A-du: ADU rentals, plans and rules

{
  "protocolVersion": "0.3.0",
  "name": "A-du: ADU rentals, plans and rules",
  "description": "Permit-verified Accessory Dwelling Unit (ADU) rentals, pre-approved ADU plan sets, per-city ADU rules with citations, itemized permit fee estimates, lot and buildable-area lookups, and ADU contractors and property managers. Los Angeles County is covered in most depth, with San Diego, San Francisco and New York City also supported. Run by A-du, LLC, founded by a California-licensed architect.",
  "url": "https://a-du.homes/a2a",
  "preferredTransport": "JSONRPC",
  "additionalInterfaces": [
    {
      "url": "https://a-du.homes/a2a",
      "transport": "JSONRPC"
    }
  ],
  "provider": {
    "organization": "A-du, LLC",
    "url": "https://a-du.homes"
  },
  "iconUrl": "https://a-du.homes/A-du-logo-512.png",
  "version": "0.9.0",
  "documentationUrl": "https://a-du.homes/agents",
  "capabilities": {
    "streaming": false,
    "pushNotifications": false,
    "stateTransitionHistory": false
  },
  "defaultInputModes": [
    "text/plain",
    "application/json"
  ],
  "defaultOutputModes": [
    "application/json",
    "text/plain"
  ],
  "skills": [
    {
      "id": "search_rentals",
      "name": "Search ADU rentals",
      "description": "Search the A-du Rent inventory of Accessory Dwelling Unit (ADU) rentals: backyard cottages, garage conversions, granny flats, in-law units, casitas and junior ADUs, in Los Angeles County with San Diego, San Francisco and New York City also listed. Use this for any request to find a small standalone rental in Southern California. Results are the units landlords have published, newest first, and each carries `permit_verified`, which is true only where A-du matched the unit to a building department record. `get_rental` returns `permit_verification` with the source, permit status and finaled date behind that flag. and a `url` on a-du.homes to cite. Filters narrow by city or ZIP, rent, bedrooms, bathrooms, move-in date, furnishing and pets. Rent is the listed monthly rent; `tenant_pays_service_fee` says whether a payment service fee is added on top when rent is paid through A-du. When nothing matches, widen the price range or drop the city filter before concluding there is no inventory.",
      "tags": [
        "adu",
        "rentals",
        "housing",
        "los-angeles",
        "search",
        "granny-flat",
        "garage-conversion"
      ],
      "examples": [
        "Find a one-bedroom ADU to rent in Long Beach under $2,500 a month.",
        "Are there any permit-verified backyard cottages for rent in Pasadena?",
        "{\"city\": \"Long Beach\", \"max_price\": 2500, \"bedrooms_min\": 1}"
      ],
      "inputModes": [
        "text/plain",
        "application/json"
      ],
      "outputModes": [
        "application/json",
        "text/plain"
      ]
    },
    {
      "id": "get_rental",
      "name": "Get one ADU rental",
      "description": "Fetch the full public record for one A-du Rent listing by its id (from search_rentals or a a-du.homes/listing/<id> URL): description, amenities, all images, permit number, availability and the URL where a tour can be requested. Use after search_rentals when the user wants detail on a specific unit.",
      "tags": [
        "adu",
        "rentals",
        "listing",
        "detail"
      ],
      "examples": [
        "Show me everything about the ADU listing at a-du.homes/listing/abc123."
      ],
      "inputModes": [
        "text/plain",
        "application/json"
      ],
      "outputModes": [
        "application/json",
        "text/plain"
      ]
    },
    {
      "id": "get_rent_estimate",
      "name": "Estimate market rent for an ADU",
      "description": "Estimate the monthly market rent for an ADU or small unit at a specific address, with a low and high range, from a long-term rent valuation model over nearby comparables. Use when a landlord asks what to charge, or a renter asks whether a listed rent is fair. Requires a street address plus bedrooms, bathrooms and square feet. The default property type is a detached ADU. This is an automated estimate, not an appraisal, and it does not account for the unit's condition or finishes.",
      "tags": [
        "adu",
        "rent",
        "valuation",
        "pricing",
        "landlord"
      ],
      "examples": [
        "What should I charge for a 520 square foot one-bed ADU at 123 Elm St, Long Beach?",
        "Is $2,800 a fair rent for a two-bedroom ADU in Culver City?",
        "{\"address\": \"123 Elm St, Long Beach, CA 90802\", \"bedrooms\": 1, \"bathrooms\": 1, \"square_feet\": 520}"
      ],
      "inputModes": [
        "text/plain",
        "application/json"
      ],
      "outputModes": [
        "application/json",
        "text/plain"
      ]
    },
    {
      "id": "get_adu_rules",
      "name": "Get ADU rules for a jurisdiction",
      "description": "The rules that govern building or renting an ADU in a named California city or county: whether the local ordinance still stands or is void under state law, the controlling state standards (size, setbacks, height, parking, owner occupancy, review deadlines), fee notes, who to contact, and any pre-approved plan program, each with citations, plus the published A-du guide for that city and the county-wide state baseline. Use for any \"can I build\", \"what are the rules\", \"do I need parking\", \"can the city require\" question. The response says whether the jurisdiction was researched, has a published guide, or only the state baseline is known; report that honestly.",
