BRIDGE AND BORO · Hub SOP

Listing Command

One record per listing. Everything else is a view of it.

Why this exists. Before this, a listing lived in eight places. The price was in the MLS sheet, the narrative was in a text message, the lockbox code was in somebody's notes, the bath count was wrong on the website and nobody knew it. Fixing one number meant remembering seven other places to fix it, and we never remembered all seven.

Now there is one record. The seller sheet, the team sheet, the buyer sheet, the photographer sheet, the flier and the website page all read from it. Change the bath count once and it is right in all six places before you finish typing. Nothing in this system is ever typed twice.

The six views of one record

View	Address	Who it is for
Intake	`/admin/launch-new.html`	Joe. The only place anything gets typed.
Seller precheck	`/launch/<slug>`	The seller. He verifies everything before it goes live.
The bible	`/listing/<slug>`	Joe, Aarica, the agents. The whole truth including the lockbox code. The narrative is edited here and the photos are marked here.
Buyer sheet	`/property/<slug>`	Buyer agents. Safe to forward. Photos, the write up, what it is near, the schools. No lockbox, no seller notes, no age list.
Photographer sheet	`/photofix/<slug>`	Mike. Only the shots the seller flagged, with his exact words.
Flier and website page	built from the team sheet	Open house and ranolarealestate.com.

The slug is the address. 133A Sharrott Avenue becomes 133a-sharrott-avenue. If you know the address you know every URL.

Where you look

The Listings tab in the hub. Every listing we have launched is listed there with its status, what it is waiting on, and buttons to all four views. You never need to remember a URL.

The status line is the only thing you need to read at a glance:

Waiting on the seller · he has not finished. Nothing is on you.
Halfway through · he confirmed the basics but never hit the green button. Nudge him.
Approved with notes · he signed off but left you work. The jobs are on the team sheet.
Seller wants changes · he approved nothing. Handle the notes first.
Approved clean · nothing waiting on anybody. Go live.

The run, start to finish

Create the record

Why now: everything downstream is generated from this, so the fifteen minutes here is the only typing anybody does on this listing.

Hub, Listings tab, New listing. Address, price, property type, beds, full and three quarter and half baths, square feet, narrative, Dropbox photo link, open house date and time, the agent hosting it, sign, lockbox, lockbox code, showing instructions, parking, occupancy.

Get the price off the signed SIMLS form, not off memory. On 133A the signed form said $824,999 and the entry said $825,000. That thousand dollars would have gone onto the MLS, Zillow and the seller's page before anybody caught it.

Send the seller his link

Why the seller checks it and not us: he is the only person on earth who knows how old the roof is, and he is the only person who can tell us the photo of the living room has his family pictures in it. We are guessing, he is not.

Copy the seller link off the Listings tab and text it from the business number, 917 905 2541. Tell him it takes five to ten minutes and it is what keeps mistakes off the MLS.

He verifies the price first, then the property type, beds and all three bath counts, then walks his own photos and can flag any by number, then reads the narrative, then confirms open house, sign and lockbox, then gives the age of eleven systems, then confirms which appliances stay.

He can approve and still ask for changes. Those are not opposites. Most sellers approve with two small notes, which is exactly what we want.

He submits and you get an email

Why an email and not just a dashboard: nobody checks a dashboard on a Saturday night. On the first live run this email silently failed and we did not find out for a day.

The email is one named job block per thing he asked for, not a summary. Rewrite the narrative. Fix the photos. Access at the property. Fix the 3D tour. Each one says what he said and what happens next.

If the Listings tab says the approval email did not send, resend it from the team sheet. The hub records whether the email actually landed, not just whether it tried.

Work the open jobs off the bible

Why one list: so nobody has to read the whole page to find out what is theirs.

The bible has five tabs, and they are named after what you came to take, not after what happened: Narrative, Photos, The facts, What the seller said, Send it out. Above them sits the open jobs block, and every job carries a name.

