leiloeiro-edital: A Brazilian judicial auction skill review

An agentskill is a domain-specific instruction bundle that lives in the Claude Code marketplace, auto-triggered when you mention keywords and pinned to your workspace. The leiloeiro-edital skill does one thing: structure the audit of Brazilian auction notices (judicial and extrajudicial) using an 8-block protocol. It is built for a narrow audience in a high-stakes domain (real property law in Brazil), and despite a clean security score and a 39,235-star GitHub upstream, it has never been installed or rated by a user.

Marketplace Status at a Glance

Metric	Value	Signal
Installs	0	Untested at scale
User ratings	0	No feedback loop
Security score	100/100	No malware, safe to load
Content quality	83/100	Marked-down for completeness (see below)
Last update	2026-06-09	Current
GitHub upstream	39,235 stars	High visibility, not native to skill

Zero installs and zero ratings are not red flags in isolation. Many agentskill submissions are fresh or serve niche audiences. The content quality score of 83/100 is more revealing: the SKILL.md documentation is substantive but incomplete. The most glaring example is Block 6 (payment terms), which breaks mid-table and never computes the total cost estimate. This is not a minor formatting issue; it is the final decision-support section for an arrematante (auction winner), and it is unfinished.

What the Skill Actually Does

Leiloeiro-edital assumes the user provides (or pastes) an auction notice in Portuguese. Upon mention of auction-related keywords like “edital leilao”, “analise edital”, “riscos edital”, “clausulas edital”, or “debitos imovel leilao”, the skill activates and directs Claude Code to execute eight structured blocks:

1. Identification and Framework: Extract process number, auctioneer credentials, platform (in-person or online), auction dates, and comitent (creditor or bank).
2. Property Description and Location: Verify address, type, square meters, property registration number (matrícula), IPTU code, construction quality, state of repair, and parking.
3. Valuation and Minimum Lance: Extract assessed value (VAN), opening bid for round one and round two, assessment date, appraiser name, and calculate discounts.
4. Occupancy and Possession: Classify whether the property is vacant, occupied by the defaulter, occupied by a tenant, or invaded. Flag risk and remediation cost.
5. Debt Responsibility: Identify unpaid property tax (IPTU), condominium fees, water/sewer arrears, and other liens. Determine who pays post-award.
6. Real Encumbrances on Title: Scan the matrícula for mortgage, prior fiduciary alienation, usufruct, easements, and prior liens.
7. Payment Terms: Extract accepted methods, downpayment, financing terms, auctioneer commission (usually 5%), ITBI (state transfer tax, 2-3%), and notary costs. (Block 7 content is missing from the hosted file.)
8. Situação Jurídica: Presumably covers post-award process, though this block is not in the SKILL.md.

The skill presents checklists, alert flags (marked with ⚠️), and reference tables. For example, Block 4 includes a table of occupancy risk: vacancy is low-cost and immediate; a tenant with a registered lease may require indemnification over 3 to 6 months; an invasor (squatter) may require 6 to 24 months and R$ 5,000 to 15,000 in legal fees.

Trigger Descriptions and Platform Coverage

The trigger list is broad and in Portuguese:

• “edital leilao” or related topics
• “analise edital leilao” or related topics
• “riscos edital” or related topics
• “clausulas edital” or related topics
• “debitos imovel leilao” or related topics
• “ler edital” or related topics

This is generic enough to activate on most user questions about auction notices, but also vague enough to miss edge cases. A user who asks “Qual é a responsabilidade de débitos?” (what is debt responsibility?) without using the exact keywords might not trigger the skill. The listed platforms (Claude Code, Cursor, Gemini CLI, Codex CLI) suggest the skill is portable across Claude-compatible interfaces, though agentskill.sh itself is the primary distribution point.

Scope and Depth Compared to Alternatives

There are no direct competitors in the agentskill marketplace for this hyperspecialized domain. A user could instead:

1. Use raw Claude Code without a skill: Ask Claude to analyze an auction notice from first principles. This requires no skill import but offers no domain structure, no risk taxonomy, and no checklists. The user must prompt-engineer the audit protocol each time.

2. Hire a real estate attorney or perito judicial: Domain expertise in Brazil is concentrated in legal professionals. A skill cannot replace expert review of complex title issues, occupancy disputes, or tax liability. However, it can triage notices for feasibility and flag obvious red flags before professional engagement.

3. Use a Brazilian legal SaaS platform: There may exist commercial platforms that perform edital analysis for arrematadores. The skill offers no advantage if such a platform already exists and costs less than attorney time.