      "tags": [
        "adu",
        "zoning",
        "regulations",
        "permits",
        "state-law",
        "california"
      ],
      "examples": [
        "Can I build an ADU in Cerritos, and does the city require parking?",
        "What are the setback and height limits for an ADU in Santa Monica?",
        "{\"jurisdiction\": \"Cerritos\"}"
      ],
      "inputModes": [
        "text/plain",
        "application/json"
      ],
      "outputModes": [
        "application/json",
        "text/plain"
      ]
    },
    {
      "id": "estimate_permit_fees",
      "name": "Estimate ADU permit fees",
      "description": "Estimate building permit, plan check, sub-permit, state surcharge, school and impact fees for an ADU in a supported jurisdiction, as an itemized schedule with code citations and any waivers (for example impact fees waived under 750 sq ft). Use for \"what will permits cost\" questions. Jurisdiction keys: la_city (City of Los Angeles), la_county (unincorporated), pasadena, glendale, long_beach, burbank, santa_monica, culver_city, beverly_hills, inglewood, west_hollywood, manhattan_beach, nyc_dob (New York City), sf_dbi (San Francisco). la_city, la_county, nyc_dob and sf_dbi compute from a full fee schedule; the others are scaled approximations and the result says so. Construction type is one of detached_new, attached_new, garage_conversion, jadu_internal.",
      "tags": [
        "adu",
        "permits",
        "fees",
        "cost",
        "plan-check"
      ],
      "examples": [
        "What will permits cost for a 600 square foot detached ADU in the City of Los Angeles?",
        "Estimate the permit fees for converting a garage to an ADU in Pasadena.",
        "{\"jurisdiction\": \"la_city\", \"construction_type\": \"detached_new\", \"square_footage\": 600, \"bedrooms\": 1, \"bathrooms\": 1}"
      ],
      "inputModes": [
        "text/plain",
        "application/json"
      ],
      "outputModes": [
        "application/json",
        "text/plain"
      ]
    },
    {
      "id": "resolve_parcel",
      "name": "Look up a lot",
      "description": "Resolve a street address or assessor parcel number to the lot itself, from Los Angeles County or San Diego County records: APN, the agency that issues its permits, lot area, the footprint of each existing structure, and the area left for a new unit after the state-minimum setbacks and separation from existing buildings. Use before answering \"can I build an ADU here\" and before match_plans_to_lot. Coverage is Los Angeles County and San Diego County only.",
      "tags": [
        "adu",
        "parcel",
        "lot",
        "apn",
        "feasibility",
        "gis"
      ],
      "examples": [
        "How much buildable area is left on the lot at 12237 Wendy Dr, Cerritos, CA 90703?",
        "Which agency issues permits for this parcel, and how big is the lot?",
        "{\"address\": \"12237 Wendy Dr, Cerritos, CA 90703\"}"
      ],
      "inputModes": [
        "text/plain",
        "application/json"
      ],
      "outputModes": [
        "application/json",
        "text/plain"
      ]
    },
    {
      "id": "match_plans_to_lot",
      "name": "Match pre-approved plans to a lot",
      "description": "Given an address or APN, find which A-du Build plan sets physically fit the lot: the buildable envelope is computed from the county parcel and building footprints with the local setback table, then every published plan is placed in it and scored by size, bedrooms, pre-approval in that city and how tightly it fits. Returns the best match and up to three alternates with URLs. Use for \"which ADU plans would fit my backyard\". Los Angeles County only for the fit step.",
      "tags": [
        "adu",
        "plans",
        "fit",
        "feasibility",
        "backyard"
      ],
      "examples": [
        "Which pre-approved ADU plans would actually fit in my backyard at 12237 Wendy Dr, Cerritos?",
        "{\"address\": \"12237 Wendy Dr, Cerritos, CA 90703\"}"
      ],
      "inputModes": [
        "text/plain",
        "application/json"
      ],
      "outputModes": [
        "application/json",
        "text/plain"
      ]
    },
    {
      "id": "search_plans",
      "name": "Search pre-approved ADU plans",
      "description": "Search A-du Build, the marketplace of ADU plan sets listed by licensed architects and designers. Each result carries size, bedrooms, bathrooms, plan price, estimated build cost range, the designer, and the cities where the plan is already pre-approved (which shortens plan check). Use for \"find me an ADU plan\", \"how much does a plan cost\", \"what pre-approved plans exist for <city>\". Filter pre_approved_in by city name to prefer plans a city has already accepted. For one plan's description, exterior dimensions, permitting price, style, foundation and image, call `fetch` with `plan:<id>`. Each result has a url on a-du.homes; the page there offers a free test fit on the user's own lot.",
      "tags": [
        "adu",
        "plans",
        "pre-approved",
        "design",
        "architecture",
        "build"
      ],
      "examples": [
