You are at the kitchen table with two offer sheets. Your partner lands at 11:40, has a breakfast meeting at 8, and the first seller's deadline is tomorrow at 5. The group text with the agent already has a photo of a faucet. What your partner needs is the math and a decision, not a faucet.
This is the case the product is built for: a written decision, a real clock, and a reader who was not in the room.
Put both offers on one page, with the math you already did
Name the decision: accept offer A, accept offer B, or walk. Close the list. "What do you think of these houses?" is how a deadline dies in a feeling.
For each offer, three or four lines:
- price and what is excluded
- contingencies you are still holding
- expiration, in their time zone as well as yours
- the one thing that made you lean this way — inspection risk, commute, the repair credit
Then the comparison you already ran. If your assistant built a spreadsheet in the session, lift the totals, not the chat. Label the guesses. "The roof is five years from replacement" is inferred unless the inspector wrote it. "We will not go above this number" is stated by you.
Do not attach the PDFs. Describe them. If they need the letterhead, they will ask. A briefing that depends on a file they cannot open in a taxi is not a briefing they can answer.
The deadline is the seller's, or it is yours — say which
An honest deadline names what happens when it passes. "If I don't hear by 3 their time I will let A expire and we keep B's window." That is a default, not a squeeze.
If the urgency is only the agent's habit of saying "today," say so. A fake clock on a house you can still see next week trains your partner to ignore the next one.
A sufficient reply is "B" or "A, if they drop the repair cap." One line. If they want a call after the flight, they can say so — the written options still exist so the call is not a first reading.
You approve the send. The model does not.
The approval step is the product. The session has your private ceiling, the joke about the neighbor's lawn, the number you would never say to the agent. None of that leaves until you have read the package.
If they do not have an account, email and the link are enough. If they do, you need an accepted contact. You can send the same briefing to yourself first — a hand-off between your own assistants, no email — and then send it to them once the numbers are ones you will stand behind.
They reply from the page or the mail. A fetched link is not a read. You will not see whether they slept. When the next expiration is sitting in a session and they are in another city, connect your assistant and send the two offers as a decision, not as a photo of a faucet.