputSchema": { "type": "object", "additionalProperties": false, "required": [ "nation", "topic" ], "properties": { "nation": { "type": "string", "enum": [ "england", "wales", "scotland", "northern-ireland" ] }, "topic": { "type": "string", "enum": [ "sale", "transfer" ] }, "price": { "type": "number", "minimum": 0, "maximum": 10000000000, "description": "Sale price GBP" }, "mortgageLeft": { "type": "number", "minimum": 0, "maximum": 10000000000, "description": "Mortgage balance GBP" }, "agentPct": { "type": "number", "minimum": 0, "maximum": 100, "description": "Agent fee percentage" }, "agentVatIncluded": { "type": "boolean" }, "convey": { "type": "number", "minimum": 0, "maximum": 10000000000, "description": "Conveyancing quote GBP" }, "epc": { "type": "number", "minimum": 0, "maximum": 10000000000, "description": "EPC quote GBP" }, "removals": { "type": "number", "minimum": 0, "maximum": 10000000000, "description": "Removal quote GBP" }, "redemption": { "type": "number", "minimum": 0, "maximum": 10000000000, "description": "Early repayment/redemption fees GBP" }, "other": { "type": "number", "minimum": 0, "maximum": 10000000000, "description": "Other selling costs GBP" }, "shareA": { "type": "number", "minimum": 0, "maximum": 100, "description": "User-chosen percentage for person A, not legal entitlement" } } } }, { "name": "move_in_checklist", "description": "Moving-in checklist for England/Wales with official links: inventory, meters, energy, council tax, electoral registration, GP, TV licence and address updates. Stages are suggestions, not legal deadlines. No personal visa advice. For reference only.", "inputSchema": { "type": "object", "additionalProperties": false, "required": [ "country", "stage" ], "properties": { "country": { "type": "string", "enum": [ "england", "wales" ] }, "stage": { "type": "string", "enum": [ "all", "before", "day", "week" ] } } } }, { "name": "cladding_info", "description": "Building safety and cladding information; no individual liability determination. For reference only.", "inputSchema": { "type": "object", "additionalProperties": false, "required": [ "nation" ], "properties": { "nation": { "type": "string", "enum": [ "england", "wales", "scotland", "northern_ireland" ] } } } }, { "name": "deposit_return", "description": "Tenancy deposit protection and return dates in England. Return clock begins only after both sides agree the amount, not move-out. For reference only.", "inputSchema": { "type": "object", "additionalProperties": false, "required": [], "properties": { "country": { "type": "string", "enum": [ "england", "wales", "scotland", "northern_ireland", "unknown" ], "description": "Country of the rented home; ask if unknown." }, "tenure": { "type": "string", "enum": [ "private_assured", "social", "lodger", "student_halls", "unknown" ], "description": "private_assured only when an assured private tenancy is confirmed; do not infer from landlord alone." }, "asOf": { "type": "string", "format": "date", "description": "Date for the rules, YYYY-MM-DD. Snapshot checked 2026-11-05." }, "request": { "type": "string", "enum": [ "information", "draft_legal_document" ], "description": "Drafting a letter or court document is not handled by these tools." }, "receivedDate": { "type": "string", "format": "date" }, "agreedDate": { "type": "string", "format": "date" }, "depositKind": { "type": "string", "enum": [ "tenancy", "holding" ] }, "issue": { "type": "string", "enum": [ "overview", "dispute", "unprotected" ] } } } }, { "name": "green_space", "description": "Find public parks/gardens and play spaces by name or approximate postcode district from OS Open Greenspace. Representative points are not entrances. No walking-time or accessibility inference. For reference only.", "inputSchema": { "type": "object", "additionalProperties": false, "required": [ "country" ], "properties": { "country": { "type": "string", "enum": [ "england", "wales", "scotland", "northern_ireland" ] }, "query": { "type": "string", "maxLength": 120, "description": "School/practice/park name, URN/ODS code or postcode supplied by the user" } } } }, { "name": "council_tax", "description": "England council tax estimate or official guidance. Never infer a property band