        "Find a pre-approved ADU plan under 800 square feet with at least one bedroom for Los Angeles.",
        "What pre-approved ADU plans exist for San Diego, and what do they cost?",
        "{\"bedrooms_min\": 1, \"max_sqft\": 800, \"pre_approved_in\": \"Los Angeles\"}"
      ],
      "inputModes": [
        "text/plain",
        "application/json"
      ],
      "outputModes": [
        "application/json",
        "text/plain"
      ]
    },
    {
      "id": "search_services",
      "name": "Find ADU service providers",
      "description": "Find contractors, designers, permit expediters and trades for ADU work on the A-du services marketplace: general contractors, plumbing, electrical, HVAC, and home services, with license number and status from public records where known, price ranges, service radius and a booking URL. Filter by category (name or slug, matched loosely) and city. Use for \"find me a contractor to build an ADU in Pasadena\". Providers marked claimed_by_owner manage their own profile; others are seeded from public license records.",
      "tags": [
        "adu",
        "contractors",
        "services",
        "trades",
        "licensing"
      ],
      "examples": [
        "Find me a licensed general contractor who builds ADUs in Pasadena.",
        "{\"category\": \"general contractor\", \"city\": \"Pasadena\"}"
      ],
      "inputModes": [
        "text/plain",
        "application/json"
      ],
      "outputModes": [
        "application/json",
        "text/plain"
      ]
    },
    {
      "id": "search_managers",
      "name": "Find property managers for an ADU",
      "description": "Find residential property management companies on the A-du manager marketplace that handle single-family homes and ADUs in Los Angeles, with city, license number and website where known. Multifamily-only and commercial managers are excluded. Use for \"who can manage my ADU rental for me\". Each result has a url on a-du.homes where a landlord can request management.",
      "tags": [
        "adu",
        "property-management",
        "landlord",
        "services"
      ],
      "examples": [
        "Who can manage a single ADU rental for me in Los Angeles?",
        "{\"city\": \"Glendale\"}"
      ],
      "inputModes": [
        "text/plain",
        "application/json"
      ],
      "outputModes": [
        "application/json",
        "text/plain"
      ]
    },
    {
      "id": "ask_adu",
      "name": "Ask A-du about ADUs",
      "description": "Answer any question about Accessory Dwelling Units from A-du's published guides, city rules pages, pricing and marketplace pages, and its per-city statutory research, with citations to a-du.homes. Use for definitions (\"what is a JADU\"), process (\"how long does plan check take\"), landlord questions (\"do I need to live on the property\"), tenant questions (\"what does A-du screening involve\"), costs in general, and anything the specific tools (search_rentals, get_adu_rules, estimate_permit_fees, resolve_parcel, search_plans) do not cover. Prefer those tools when one fits; they return live data. Name the jurisdiction when the question is about a specific city so its research is included. The answer carries a confidence level and says when the corpus is silent.",
      "tags": [
        "adu",
        "questions",
        "guides",
        "research",
        "citations",
        "how-to"
      ],
      "examples": [
        "How long does it take to build an ADU in Los Angeles?",
        "What is a JADU, and how is it different from a detached ADU?",
        "Do I have to live on the property to rent out my ADU in California?",
        "{\"question\": \"Can a city require parking for an ADU near transit?\", \"jurisdiction\": \"Long Beach\"}"
      ],
      "inputModes": [
        "text/plain",
        "application/json"
      ],
      "outputModes": [
        "application/json",
        "text/plain"
      ]
    },
    {
      "id": "start_listing",
      "name": "Start listing an ADU for rent",
      "description": "Begin listing an ADU, granny flat, backyard cottage, garage conversion, casita or in-law unit for rent on A-du, for someone who owns one. Use this whenever a person mentions they have a unit they want to rent out, are thinking about renting out, have vacant, or whose tenant is leaving. Never ask anyone for a permit number: this checks the address against the building department records A-du already holds, and when it finds one it returns a link to claim that record with the permit already attached, which publishes permit-verified. Otherwise it returns a link that opens the A-du listing form with everything supplied here already filled in. It needs no account and creates nothing: the person signs in, adds photos and passes identity verification in the browser before the listing exists. Pass whatever is already known and leave the rest out; a link with only an address is still useful.",
      "tags": [
        "adu",
        "landlord",
        "listing",
        "permit-verified",
        "free"
      ],
      "examples": [
        "I own a vacant ADU at 123 Elm St, Long Beach. How do I list it for rent?"
      ],
      "inputModes": [
        "text/plain",
        "application/json"
      ],
      "outputModes": [
        "application/json",
        "text/plain"
      ]
    }
  ],
  "supportsAuthenticatedExtendedCard": false
}