Initial skills documentation — 25 categories, all SKILL.md + references + scripts
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# Credit Bureau Reporting for DRE — Quick Reference
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## Authority: FCRA (15 U.S.C. §§ 1681–1681x) + Texas Fin. Code Ch. 392
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## Can DRE Report to Consumer Credit Bureaus?
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| Debt Type | Report to Equifax/Experian/TransUnion? | Rules |
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|-----------|---------------------------------------|-------|
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| **Consumer debt** (individual, personal/family/household) | ✅ Yes | FCRA furnisher duties + FDCPA pre-reporting contact + TX Ch. 392 |
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| **Corporate B2B debt** | ❌ No | "Consumer" = individual (§ 1681a(c)); no consumer file for business entities |
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| **Sole proprietor debt** | ✅ Yes | Individual = consumer. Report against individual's personal file |
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| **Personal guarantor** | ✅ Yes | FTC Tatelbaum (2001): personal guarantor = consumer with permissible purpose |
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| **B2B + personal guarantee** | ✅ Yes on guarantor, ❌ on entity | Report against guarantor individually; use business bureaus for the entity |
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## FCRA Furnisher Duties (§ 1681s-2)
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### § 1681s-2(a) — Duty of Accuracy (Gov't enforcement only — NO private right of action)
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- Don't furnish info you know or have reason to believe is inaccurate
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- Upon consumer's written notice of error, stop furnishing until confirmation
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- Notify CRAs of corrections
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- Note dispute status during investigation
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### § 1681s-2(b) — Duty to Investigate (Private right of action EXISTS)
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Triggered when a CRA notifies DRE of a consumer dispute:
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1. Investigate within **30 days** (45 if free annual report dispute)
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2. Review all relevant info from CRA
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3. Report results to CRA
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4. If inaccurate → correct with ALL nationwide CRAs
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5. Don't re-report inaccurate info
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**Liability:** Actual damages, statutory ($100–$1,000), punitive, attorney's fees.
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## Pre-Reporting Steps (FDCPA + CFPB Debt Collection Rule)
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Before reporting a consumer debt to a CRA, DRE must:
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1. **Contact the consumer** — in person, by phone, mail (~14 day wait), or electronic (~14 day wait)
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2. **Send validation notice** — amount, creditor, 30-day dispute right. Sending this satisfies the contact requirement
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3. **Wait through the 30-day dispute window** — if consumer disputes in writing within 30 days of validation notice, DRE cannot report until obtaining verification
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## Texas Finance Code Requirements
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### Scope: Consumer Debts Only
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- § 392.001: "Consumer" = individual with consumer debt; "consumer debt" = primarily personal/family/household
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- **Not applicable to B2B debts** (corporate debtors)
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### § 392.101 — Surety Bond
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- $10,000 bond on file with Texas SOS **before** engaging in debt collection
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- Verify at: https://texas-sos.appianportalsgov.com/tpdc-public-search-portal
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### § 392.202 — Dispute & Correction
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When an individual disputes an item in DRE's files:
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| Trigger | DRE's Obligation |
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|---------|-----------------|
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| Dispute received, DRE does NOT report to CRA | Cease collection until investigation done |
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| Dispute received, DRE DOES report to CRA | Investigate + cease collection until investigation done |
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**Response deadline:** Within 30 days → deny, admit, or request more time
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**If more time needed:** Provisionally correct the file + send corrected reports + cease collection
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**If admitting inaccuracy:** Correct within 5 business days + cease collection + notify prior recipients
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### Penalties
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| Violation | Penalty |
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|-----------|---------|
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| Ch. 392 violation | Misdemeanor ($100–$500); actual damages + $100 minimum per viol. + attorney's fees |
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| Ch. 392 violation = DTPA violation | Treble damages available under TX Bus. & Com. Code § 17 |
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| No surety bond | Criminal offense (§ 392.402) + bond claim from consumer |
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## Business Credit Bureaus (for B2B debts)
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| Bureau | Key Product | How to Submit |
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|--------|------------|--------------|
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| **Dun & Bradstreet** | PAYDEX® Score (1–100) | Global Trade Exchange — free to join, requires D-U-N-S Number |
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| **Experian Business** | Intelliscore Plus (1–100) | Data Furnisher Agreement |
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| **Equifax Business** | Business Credit Risk Score | Data Furnisher Agreement |
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**Benefits:** No FCRA/FDCPA restrictions, no 7-year limit, industry standard for B2B.