from price or postcode. For reference only.", "inputSchema": { "type": "object", "additionalProperties": false, "required": [ "country", "date" ], "properties": { "country": { "type": "string", "enum": [ "England", "Wales", "Scotland", "Northern Ireland" ] }, "date": { "type": "string", "format": "date" }, "council": { "type": "string" }, "band": { "type": "string", "enum": [ "A", "B", "C", "D", "E", "F", "G", "H" ] }, "household": { "type": "string", "enum": [ "standard", "single", "students" ] }, "topic": { "type": "string", "enum": [ "estimate", "discount", "students", "challenge", "probate" ] } } } }, { "name": "epc_upgrade", "description": "For a privately rented home in England or Wales: does its EPC band meet today's minimum (E) and the proposed band C for 2030, the spending caps, and the page that estimates the cost of common measures (insulation, glazing, heat pump) with grants. Government cost assumptions, not quotes. For reference only.", "inputSchema": { "type": "object", "additionalProperties": false, "required": [], "properties": { "band": { "type": "string", "enum": [ "A", "B", "C", "D", "E", "F", "G" ], "description": "Current EPC band, only if given" }, "score": { "type": "number", "description": "EPC score 1–100, only if given" }, "region": { "type": "string", "enum": [ "ENG", "WAL" ] }, "value": { "type": "number", "description": "Property value in pounds, only if given" } } } }, { "name": "rent_benchmark", "description": "ONS council monthly rent reference, not an individual property valuation. England/Wales. For reference only.", "inputSchema": { "type": "object", "additionalProperties": false, "required": [ "country", "councilCode", "bedrooms" ], "properties": { "country": { "type": "string", "enum": [ "england", "wales" ] }, "councilCode": { "type": "string" }, "bedrooms": { "type": "string", "enum": [ "all", "1", "2", "3", "4plus" ] } } } }, { "name": "gp_nearby", "description": "Find active GP practices by name or postcode in England or Wales. NHS ODS status is not confirmation of accepting patients; link to the relevant NHS finder. For reference only.", "inputSchema": { "type": "object", "additionalProperties": false, "required": [ "country" ], "properties": { "country": { "type": "string", "enum": [ "england", "wales", "scotland", "northern_ireland" ] }, "query": { "type": "string", "maxLength": 120, "description": "School/practice/park name, URN/ODS code or postcode supplied by the user" } } } }, { "name": "hmo_check", "description": "England HMO licensing screening, local schemes and Article 4 planning. Never infer no licence from fewer than five occupiers. For reference only.", "inputSchema": { "type": "object", "additionalProperties": false, "required": [ "nation" ], "properties": { "nation": { "type": "string", "enum": [ "england", "wales", "scotland", "northern_ireland" ] }, "topic": { "type": "string", "enum": [ "licensing", "planning", "room_size" ] }, "people": { "type": "number", "minimum": 1, "maximum": 10000000000, "description": "Total occupiers, including children", "multipleOf": 1 }, "households": { "type": "number", "minimum": 1, "maximum": 10000000000, "description": "Households, not bedrooms; family members form a household", "multipleOf": 1 }, "sharedFacilities": { "type": "boolean" }, "mainResidence": { "type": "boolean" }, "purposeBuiltFlatBlock3Plus": { "type": "boolean" }, "exempt": { "type": "boolean" } } } }, { "name": "bills_estimate", "description": "Monthly bills estimate from annual kWh and Ofgem regional rates. EPC alone cannot determine consumption. Water and broadband are user-entered or official links only. For reference only.", "inputSchema": { "type": "object", "additionalProperties": false, "required": [ "country", "date" ], "properties": { "country": { "type": "string", "enum": [ "England", "Wales", "Scotland", "Northern Ireland" ] }, "date": { "type": "string", "format": "date" }, "region": { "type": "string" }, "payment": { "type": "string", "enum": [ "dd", "sc", "ppm" ] }, "electricityKwh": { "type": "number", "minimum": 0, "maximum": 1000000 }, "gasKwh": { "type": "number", "minimum": 0, "maximum": 1000000 }, "gasConnected": { "type": "boolean" }, "waterMonthly": { "type": "number", "minimum": 