diff --git a/src/common/Common.h b/src/common/Common.h
index c64cbfef..155b00ee 100644
--- a/src/common/Common.h
+++ b/src/common/Common.h
@@ -774,6 +774,15 @@ namespace Core::Common
     Private = 2,
   };
 
+  enum LandEstateFlags : uint32_t
+  {
+    ESTATE_BUILT = 0x1,
+    ESTATE_HAS_AETHERYTE = 0x2,
+    UNKNOWN_1 = 0x4,
+    UNKNOWN_2 = 0x8,
+    UNKNOWN_3 = 0x10,
+  };
+
   struct LandIdent
   {
     int16_t landId; //00
@@ -785,7 +794,7 @@ namespace Core::Common
   struct LandStateSet
   {
     LandIdent landIdent;
-    uint32_t permissionMask; //08
+    uint32_t estateFlags; //08
     uint32_t unkown1; //12
   };
 
diff --git a/src/servers/sapphire_zone/Actor/Player.cpp b/src/servers/sapphire_zone/Actor/Player.cpp
index c75ef7bc..20ae1d12 100644
--- a/src/servers/sapphire_zone/Actor/Player.cpp
+++ b/src/servers/sapphire_zone/Actor/Player.cpp
@@ -95,7 +95,7 @@ Core::Entity::Player::Player() :
   for ( uint8_t i = 0; i < 5; i++ )
   {
     memset( &m_landPermission[i], 0xFF, 8 );
-    memset( &m_landPermission[i].permissionMask, 0, 8 );
+    memset( &m_landPermission[i].estateFlags, 0, 8 );
   }
 
   m_objSpawnIndexAllocator.init( MAX_DISPLAYED_EOBJS );
@@ -1587,10 +1587,20 @@ void Core::Entity::Player::sendZonePackets()
   auto pHousingMgr = g_fw.get< HousingMgr >();
   if( Core::LandPtr pLand = pHousingMgr->getLandByOwnerId( getId() ) )
   {
-    setLandState( LandStateSlot::Private, 0x00, pLand->getLandId(), pLand->getWardNum(), pLand->getTerritoryTypeId() );
+    uint32_t state = 0;
+
+    if( pLand->getHouse() )
+    {
+      state |= ESTATE_BUILT;
+
+      // todo: remove this, debug for now
+      state |= ESTATE_HAS_AETHERYTE;
+    }
+
+    setLandState( LandStateSlot::Private, state, pLand->getLandId(), pLand->getWardNum(), pLand->getTerritoryTypeId() );
   }
 
-  sendLandPermissions();
+  sendLandStates();
 
   auto initZonePacket = makeZonePacket< FFXIVIpcInitZone >( getId() );
   initZonePacket->data().zoneId = getCurrentZone()->getTerritoryTypeId();
@@ -1768,47 +1778,38 @@ bool Core::Entity::Player::isOnEnterEventDone() const
   return m_onEnterEventDone;
 }
 
-void Core::Entity::Player::setLandState( uint8_t permissionSet, uint32_t permissionMask,
+void Core::Entity::Player::setLandState( uint8_t permissionSet, uint32_t estateFlags,
                                                int16_t landId, int16_t wardNum, int16_t zoneId )
 {
   m_landPermission[ permissionSet ].landIdent.landId = landId;
   m_landPermission[ permissionSet ].landIdent.wardNum = wardNum;
   m_landPermission[ permissionSet ].landIdent.territoryTypeId = zoneId;
   m_landPermission[ permissionSet ].landIdent.worldId = 67;
-  m_landPermission[ permissionSet ].permissionMask = permissionMask;
+  m_landPermission[ permissionSet ].estateFlags = estateFlags;
   m_landPermission[ permissionSet ].unkown1 = 0;
 }
 
-void Core::Entity::Player::sendLandPermissions()
+void Core::Entity::Player::sendLandStates()
 {
   auto landPermissions = makeZonePacket< FFXIVIpcLandPermission >( getId() );
 
-  landPermissions->data().freeCompanyHouse = m_landPermission[Common::LandStateSlot::FreeCompany];
-  landPermissions->data().privateHouse = m_landPermission[Common::LandStateSlot::Private];
-  landPermissions->data().apartment = m_landPermission[Common::LandStateSlot::Apartment];
-  landPermissions->data().sharedHouse[0] = m_landPermission[Common::LandStateSlot::SharedHouse1];
-  landPermissions->data().sharedHouse[1] = m_landPermission[Common::LandStateSlot::SharedHouse2];
-  memset( &landPermissions->data().unkownHouse, 0xFF, 8 );
-  memset( &landPermissions->data().unkownHouse.permissionMask, 0, 8 );
-  landPermissions->data().unkownHouse.permissionMask = 2;
-  landPermissions->data().unkown1 = 0;
-  landPermissions->data().unkown2 = 0;
-  landPermissions->data().unkown3 = 0;
-  landPermissions->data().unkown4 = 0;
-  landPermissions->data().unkown5 = 0;
+  landPermissions->data().freeCompanyHouse = m_landPermission[ Common::LandStateSlot::FreeCompany ];
+  landPermissions->data().privateHouse = m_landPermission[ Common::LandStateSlot::Private ];
+  landPermissions->data().apartment = m_landPermission[ Common::LandStateSlot::Apartment ];
+  landPermissions->data().sharedHouse[ 0 ] = m_landPermission[ Common::LandStateSlot::SharedHouse1 ];
+  landPermissions->data().sharedHouse[ 1 ] = m_landPermission[ Common::LandStateSlot::SharedHouse2 ];
 