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## Key Risk Areas
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1. **Pre-reporting contact failure** — FDCPA violation (consumer debts only)
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2. **Reporting before dispute resolved** — FDCPA "cease collection" includes credit reporting (CFPB interpretation)
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3. **Inaccurate data without investigation** — FCRA § 1681s-2(b) private right of action
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4. **Dispute investigation timeout** — 30 days from CRA notice; failure to investigate = lawsuit
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5. **Texas Ch. 392 mismatch** — must follow both FCRA AND Texas parallel procedures. Texas has shorter timelines for correction (5 business days vs. 30 days under FCRA)
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6. **Personal guarantee not documented** — no written guarantee = no permissible purpose to report against individual
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7. **B2B debt reported to consumer CRA** — violates CRA contract + possible FCRA claim if individual's PII is attached without basis
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## Citations
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- 15 U.S.C. § 1681a(c) — "consumer" defined as individual
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- 15 U.S.C. § 1681a(d) — "consumer report" defined
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- 15 U.S.C. § 1681s-2 — Furnisher responsibilities
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- 15 U.S.C. § 1692g — FDCPA validation notice
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- 12 CFR Part 1006 — CFPB Debt Collection Rule
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- Tex. Fin. Code § 392.001 — Definitions
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- Tex. Fin. Code § 392.101 — Surety bond
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- Tex. Fin. Code § 392.202 — File correction
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- Tex. Fin. Code § 392.403 — Civil remedies
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- Tex. Fin. Code § 392.404 — DTPA remedy
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- FTC Advisory Opinion to Tatelbaum (2001) — Personal guarantor = permissible purpose
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**Full report:** `/root/.hermes/references/dre-credit-reporting.md` (25.7KB, 10 sections)
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# DRE Portal Technical Specifications
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## Claim Numbering & Client IDs
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| Type | Format | Example |
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|---|---|---|
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| Claim number | `DRE-YYYY-NNNN` | DRE-2026-0001 |
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| Client ID | `CLT-YYYY-NNNN` | CLT-2026-0001 |
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Both auto-generated on claim submission / account creation.
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## Closed Case Binders
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On case close, two PDF binders are auto-generated:
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**Binder 1 — DRE Internal:** `DRE-YYYY-NNNN_CLOSED_DRE.pdf`
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- Intake, evidence, AI claim analysis, AI debtor research, AI weakness analysis, internal notes, signed/notarized LPOA, certified mail receipts, communication log, settlement, fee disclosure, payment confirmation
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**Binder 2 — Client Package:** `DRE-YYYY-NNNN_CLOSED_Client.pdf`
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- Claim summary, signed/notarized LPOA, settlement/payment confirmation, fee statement
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- **EXCLUDES:** AI analysis, debtor research, internal notes
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**Evidence Archive:** `DRE-YYYY-NNNN_evidence.zip` — original uploaded documents
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On case close, PDF text is extracted and stored in the database for full-text search. Future: Paperless-ngx if volume exceeds 500+ cases.
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## Full 5-Phase Workflow
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### Phase 1 — Intake
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- Client submits claim at debtrecoveryexperts.com
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- Form order: Your Info → Debtor Info → Claim Details → Documents
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- reCAPTCHA verification before submit
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- Terms of Service signed via DocuSeal
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- Auto-generated claim number assigned
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- Claim enters DRE queue
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### Phase 2 — AI Review
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- AI Claim Analysis (Claude Opus 4.7) → score + weakness report
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- AI Debtor Research (ScrapingAnt + Sherlock) → skip tracing, LinkedIn, property records
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- Texas Secretary of State business search (if debtor is a registered TX business) — scraped via ScrapingAnt
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- Team reviews in DRE dashboard → Approve / Request More Docs / Reject
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### Phase 3 — Legal Setup
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- LPOA sent to client via DocuSeal
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- Client signs → notarized via Proof (online RON)
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- DRE now authorized to collect on client's behalf
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### Phase 4 — Tiered Recovery
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| Tier | Action | Timeline | DRE-led? |
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|---|---|---|---|
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| 1 | Soft Touch — email + ACH link | Day 1-5 | ✅ Yes |
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| 2 | Formal Demand — certified mail via LetterStream | Day 7-14 | ✅ Yes |
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| 2.5 | Lien Threat — pre-lien notice (construction claims) | Day 15-21 | ⚠️ Notice only; filing needs attorney |
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| 3 | Escalation — final notice | Day 21-30 | ✅ Yes |
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| 4 | Legal Action — referral to partner law firm | Day 30+ | ❌ Referral |
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### Phase 5 — Settlement
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- Payment collected via Stripe ACH
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- DRE fee deducted per tier schedule
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- Costs deducted (notary, certified mail, filing fees)
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- Balance disbursed to client
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- Case closed → two binders auto-generated
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## Fee Structure
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| Tier | DRE Fee | Client Gets |
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|---|---|---|
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| 1 — Soft Touch | 20-25% | 75-80% |
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| 2 — Formal Demand | 30% | 70% |
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| 2.5 — Lien Threat | 30% (+ attorney if filed) | 70% |
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| 3 — Escalation | 33% | 67% |
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| 4 — Legal Action | 10% DRE + 25% law firm | 65% |
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Example for $15,000 claim:
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- Tier 1: DRE $3,300 (22%) · Client $11,700
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- Tier 2: DRE $4,500 (30%) · Client $10,500
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- Tier 3: DRE $4,950 (33%) · Client $10,050
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- Tier 4: DRE $1,500 + Firm $3,750 · Client $9,750
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## Repeat Clients
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- Account-based system with login
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- ToS signed once, pre-filled info on new claims
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- Dashboard: active cases (with tier progress indicator), past cases with outcomes, payment history
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- Client can download their own case binders
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- Optional loyalty pricing after 3+ claims
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## Client Portal — Tier Progress Indicator
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Visual 4-step progress bar in the active claim card:
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- Each tier: numbered circle (green=complete, blue=current, gray=pending)
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- Connecting lines between circles
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- Label centered under each circle
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- Text summary below: "✓ Tier 1 complete · Tier 2 in progress · Tier 3 pending · Tier 4 pending"
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## Required Services (not yet configured)
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| Service | Purpose | Status |
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|---|---|---|
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| Proof.com | Online notarization (LPOA) | ❌ Need account |
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| LetterStream | Certified mail to debtor | ❌ Need account |
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| Stripe Connect | ACH payments + disbursement | ❌ Need keys |
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| Partner law firm | Litigation (Tier 4) | ❌ Need referral agreement |
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| Google reCAPTCHA | Anti-spam on intake form | ❌ Need site key |
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## Texas Secretary of State Integration
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For debtor businesses registered in Texas, the AI Debtor Research step should scrape the TX SoS business search to retrieve:
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- Business status (active/forfeited/dissolved)
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- Registered agent name and address
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- Filing date
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- Annual report compliance status
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- Officers/directors
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This is an additional skip tracing layer that informs the debtor profile score.