0, "maximum": 1000000 }, "broadbandMonthly": { "type": "number", "minimum": 0, "maximum": 1000000 }, "council": { "type": "string" }, "band": { "type": "string", "enum": [ "A", "B", "C", "D", "E", "F", "G", "H" ] }, "household": { "type": "string", "enum": [ "standard", "single", "students" ] } } } }, { "name": "iht_info", "description": "Conditional inheritance-tax thresholds; never infer a bill from a house price alone. For reference only.", "inputSchema": { "type": "object", "additionalProperties": false, "required": [ "nation" ], "properties": { "nation": { "type": "string", "enum": [ "england", "wales", "scotland", "northern-ireland" ] } } } }, { "name": "non_resident_check", "description": "SDLT residence screening and resident/non-resident purchase scenarios; NRL and non-resident sale reporting. Visa and nationality do not establish SDLT residence. Ask for missing facts. For reference only.", "inputSchema": { "type": "object", "additionalProperties": false, "required": [ "nation", "topic" ], "properties": { "nation": { "type": "string", "enum": [ "england", "wales", "scotland", "northern-ireland" ] }, "topic": { "type": "string", "enum": [ "purchase", "rent", "sale" ] }, "price": { "type": "number", "minimum": 0, "maximum": 10000000000, "description": "Residential purchase price GBP" }, "completion": { "type": "string", "format": "date", "description": "YYYY-MM-DD only when explicitly supplied" }, "daysUK": { "type": "number", "minimum": 0, "maximum": 366, "description": "Days present at midnight in the 12 months before purchase; not months or visa duration" }, "singleIndividual": { "type": "boolean" }, "firstTime": { "type": "boolean" }, "additional": { "type": "boolean" } } } }, { "name": "leasehold_owner", "description": "England owner checklist: charges, works, extension information, management, cladding. No premium or legal documents. For reference only.", "inputSchema": { "type": "object", "additionalProperties": false, "required": [ "country", "topic" ], "properties": { "country": { "type": "string", "enum": [ "england", "wales", "scotland", "northern-ireland" ] }, "topic": { "type": "string", "enum": [ "charges", "extension", "management", "cladding", "alterations", "freehold", "reform" ] }, "years": { "type": "number", "minimum": 0, "maximum": 999 }, "serviceCharge": { "type": "number", "minimum": 0, "maximum": 1000000000 }, "groundRent": { "type": "number", "minimum": 0, "maximum": 1000000000 }, "worksCost": { "type": "number", "minimum": 0, "maximum": 1000000000 }, "longContractAnnual": { "type": "number", "minimum": 0, "maximum": 1000000000 } } } }, { "name": "leasehold_check", "description": "Red flags in a lease of a flat or house in England and Wales: years left (80-year marriage value line), ground rent (2022 ban, doubling, £250/£1,000 lines), service charge, reserve fund, major works, building height. Opens the leasehold check page with what the user gave. Information, not legal advice or a valuation. For reference only.", "inputSchema": { "type": "object", "additionalProperties": false, "required": [], "properties": { "years": { "type": "number", "description": "Years left on the lease, only if given" }, "groundRent": { "type": "number", "description": "Ground rent per year in pounds, only if given" }, "review": { "type": "string", "enum": [ "fixed", "double", "rpi" ], "description": "How the ground rent changes, only if said" }, "reviewEvery": { "type": "number", "description": "If it doubles: every how many years, only if given" }, "serviceCharge": { "type": "number", "description": "Service charge per year in pounds, only if given" }, "london": { "type": "boolean", "description": "The home is in Greater London" } } } }, { "name": "lha_rate", "description": "Published Housing Benefit LHA reference, England 2026–27, GBP/week. Not personal entitlement or Universal Credit. For reference only.", "inputSchema": { "type": "object", "additionalProperties": false, "required": [ "country", "brma", "category", "date", "benefit" ], "properties": { "country": { "type": "string", "enum": [ "england", "wales" ] }, "brma": { "type": "string" }, "category": { "type": "string", "enum": [ "shared", "1", "2", "3", "4" ] }, "date": { "type": "string", "format": "date" }, "benefit": { "type": "string", "enum": [ "housing-benefit", "universal-credit" ] } } } }, { "name": "environment_check", "description": "Explain surface water, reservoir wet-day flooding, historic warnings, road noise, annual background air pollution, indicative radon and coastal erosion sources. Returns availability and official links, not a property safety verdict. England; Wales uses its own flood/coastal sources. For reference only.", "inputSchema": { "type": "object", "additionalProperties": false, "required": [], "properties": { "country": { "type": "string", "enum": [ "england", "wales", "scotland", "northern-ireland" ] }, "topic": { "type": "string", "enum": [ "all", "surface", "reservoir", "noise", "air", "radon", "coastal", "history" ] }, "postcode": { "type": "string", "maxLength": 8, "description": "Only a postcode supplied by the user; no point lookup is inferred from it." } } } }, { "name": "mtd_check", "description": "MTD Income Tax phased entry check by income year. Combined qualifying gross self-employment and property income, not profit or salary. Missing year must be asked, not guessed. For reference only.", "inputSchema": { "type": "object", "additionalProperties": false, "required": [ "nation", "incomeYear", "propertyIncome", "selfEmploymentIncome", "individual", "registeredSelfAssessment", "alreadyRequired", "exemption" ], "properties": { "nation": { "type": "string", "enum": [ "england", "wales", "scotland", "northern_ireland" ] }, "incomeYear": { "type": "string", "enum": [ "2024-25", "2025-26", "2026-27" ] }, "propertyIncome": { "type": "number", "minimum": 0, "maximum": 10000000000, "description": "Qualifying gross property income for the selected year; your share only" }, "selfEmploymentIncome": { "type": "number", "minimum": 0, "maximum": 10000000000, "description": "Qualifying gross self-employment income for the selected year" }, "individual": { "type": "boolean" }, "registeredSelfAssessment": { "type": "boolean" }, "alreadyRequired": { "type": "boolean" }, "exemption": { "type": "string", "enum": [ "none", "unknown", "confirmed" ] } } } }, { "name": "new_build_check", "description": "New-build inspection milestones and official complaints routes. For reference only.", "inputSchema": { "type": "object", "additionalProperties": false, "required": [ "nation" ], "properties": { "nation": { "type": "string", "enum": [ "england", "wales", "scotland", "northern_ireland" ] } } } }, { "name": "newcomer_rent", "description": "General newcomer rental information for England/Wales: documents, credit history, guarantors, right-to-rent service links. Never decide personal visa or immigration eligibility. Missing country must be clarified. For reference only.", "inputSchema": { "type": "object", "additionalProperties": false, "required": [ "country", "topic" ], "properties": { "country": { "type": "string", "enum": [ "england", "wales" ] }, "topic": { "type": "string", "enum": [ "documents", "credit-history", "guarantor", "right-to-rent" ] } } } }, { "name": "social_housing", "description": "Official council housing application and Right to Buy routes; no personal eligibility decision. For reference only.", "inputSchema": { "type": "object", "additionalProperties": false, "required": [ "country", "topic" ], "properties": { "country": { "type": "string", "enum": [ "england", "wales" ] }, "topic": { "type": "string", "enum": [ "apply", "right-to-buy" ] } } } }, { "name": "rent_a_room", "description": "Rent a Room annual gross-receipts threshold screening; not an income-tax bill. Include meals, cleaning and other services. For reference only.", "inputSchema": { "type": "object", "additionalProperties": false, "required": [ "nation", "grossReceipts", "sharedIncome", "furnished", "mainHome", "livingAbroad", "businessUse" ], "properties": { "nation": { "type": "string", "enum": [ "england", "wales", "scotland", "northern_ireland" ] }, "grossReceipts": { "type": "number", "minimum": 0, "maximum": 10000000000, "description": "Your annual gross receipts GBP, including services, before expenses" }, "sharedIncome": { "type": "boolean" }, "furnished": { "type": "boolean" }, "mainHome": { "type": "boolean" }, "livingAbroad": { "type": "boolean" }, "businessUse": { "type": "boolean" } } } }, { "name": "right_to_buy", "description": "England