Answer the listing question while they are still on the listing
Garuda puts a knowledge-grounded agent on your property pages. It answers from the particulars you approved, refuses the questions only a person should handle, and — with the visitor’s explicit consent — hands you an enquiry that already carries the property reference, the budget band and a viewing window.
- Answers only from sources you add
- Publishes to the domains you approve
- $17/month
The problem
Property enquiries are perishable in a way most web leads are not
Every business says it wants faster follow-up. In property the cost of a slow reply is specific and measurable: the viewing is booked with someone else.
A property enquiry goes stale in hours, not days
The same buyer messages three agencies in one evening. Whoever gives them something useful first is the one they call back. A form submission that sits until 9am has already lost that race.
Your contact form throws away the context
Someone reads one listing for four minutes, clicks Contact, and you receive “interested, please call”. Garuda stores the page the conversation started on beside the transcript, so you at least know which property they were looking at.
The questions were answerable all along
Tenure, service charge, floor, parking, measured area, earliest move-in — it is all in particulars you have already written. It just needs somebody awake to read it out.
An enquiry from your own site is one you own
Portal enquiries arrive on someone else’s terms. A conversation on your own listing page is yours: your wording, your qualifying questions, your record of it.
What visitors ask
Eight questions your listing pages get at ten at night
Seven of these have an answer sitting in a document you have already written. The eighth is the one your agent should be told to refuse.
Is it still available, or has an offer been accepted?
Answered from: Your stock source — and only as fresh as you last edited it. Tell the agent to offer to confirm rather than state availability as fact.
What is the service charge and ground rent, and how many years are left on the lease?
Answered from: The tenure and outgoings block of the stock source.
Is that the carpet area or the built-up area, and which floor is it on?
Answered from: The specification block — write which measurement standard you quote, exactly as it appears in the particulars.
Is there allocated parking, and can a visitor park?
Answered from: The specification block.
How far is the station, and which schools are nearby?
Answered from: Your area notes source — verifiable facts such as distances, journey times and named schools.
Can I view on Saturday morning?
Answered from: Your viewings source. The agent explains how viewings work and takes the request; a person confirms the slot, because Garuda does not hold your diary.
What do I pay before I move in?
Answered from: The fees source — holding deposit, security deposit, referencing, first month, and when each is due.
Would the seller take fifteen under asking?
Answered from: Nothing. This is the question to refuse in writing. Negotiation is a conversation for a person who knows the vendor.
What to give it
Five sources, arranged for property
Each agent gets five knowledge sources on the $17 plan, so group them by topic rather than by document. A source can hold up to 100,000 characters, but only the first 12,000 of each is passed to the model with a reply — put the answers near the top and the small print underneath.
Source 1
Current stock
- One block per available property, starting with its reference
- Asking price or rent, and what the rent includes
- Bedrooms, bathrooms, floor area and the measurement standard used
- Floor, aspect, parking, outside space
- Tenure, lease years remaining, service charge, ground rent, council tax band
- Availability and earliest move-in date, with the date you last checked it
Source 2
Viewings and offers
- The days and hours you show properties, and how far ahead you book
- Who attends a viewing, and whether tenants are in occupation
- How an offer is made and what proof of funds you ask for
- What happens between offer accepted and exchange, in plain order
- Anything a buyer must supply before you can proceed
Source 3
Money, in full
- Tenant costs: holding deposit, security deposit, referencing, rent in advance
- What a buyer pays and at which stage
- Your fee to a vendor or landlord and what it covers
- Which of these are capped or prohibited where you operate, and the wording you use to say so
Source 4
Area notes
- Station names and walking or driving times
- Named schools and the inspection ratings you already publish
- Parking zones, permit costs, council tax bands
- Facts only — no characterisation of who lives in a neighbourhood
Source 5
The agency itself
- Offices, opening hours, and how to reach a person out of hours
- Which negotiator covers which patch
- Your complaints procedure and redress or ombudsman scheme membership
- Registration and licence numbers you are required to display
Sources are added as text. You can attach a source URL for your own reference, but Garuda does not crawl it: paste the wording you want the agent to use, which is also the only way to be sure it is quoting particulars you have approved.
What you get back
What a useful property enquiry actually contains
The lead form is yours to build — up to twenty fields, using text, email, telephone, number, textarea, select, checkbox and date. Contact details are only stored after the visitor explicitly agrees, and the record is kept with the conversation it came from.
Captured lead · illustrative example
- Full namerequired
text - Priya N.
- Phonerequired
telephone - +44 7700 900xxx
- Emailrequired
email - priya@example.com
- Property referencerequired
text - MPL-1408
- Buying or rentingrequired
select - Renting
- Budget
select - £1,800 – £2,200 pcm
- Mortgage in principle / funds confirmed
checkbox - Not yet
- Earliest viewing date
date - 2026-09-06
- Anything we should know
textarea - Two cats, needs parking, moving from out of area.
Consent recorded with the capture. Without it, Garuda refuses to store the contact details at all.
This is an invented example, not a customer record. What matters is the shape: nine fields, one of which is a reference number, and none of which asks the visitor to write an essay before you will call them back.
Phone
Property enquiries convert on a call, not an email thread. Make the phone number required and everything else optional if you have to choose.
Property reference
The lead form does not read the page it is sitting on, so ask for the reference outright. The transcript beside the lead also records the page the conversation started on, which is your fallback when someone leaves it blank.
Buying or renting
A select rather than a free-text box, because this is the field that routes the enquiry to the right person.
Budget
Bands, not a number field. People answer a band honestly and abandon a box that demands a figure.
Mortgage in principle / funds confirmed
One checkbox separates a serious buyer from a browser without an interrogation.
How to say it
Two instructions worth writing before you publish
Garuda drafts an agent for you from a short conversation about your business, and you edit it before it goes live. These are the two lines a property agent should add by hand.
Never discuss price negotiation, what an offer might be accepted at, or a vendor's circumstances. Say that offers are handled by a named negotiator and take the visitor's details.
Availability changes daily. Never state that a property is definitely still available; say what the stock source records, give the date it was last checked, and offer to have someone confirm.
If you leave the instructions empty, the agent falls back to a built-in line telling it to be concise and never invent missing business facts. That is a floor, not a policy — the two lines above are the ones that keep a property business out of an argument.
Read this part
Where an agent gets a property business into trouble
An agent on a listing page is a publisher of your statements. Everything below is a decision you make when you configure it, not something the software decides for you.
Never let it negotiate
Write an explicit refusal into the agent’s instructions for price, offers and “what would they accept”. An AI guess at a vendor’s floor is a number your seller never agreed to, published on your own website.
Stale stock is repeated with total confidence
The agent answers from the text you gave it and has no way to know it is out of date. Put a “last checked” date in the stock source, edit it on a fixed day each week, and instruct the agent to offer to confirm availability rather than assert it.
Do not describe who lives in an area
Keep area answers to transport, schools, amenities and tax bands. Answering “is this a good area for a family like mine” is steering, and in many jurisdictions it is unlawful discrimination. Instruct the agent to redirect those questions to published data.
Whatever is in a source can end up in an answer
Sources are supplied to the model as reference data on every reply. Vendor names, access codes, the reason for the sale and anything else you would not print in the particulars do not belong in there.
Build an agent for your listings
Garuda is $17 a month. Answer four questions about your business, edit the agent it drafts, and publish it to the domains you approve when you are happy with what it says.