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# Texas Mechanic's Lien — Quick Reference
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## Authority: Texas Property Code Chapter 53
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## Who Can File
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- **Original Contractor (GC):** Direct contract with owner — no pre-lien notice required
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- **Subcontractor:** Hired by GC — must send pre-lien notice within 15 days
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- **Material Supplier:** Must send notice if not under direct contract with owner
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- **Laborer:** Eligible with simplified notice
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- **Design Professional:** Architect/engineer — written notice required if not under direct contract
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## Who CANNOT File
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- Unlicensed contractors (Texas Occupations Code Ch. 1301/1305/1306)
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- Remote suppliers (suppliers to suppliers — too far from the project)
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- Finance-only parties (lenders, banks with no construction involvement)
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## Critical Deadlines
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| Role | File Lien By | Statute |
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|------|-------------|---------|
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| **GC** | 15th day of 4th month after month of completion | § 53.052 |
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| **Sub/Supplier** | 15th day of 3rd month after month of completion | § 53.052 |
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| **Foreclosure suit** | Within 1 year of last day to file | § 53.158 |
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All deadlines count from MONTH of project completion, not day. Example: completion in March → GC deadline is July 15.
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## Pre-Lien Notices
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| Scenario | Deadline | Consequence if Missed |
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|----------|----------|----------------------|
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| Sub notice to owner (commercial) | Within 15 days of first furnishing | Lien limited to retainage |
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| Sub monthly notice (residential) | By 15th of 2nd month after work month | Complete loss of lien rights |
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| Notice of filed affidavit | Within 5 days of filing | Lien invalid against owner |
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| Homestead written contract | Before work, signed by both spouses | Lien void |
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## Homestead
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- Art. XVI § 50 of Texas Constitution
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- Written contract required, signed by both spouses
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- Lien must state: "This is a lien on homestead"
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- 3-year redemption period after foreclosure sale
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- Avoid for claims under $25K
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## No Lien on Public Projects
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Use bond claims instead:
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- **McGarr Act** (TX Gov't Code Ch. 2253): 90-day notice, 1-year suit
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- **Miller Act** (40 USC §§ 3131–3134): federal projects
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## FDCPA / DRE Restrictions
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- **DRE cannot file liens directly** — UPL + FDCPA violation
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- DRE can send pre-lien notices (factual, template-based, with Mini-Miranda)
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- Actual lien filing requires licensed Texas construction attorney
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- Wrongful lien damages: TX Prop. Code § 53.152 — actual + fees + up to $10K exemplary
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## Tier 2.5 Workflow (DRE Recovery Progression)
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1. **Phase A (DRE-led):** Pre-lien notice via certified mail to owner + GC + lender
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2. **Phase B (Attorney-led):** Refer to construction attorney for lien affidavit filing
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3. **Phase C (Monitor):** If no payment, escalate to foreclosure if claim ≥ $10K
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## Minimum Thresholds
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- Pre-lien notice: **$1,000**
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- Lien filing: **$2,500**
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- Foreclosure: **$10,000**
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## Key Cases
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| Case | Holding |
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|------|---------|
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| *First Nat'l Bank v. Whirlpool Corp.*, 517 S.W.2d 262 | Relation-back: lien priority dates to visible commencement of work |
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| *McCollough v. Johnson, Rodenburg & Lauinger*, 637 F.3d 939 | FDCPA applies to time-barred debt threats |
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| *H&M Steel, LLC v. HRR Asset Mgmt*, 2015 | Strict enforcement of lien deadlines |
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**Full report:** `/root/Texas_Mechanics_Lien_Research_Report.md`
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**Compliance manual section:** `DRE_Compliance_Manual.md` § 22 — Mechanic's Lien & Bond Claims (Tier 2.5)
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