Right to Buy information; no personal discount assumed. For reference only.", "inputSchema": { "type": "object", "additionalProperties": false, "required": [ "nation" ], "properties": { "nation": { "type": "string", "enum": [ "england", "wales", "scotland", "northern_ireland" ] } } } }, { "name": "self_build", "description": "Council self-build register information; not planning approval. For reference only.", "inputSchema": { "type": "object", "additionalProperties": false, "required": [ "nation" ], "properties": { "nation": { "type": "string", "enum": [ "england", "wales", "scotland", "northern_ireland" ] } } } }, { "name": "shared_ownership", "description": "England shared ownership information, monthly budget and staircasing arithmetic. SDLT methods are information only, no total tax quote. For reference only.", "inputSchema": { "type": "object", "additionalProperties": false, "required": [ "country", "topic" ], "properties": { "country": { "type": "string", "enum": [ "england", "wales", "scotland", "northern-ireland" ] }, "topic": { "type": "string", "enum": [ "overview", "monthly", "staircase", "sdlt", "selling", "repairs" ] }, "value": { "type": "number", "minimum": 1, "maximum": 1000000000 }, "share": { "type": "number", "minimum": 0.01, "maximum": 100 }, "targetShare": { "type": "number", "minimum": 0.01, "maximum": 100 }, "rentMonthly": { "type": "number", "minimum": 0, "maximum": 1000000000 }, "mortgageMonthly": { "type": "number", "minimum": 0, "maximum": 1000000000 }, "serviceMonthly": { "type": "number", "minimum": 0, "maximum": 1000000000 }, "otherMonthly": { "type": "number", "minimum": 0, "maximum": 1000000000 } } } }, { "name": "space_standard", "description": "Distinguish planning space standards, HMO bedroom minima and overcrowding. For reference only.", "inputSchema": { "type": "object", "additionalProperties": false, "required": [ "nation" ], "properties": { "nation": { "type": "string", "enum": [ "england", "wales", "scotland", "northern_ireland" ] } } } }, { "name": "repair_rights", "description": "Repair and damp/mould information. Awaab deadlines only for social housing in England; do not infer severity. For reference only.", "inputSchema": { "type": "object", "additionalProperties": false, "required": [], "properties": { "country": { "type": "string", "enum": [ "england", "wales", "scotland", "northern_ireland", "unknown" ], "description": "Country of the rented home; ask if unknown." }, "tenure": { "type": "string", "enum": [ "private_assured", "social", "lodger", "student_halls", "unknown" ], "description": "private_assured only when an assured private tenancy is confirmed; do not infer from landlord alone." }, "asOf": { "type": "string", "format": "date", "description": "Date for the rules, YYYY-MM-DD. Snapshot checked 2026-11-05." }, "request": { "type": "string", "enum": [ "information", "draft_legal_document" ], "description": "Drafting a letter or court document is not handled by these tools." }, "hazard": { "type": "string", "enum": [ "unknown", "significant_damp_mould", "emergency", "other" ] } } } }, { "name": "grant_check", "description": "Official energy support routes: Boiler Upgrade Scheme, Warm Homes Local Grant and Warm Home Discount. Does not assert personal eligibility. For reference only.", "inputSchema": { "type": "object", "additionalProperties": false, "required": [ "nation" ], "properties": { "nation": { "type": "string", "enum": [ "england", "wales", "scotland", "northern_ireland" ] } } } }, { "name": "probate_sale", "description": "General probate steps, conditional IHT thresholds, or inherited-property CGT estimate for a UK-resident individual beneficiary. Not an estate executor tax calculation or probate application. For reference only.", "inputSchema": { "type": "object", "additionalProperties": false, "required": [ "nation", "topic" ], "properties": { "nation": { "type": "string", "enum": [ "england", "wales", "scotland", "northern-ireland" ] }, "topic": { "type": "string", "enum": [ "probate", "iht", "cgt" ] }, "sale": { "type": "number", "minimum": 0, "maximum": 10000000000, "description": "Sale price