The skill’s value proposition is pre-structuring and risk-checking, not replacing expert judgment. It works best as a first pass: load the notice, run the 8-block audit, spot-check the output, and escalate to a lawyer if risks emerge.

Strengths

The skill demonstrates serious domain knowledge. The debt responsibility section (Block 5) correctly cites propter rem (property-following) liability and distinguishes between judicial (CPC Art. 873) and extrajudicial auctions (Lei 9.514/97). The occupancy risk table is practical and includes cost estimates. The identification block correctly asks for leiloeiro credentials and CRC/Junta Comercial registration, which verifies legitimacy. Alert flags use caution symbols and are concrete: “Avaliação com mais de 12 meses” (assessment over 12 months old) is a real problem in Brazil, where property values drift and appraisals must be refreshed.

Weakness: Incomplete and Unvalidated

The biggest problem is that the SKILL.md file is unfinished. Block 6 (payment terms) includes a table that starts with “Lance arrematado” (winning bid) and “Comissão leiloeiro” (auctioneer commission) but cuts off before totaling cost. Users will not know the final out-of-pocket figure, which is the exact decision they need. This is not a cosmetic gap.

Second, the skill has never been used or rated by anyone. A user in São Paulo might discover that the trigger keywords do not fire correctly, or that Claude Code returns hallucinated matrícula numbers, or that the risk taxonomy does not align with local lender expectations. Without feedback, there is no signal of these problems.

Third, supporting files (references/fontes.md, scripts/governance.py, scripts/requirements.txt) are mentioned in the listing but not reviewed here. If fontes.md contains stale case law citations or governance.py has API dependencies that are broken, the skill silently fails. The lack of public documentation on these files is a red flag.

Fourth, the skill assumes Portuguese-language input and Brazilian law. A user in Portugal, Angola, or Mozambique (where Portuguese auction law differs) will get misleading guidance. The skill does not gate itself by jurisdiction.

Installation and Activation

To use this skill in Claude Code, import it from https://agentskill.sh/sickn33/leiloeiro-edital into your .claude/skills directory. Activate it by mentioning one of the trigger keywords in Portuguese. The skill will inject its 8-block checklist into Claude’s context and guide the analysis. No API keys or external services are required (based on the listing); the skill is purely instructional.

Who Should Use This, and Who Should Skip

Use leiloeiro-edital if you:

• Audit Brazilian judicial or extrajudicial auction notices as part of your job (investor, arrematador advisor, real estate agent, junior attorney).
• Want a repeatable, documented audit checklist that you can version-control or share with colleagues.
• Work in Portuguese and have regular access to sale notices.

Skip leiloeiro-edital if you:

• Work outside Brazil or in a different auction jurisdiction.
• Need to analyze non-property auctions (goods, vehicles, business units).
• Require expert-level output without legal review (the skill cannot replace a perito or advogado).
• Cannot read or work in Portuguese.

Takeaways

The leiloeiro-edital skill fills a real gap in the marketplace: it codifies the audit protocol for a high-risk, domain-specific transaction type. A working arrematador or their advisor can import it, paste a notice, and get a structured risk report in minutes. However, zero installs and zero ratings mean no user validation at scale. The incomplete Block 6 section and lack of supporting-file documentation are material gaps. The skill is also brittle to jurisdiction and language changes. If you are already familiar with edital analysis in Brazil, this skill accelerates your checklist work; if you are new to the domain, treat it as a starting point only, and follow up with a lawyer before committing capital.

What to Watch

Monitor the skill for community feedback on agentskill.sh. If installs begin to accumulate in the next 30 to 60 days, watch for user ratings and comments that might reveal field-discovered bugs (missed alert types, incorrect cost estimates, jurisdiction-specific issues). If the skill remains at zero installs after six months, the hypothesis is that the target audience (Brazilian real estate investors and advisors) either does not use Claude Code for this task, or has settled on a commercial alternative. Finally, watch for updates to Block 6 and supporting files; the current incompleteness suggests the skill is either newly published or abandoned.

Further Reading

• leiloeiro-edital on agentskill.sh - The primary skill listing and installation page.
• agentskill.sh CLI documentation - Instructions for installing and rating skills in Claude Code environments.
• Brazilian Procedural Code (CPC) Article 873 - Judicial auction rules cited in the skill.
• Lei 9.514/97 (Brazilian Fiduciary Alienation Law) - Extrajudicial auction framework referenced in Block 1.
• CNJ (Conselho Nacional de Justiça) Leilões - Official Brazilian judicial auction registry and case law source.