state-real-estate-ai-disclosure-tracker

State Real-Estate AI Disclosure Tracker v0.1 draft. A per-state lifecycle ledger of US state real-estate / mortgage / appraisal / tenant-screening AI-disclosure laws — from proposed to in-committee to enacted-awaiting-effective to effective to amended / superseded / sunset / vetoed / withdrawn. The Operator surface a lender, broker, appraiser, AVM vendor, or tenant-screening company queries to know which state obligation set governs a closing on a given date, so the Decision Card published for that transaction references the right citations and the right consent_basis.

Part of the Kinetic Gain Protocol Suite.

Status: v0.1 draft. Schema at schema/disclosure-event.schema.json, per-state streams at states/, Node verifier at src/verify.mjs.

Why this exists

US state real-estate AI law is moving faster than any single lender or vendor can track. California SB 942 (effective 2026-01-01), Colorado SB 24-205 (the first US "high-risk consequential decision" law, effective 2026-02-01), Illinois HB 3773 / PA 104-0049 (effective 2026-01-01), Texas HB 1709 (TRAIGA) (passed Texas House 2025-06), New York S 1169 / A 768 (in Senate Banks Committee), and proposed bills in MA, NJ, VA, WA, OR, MN, CT, MI, OH, GA, FL, AZ, and others all impose different combinations of:

• consumer-disclosure
• AI tool card publication
• Decision Card publication
• audit-stream emission
• annual bias report
• third-party audit
• human-in-loop
• right to explanation / human review / opt-out
• vendor due-diligence
• state-regulator notification
• ban on protected-class data as input

A lender originating a loan in CA / CO / IL on 2026-02-15 is bound by a different combination of obligations than the same lender originating the same loan a month earlier. The lender's Decision Card has to reference the obligation set that was effective on the closing date. That requires a queryable, time-anchored state ledger.

This repo provides one.

The shape

Field group	Purpose
event_id, state, timestamp	Append-only state-stamped identity
lifecycle_state	One of 10 states (proposed → in-committee → passed-one-chamber → enacted-awaiting-effective → effective → amended → superseded → sunset → vetoed → withdrawn)
citation	Short label + long title + jurisdictional URI + session year
effective_date / sunset_date	REQUIRED when lifecycle_state is effective / sunset respectively
scope	Covered activities + covered actors + transaction thresholds
obligation_kinds	The 13-doctrine taxonomy of disclosure obligations
regulator	Primary agency + concurrent jurisdiction list
supersedes_event_id	REQUIRED when lifecycle_state is superseded / amended

Lifecycle state machine

The verifier enforces this transition graph:

proposed              -> in-committee, passed-one-chamber, withdrawn, vetoed
in-committee          -> passed-one-chamber, withdrawn
passed-one-chamber    -> enacted-awaiting-effective, withdrawn, vetoed
enacted-awaiting-eff. -> effective, amended, withdrawn
effective             -> amended, superseded, sunset
amended               -> effective, amended, superseded, sunset
superseded            -> amended, effective
sunset / vetoed / withdrawn -> (terminal)

Seed coverage (v0.1)

State	Last lifecycle_state	Key citation
US-CA	effective (2026-01-01)	CA SB 942 (2024) — California AI Transparency Act
US-CO	effective (2026-02-01)	CO SB 24-205 — Colorado Artificial Intelligence Act (first US high-risk consequential-decision law)
US-IL	effective (2026-01-01)	IL HB 3773 / PA 104-0049 — Illinois AI in Consequential Decisions Act
US-NY	in-committee	NY S 1169 / A 768 (2025) — NY Real Estate AI Disclosure Act
US-TX	passed-one-chamber	TX HB 1709 — Texas Responsible AI Governance Act (TRAIGA)

Additional states added per PR as new bills are filed / signed. Maintain alphabetical filenames (US-XX.ndjson), one event per line, timestamps ascending.

Quick start

npm install
npm run verify   # validates every state stream against the schema + state machine

Invariants the verifier enforces

1. Schema — every event against disclosure-event.schema.json.
2. State machine — every transition legal per the graph above (exit 2 on violation).
3. supersedes_event_id reachability — when lifecycle_state is superseded / amended, the referenced event MUST be a prior event in the same state's stream (exit 3 on violation).

Exit 0 on success, 1 on schema failure, 2 on illegal transition, 3 on broken supersedes reference, 4 on IO error.

Composes with

Repo	Role
decision-card-spec	Decision Cards reference the active obligation set on the closing date
respa-readiness-evidence-bundle	Federal RESPA / ECOA / HMDA / GLBA obligations these state laws layer on top of
mortgage-decision-record-audit-stream	Per-application audit events that must conform to whatever obligation_kinds were effective at the time
mls-data-access-vault-contract-profile	Vault contracts whose consent_basis references the state law citations
state-ai-disclosure-state-tracker	Sibling EdTech tracker — 50-state student-data-privacy laws
fda-samd-classification-board	Sibling HealthTech tracker — FDA SaMD classification lifecycle

Compliance posture

PropTech-readiness scaffolding for state real-estate-AI-disclosure-law tracking. Records lifecycle events lenders, brokers, appraisers, AVM vendors, and tenant-screening companies need to surface the right obligation set on the right closing date. Does not by itself establish compliance with any state law — local counsel + state regulator engagement remain authoritative. Per the standing public-language guardrail: readiness · evidence · posture · controls · scaffolding — never "state-AI-law-compliant" without an external attestation specific to the jurisdiction.

License

MIT — see LICENSE.