Joe, rewrite the narrative · his words, verbatim. Edit it, then rebuild the website page.
Videographer, fix these photos · the flagged shot numbers with a Copy button that writes the message to Mike for you.
Joe, worth selling · anything he said about a system that belongs in the remarks.
Aarica, goes in the contract · appliances and anything else that changes the paperwork.
Whole team, access · lockbox, sign, pets, alarm, whatever he told us about getting in.

Fix the narrative where you read it

Why it is editable on the page: because the alternative is what we used to do. Dig through your own email to find the narrative, edit it there, send a third email so everybody has the new one, and now three versions are in circulation with no way to know which is current.

The Narrative tab is a box you type in. Save it and the seller's page, the buyer sheet, the flier and the website page are all correct before you put the phone down. The previous version is kept, so a bad rewrite at eleven at night is one click from undone.

Mark every photo In, Hold or Out

Why the picture carries the decision: because "forget those three images for now" used to be a text message, and a text message is not a record. Whoever opened the listing next had no idea which three.

On the Photos tab, tap a shot In (goes to the MLS), Hold (a retake is coming, do not upload it yet) or Out (never goes up). The page counts them for you, the note box says why, and the Copy button writes the message to whoever is loading the MLS.

A photo on hold or out cannot reach a buyer agent. The buyer sheet builds its gallery from the ones marked In, and it does that on the server, so it cannot leak because somebody forgot to filter.

Push the photo fixes to Mike

Why a page and not a text thread: a text thread loses the shot numbers and Mike ends up reshooting the wrong room.

Send him /photofix/<slug>. It shows only the flagged shots with Download buttons and the seller's exact words. It is public on purpose so he does not need a login.

Build the flier and the website page

Why they are generated: because a flier typed by hand will eventually carry the wrong price to an open house, and there is no taking that back.

Both build from the record and open from the team sheet. Both refuse to write if they find a dash, the personal number, or an unfilled placeholder.

The tax figure never gets published. Homestead and Veteran exemptions do not transfer to a buyer, so the number the seller pays is not the number the buyer will pay.

The open house goes on the team calendar

Why automatic: because the agent hosting it needs it on her phone, and because an open house that only exists in Joe's head is an open house that gets double booked.

When the record has an open house date, the hub writes it to the Bridge and Boro Team Calendar with the address, the hosting agent and her number, and a link back to the team sheet.

Send the buyer sheet out

Why a separate sheet: because the team sheet has the lockbox code on it, and one forward of the wrong link is a real problem.

/property/<slug> is built on an allow list, not a block list. Nothing new gets exposed by accident because a field has to be named to appear. It carries no age list at all, and no photo marked hold or out, so a gorgeous house never introduces itself as a repair list and a shot the seller asked us to fix never leaks.

The rules that do not bend

No dashes anywhere in produced content. The generators enforce it. They will refuse to write the file.
917 905 2541 is the client facing number. 917 716 1496 is personal and team only. Nothing client facing ever carries the personal number, and the generators check for it.
Only the green button confirms. Joe fiddling with a counter on the seller page does not mark anything owner confirmed. That bug existed and it made a listing look verified when it was not.
The buyer sheet is never cached. A corrected bed count can never sit behind a stale copy.
Nothing goes live until the seller has approved. If he asked for changes, handle them first.
The narrative has one home. The Narrative tab. Never an email, never a text, never a second copy pasted into a doc.
The ages are not on the buyer sheet. That is deliberate. On a 2002 house six of them read "original to the house" and the page read like a repair list on a beautiful home. A buyer agent who asks gets a real answer from a person.

Practicing on it

There is a practice copy at /launch/practice. Real property details so it behaves exactly like a live one, no seller attached, nothing you do there touches anything real. Change the bed count, uncheck the dishwasher, flag a photo, hit the green button, see the email. There is a Start Over button so the next person gets a clean one.

Anyone joining the team runs it once before they touch a real listing.

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