GBP" }, "valueAtDeath": { "type": "number", "minimum": 0, "maximum": 10000000000, "description": "Accepted market value at date of death GBP" }, "sellCosts": { "type": "number", "minimum": 0, "maximum": 10000000000, "description": "Allowable selling costs GBP" }, "improvements": { "type": "number", "minimum": 0, "maximum": 10000000000, "description": "Allowable capital improvements GBP" }, "share": { "type": "number", "minimum": 0, "maximum": 100, "description": "Beneficial ownership percentage" }, "income": { "type": "number", "minimum": 0, "maximum": 10000000000, "description": "Taxable income after personal allowance GBP" }, "otherGains": { "type": "number", "minimum": 0, "maximum": 10000000000, "description": "Other gains using annual exemption GBP" }, "aeaUsed": { "type": "boolean" }, "completion": { "type": "string", "format": "date", "description": "YYYY-MM-DD only when explicitly supplied" }, "exchange": { "type": "string", "format": "date", "description": "YYYY-MM-DD only when explicitly supplied" }, "individualResidentBeneficiary": { "type": "boolean" }, "noPrivateResidenceRelief": { "type": "boolean" } } } }, { "name": "renter_rights", "description": "England renter rights: advance rent, increases, entry, ending tenancy and section 21. Ask country and tenancy type; information only. For reference only.", "inputSchema": { "type": "object", "additionalProperties": false, "required": [], "properties": { "country": { "type": "string", "enum": [ "england", "wales", "scotland", "northern_ireland", "unknown" ], "description": "Country of the rented home; ask if unknown." }, "tenure": { "type": "string", "enum": [ "private_assured", "social", "lodger", "student_halls", "unknown" ], "description": "private_assured only when an assured private tenancy is confirmed; do not infer from landlord alone." }, "asOf": { "type": "string", "format": "date", "description": "Date for the rules, YYYY-MM-DD. Snapshot checked 2026-11-05." }, "request": { "type": "string", "enum": [ "information", "draft_legal_document" ], "description": "Drafting a letter or court document is not handled by these tools." }, "topic": { "type": "string", "enum": [ "overview", "advance", "increase", "entry", "ending", "section21", "deposit", "selling" ] } } } }, { "name": "school_admissions", "description": "England school applications and offers for 2026/27, admission steps and deadlines. Historical first-preference requests per total offer, never school capacity, ranking, catchment or a personal admission probability. Wales: official guidance. For reference only.", "inputSchema": { "type": "object", "additionalProperties": false, "required": [ "country" ], "properties": { "country": { "type": "string", "enum": [ "england", "wales", "scotland", "northern_ireland" ] }, "query": { "type": "string", "maxLength": 120, "description": "School/practice/park name, URN/ODS code or postcode supplied by the user" }, "intent": { "type": "string", "enum": [ "demand", "deadline", "in_year", "eligibility" ] }, "phase": { "type": "string", "enum": [ "primary", "secondary" ] } } } }, { "name": "planning_check", "description": "England planning/PD information checklist. Site flags are user supplied, never verified lookup. Unknown location/type must remain unknown. Does not decide permission, prepare notices or submit applications. For reference only.", "inputSchema": { "type": "object", "additionalProperties": false, "required": [ "country", "propertyType", "project" ], "properties": { "country": { "type": "string", "enum": [ "england", "wales", "scotland", "northern_ireland", "unknown" ] }, "propertyType": { "type": "string", "enum": [ "house", "flat", "other", "unknown" ] }, "project": { "type": "string", "enum": [ "extension", "loft", "outbuilding", "alterations", "trees", "party_wall", "constraints" ] }, "conservation": { "type": "string", "enum": [ "yes", "no", "unknown" ] }, "article4": { "type": "string", "enum": [ "yes", "no", "unknown" ] }, "listed": { "type": "string", "enum": [ "yes", "no", "unknown" ] }, "tpo": { "type": "string", "enum": [ "yes", "no", "unknown" ] }, "greenBelt": { "type": "string", "enum": [ "yes", "no", "unknown" ] }, "conditions": { "type": "string", "enum": [ "yes", "no", "unknown" ] } } } } ] }