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name: notice-to-perform-real-estate language: en description: >- Drafts jurisdiction-aware residential real-estate notices to perform (cure demands) for lease, purchase, or construction agreements where a counterparty has defaulted. Trigger when the user needs a notice to perform, notice to cure, cure notice, demand to perform, residential default notice, or pre-suit notice for a U.S. residential real-estate matter. tags:

• drafting
• letter
• research
• transactional

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Notice to Perform — Residential Real Estate

Produces a litigation-defensible cure demand with breach chronology, statutory notice compliance, remedy mapping, and proof-of-service structure.

Required Inputs

Collect before drafting. If any item is missing, return a "facts required" list — do not draft until resolved.

1. Governing instruments — executed agreement, riders, addenda, incorporated docs
2. Party identifiers — legal names, capacities, service addresses, entity IDs
3. Contractual triggers — notice clause, cure period, default definitions, remedy ladder, termination/fee provisions
4. Evidence — payment history, performance logs, communications, inspection reports, invoices, prior notices
5. Jurisdiction — governing law, performance location, mandatory notice form/period/method rules
6. Sender's posture — cure, escrow holdback, termination, specific performance, or damages sequencing

Workflow

1. Intake Validation

Block drafting if missing:

• Amount due / due dates
• Governing clause for notice method
• Legal authority to sign
• Delivery details for required recipients

2. Breach Matrix

Date	Obligation	Required Performance	Actual Conduct	Evidence	Contract Section

• One row per missed/late payment or performance failure.
• Factual language only — no conclusory legal labels.

3. Jurisdiction Check

Confirm and record in a tracking table:

Item	Status	Source
Cure period minimums	Confirmed / [VERIFY]	Agreement + statute
Service method sufficiency	Confirmed / [VERIFY]	Agreement + statute
Termination / acceleration prerequisites	Confirmed / [VERIFY]	Contract + law
Tenant-protective statutory overrides	Confirmed / [VERIFY]	State statute

Mark any unconfirmed legal text with [VERIFY].

4. Draft Structure

1. Header — title, date, sender, recipient
2. Agreement identification — name, date, section references
3. Non-performance chronology — objective facts, evidence-linked
4. Cure demand — measurable conditions
5. Cure deadline — exact date/time/zone; specify "commence by" vs "complete by"
6. Remedies escalation — contract → statutory → judicial
7. Rights preservation / anti-waiver
8. Signature and authority blocks
9. Certificate of service — method, date/time, recipient, tracking/receipt proof

5. Style Rules

• Numbered paragraphs for citation reference.
• Short, direct sentences.
• Mirror defined terms from the agreement exactly.

Notice Template

Date:
To:
From:
Re: Notice to Perform – [Agreement Name/Date]
Agreement Date:
Governing Law:
Notice Clause References:
Default Date(s):
Obligations Breached:
Breach Chronology: (table)
Cure Demanded:
Deadline: (date/time + zone)
Cure Acceptance Method/Location:
Consequences of Non-Cure:
Rights Reserved:
Authorized Signatory:
Capacity / Authority:
Certificate of Service:
  - Method:
  - Date/Time:
  - Recipient:
  - Tracking/Receipt:

Final Checklist

1. Every factual assertion traceable to a document.
2. Each cure item objectively measurable.
3. Cure window meets jurisdictional/statutory minimums and contract terms.
4. Delivery method satisfies contract and governing rules.
5. Reservation of rights covers contract, legal, and equitable remedies.
6. No new legal theory introduced without [VERIFY].

Pitfalls

• Never understate statutory notice requirements in residential contexts.
• Never assume payment totals — calculate from ledger components (principal, fees, interest).
• Do not assert anti-waiver language without addressing the specific legal posture.
• Avoid emotional or persuasive language — keep it enforceable and documentary.
• Use explicit remedy mapping: contract → statutory → litigation.
• Flag uncertain clauses or statutes with [VERIFY] and cite the verification source.