Annual Operating Budget Builder
Build a next-year operating budget where every line traces to a benchmark or a rent-roll input.
★ 105 on GitHub0 downloads on LenderSkills
Install it in one line — paste a single command into Claude, ChatGPT or Cursor and it writes the skill into your project.
Free, and about thirty seconds: a work email and a six-digit code.
Downloading shares your name, firm, role, and email with Avi Hacker, J.D.. That introduction is what keeps every skill here free.
What this skill does
Builds a defensible fiscal-year operating budget for a stabilized multifamily property from T-12 actuals and the current rent roll.
What it does
- Works line by line rather than applying a blanket growth factor
- Traces every OpEx category to a cited benchmark
- Traces every revenue assumption to a rent-roll input or a comp
- Produces a budget that survives questions about where each number came from
When to use it
- Lease-up or pre-stabilization properties (defer to a lease-up budget workflow).
- Affordable / LIHTC properties (out of AM pack v1.3.0 scope).
- Multi-year forecasts beyond the next fiscal year.
- CapEx / value-add program planning (that is a separate capital budget — reserves are touched here at the agency-minimum level only).
What to have ready
- T-12 operating statement (trailing 12 months ending as close to the budget date as possible — institutional convention is ≤90 days stale).
- T-3 operating statement (most recent trailing 3 months, for run-rate stress on T-12).
- Current rent roll (unit, floor plan, face rent, in-place rent, lease start/end, concessions outstanding, move-in date, delinquency).
- Property metadata: total units, unit mix, year built, last major renovation, building class (A/B/C), region, submarket, COL tier.
- Market rent context: comp-set averaging or a third-party (CoStar, Yardi Matrix, ALN, RealPage) rent comp set as-of today.
- Contract schedule: property tax assessor notice or prior-year bill; insurance broker renewal quote (or prior-year policy and renewal date); service-contract schedule…
- …and a few more items the skill will ask for as it goes
How to use it
- Download it with the button above. You'll sign in with a work email — that's how the creator knows who is using their skill.
- Copy the install prompt from the "Run it in Claude" box, and paste it into Claude along with the file. Claude installs the skill, fills in your firm's details where the file has
[BRACKETED]placeholders, and runs a quick test with you. - Then just ask in plain English. Claude picks the skill up on its own when a request matches it. Anything it still needs, it asks you for — it won't invent a number.
"Use the Annual Operating Budget Builder skill — I've got t-12 operating statement."
What you get back
A structured report covering revenue assumptions, opex build by category, seasonality curve, noi summary, assumptions & sensitivities, and open questions & uncertainty. You get it as readable analysis plus the underlying data, so it can feed straight into a memo or another skill.
Good to know
- Output quality tracks input quality. A missing figure is flagged as missing — it is never estimated to fill a gap.
- Every draft is a starting point for your own review, not a finished decision.
- Runs anywhere Claude does: the Claude app, Claude Desktop, or Claude Code.
Source & credit
Imported from the open-source cre-agent-skills library by Avi Hacker, J.D. (github.com/ahacker-1/cre-agent-skills), Apache-2.0 license. The author's content is unmodified apart from a legal disclaimer appended at the end of the package. Full credit to the author.
Legal disclaimer
This skill drafts; it does not decide. Its output is not legal, tax, accounting, appraisal, or investment advice, and using it creates no attorney-client, fiduciary, or advisory relationship. Nothing it produces is a commitment to lend or an offer to sell a security. Verify every number, date, citation, and conclusion against the source documents, and have a qualified professional licensed in the relevant jurisdiction review the work before you rely on it or send it to a borrower, investor, counterparty, or regulator. Laws, rates, and market data change. The final work product is yours.
Inside this skill
The actual file you get. Members can read it in full before saving it.
Annual Operating Budget Builder
Build a defensible next-fiscal-year operating budget for a conventional stabilized multifamily property from T-12 actuals, the current rent roll, and cited market assumptions — line by line, with every OpEx category traced to a benchmark and every revenue assumption traced to a rent-roll input or comp.
When to Use This Skill
Use this skill when the budget season is active (typically late summer through fall for the following calendar year) and you have T-12 actuals, a current rent roll, and enough market context to build a line-item operating budget for a conventional stabilized multifamily property (5+ units, market-rate, U.S.). This is the right starting point when ownership, LPs, or a lender requires an approved annual operating budget that becomes the baseline against which monthly variance packages and quarterly QARs are measured for the coming fiscal year.
Do NOT use this skill for:
- Lease-up or pre-stabilization properties (defer to a lease-up budget workflow).
- Affordable / LIHTC properties (out of AM pack v1.3.0 scope).
- Multi-year forecasts beyond the next fiscal year.
- CapEx / value-add program planning (that is a separate capital budget — reserves are touched here at the agency-minimum level only).
What You'll Need to Provide
- T-12 operating statement (trailing 12 months ending as close to the budget date as possible — institutional convention is ≤90 days stale).
- T-3 operating statement (most recent trailing 3 months, for run-rate stress on T-12).
- Current rent roll (unit, floor plan, face rent, in-place rent, lease start/end, concessions outstanding, move-in date, delinquency).
- Property metadata: total units, unit mix, year built, last major renovation, building class (A/B/C), region, submarket, COL tier.
Reading the full skill counts as a download. The contributor receives your name, company, and email.
Ratings & reviews
No written reviews yet. If you run this on a live file, say how it went. The next lender reading this page is deciding whether to trust it.
Examination record
Run it in Claude
- Copy the install command above
- Paste it into Claude, ChatGPT or Cursor
- It writes the skill in, fills in your firm’s details, and test-runs it with you
Prefer the file? The prompt above is for a package you already downloaded.
Details
More from Avi Hacker, J.D.
Imported from their public repository with attribution. Their other skills, and where to find the original, are on their contributor page.