   queuePacket( landPermissions );
 }
 
-void Core::Entity::Player::sendLandStateSlot( uint8_t slotId, uint8_t landId, uint8_t wardId, uint16_t zoneId )
+void Core::Entity::Player::sendLandStateSlot( Common::LandStateSlot slot )
 {
   auto landPermissions = makeZonePacket< FFXIVIpcLandStateSlot >( getId() );
-  landPermissions->data().type = slotId;
 
-  landPermissions->data().permissionSet.landIdent.landId = landId;
-  landPermissions->data().permissionSet.landIdent.wardNum = wardId;
-  landPermissions->data().permissionSet.landIdent.territoryTypeId = zoneId;
-  landPermissions->data().permissionSet.landIdent.worldId = 67;
-  landPermissions->data().permissionSet.permissionMask = 0;
+  auto slotId = static_cast< uint8_t >( slot );
+
+  landPermissions->data().type = slotId;
+  landPermissions->data().permissionSet = m_landPermission[ slotId ];
+
   queuePacket( landPermissions );
 }
\ No newline at end of file
diff --git a/src/servers/sapphire_zone/Actor/Player.h b/src/servers/sapphire_zone/Actor/Player.h
index 3089dc3b..2a7d5ea6 100644
--- a/src/servers/sapphire_zone/Actor/Player.h
+++ b/src/servers/sapphire_zone/Actor/Player.h
@@ -763,10 +763,10 @@ namespace Core::Entity
 
     // Housing Handling
     //////////////////////////////////////////////////////////////////////////////////////////////////////
-    void setLandState( uint8_t permissionSet, uint32_t permissionMask, int16_t landId, int16_t wardNum, int16_t zoneId );
+    void setLandState( uint8_t permissionSet, uint32_t estateFlags, int16_t landId, int16_t wardNum, int16_t zoneId );
 
-    void sendLandPermissions();
-    void sendLandStateSlot( uint8_t slotId, uint8_t landId, uint8_t wardId, uint16_t zoneId );
+    void sendLandStates();
+    void sendLandStateSlot( Common::LandStateSlot slot );
 
     // Player Battle Handling
     //////////////////////////////////////////////////////////////////////////////////////////////////////
diff --git a/src/servers/sapphire_zone/DebugCommand/DebugCommandHandler.cpp b/src/servers/sapphire_zone/DebugCommand/DebugCommandHandler.cpp
index 72ffb6ee..64723a1f 100644
--- a/src/servers/sapphire_zone/DebugCommand/DebugCommandHandler.cpp
+++ b/src/servers/sapphire_zone/DebugCommand/DebugCommandHandler.cpp
@@ -730,7 +730,7 @@ void Core::DebugCommandHandler::script( char* data, Entity::Player& player, std:
         for( auto it = scripts.begin(); it != scripts.end(); ++it )
         {
           auto script = *it;
-          player.sendDebug( " - '" + script->library_name + 
+          player.sendDebug( " - '" + script->library_name +
                             ", num scripts: " + std::to_string( script->scripts.size() ) );
         }
       }
@@ -1019,7 +1019,7 @@ void Core::DebugCommandHandler::housing( char* data, Entity::Player& player, std
         if( pHousing )
         {
           player.setLandState( permissionSet, 0, pHousing->getLandSetId(), pHousing->getWardNum(), pHousing->getTerritoryTypeId() );
-          player.sendLandPermissions();
+          player.sendLandStates();
         }
         else
           player.sendDebug( "You aren't in a housing Zone." );
diff --git a/src/servers/sapphire_zone/Zone/HousingMgr.cpp b/src/servers/sapphire_zone/Zone/HousingMgr.cpp
index f338aaeb..2a88f384 100644
--- a/src/servers/sapphire_zone/Zone/HousingMgr.cpp
+++ b/src/servers/sapphire_zone/Zone/HousingMgr.cpp
@@ -170,8 +170,7 @@ Core::LandPurchaseResult Core::HousingMgr::purchaseLand( Entity::Player& player,
       player.setLandState( LandStateSlot::Private, 0x00, plot,
                                  pHousing->getWardNum(), pHousing->getTerritoryTypeId() );
 
-      player.sendLandStateSlot( static_cast< uint8_t >( LandType::Private ), plot, pHousing->getWardNum(),
-                                     pHousing->getTerritoryTypeId() );
+      player.sendLandStateSlot( LandStateSlot::Private );
 
       //pLand->setLandName( "Private Estate" + std::to_string( pHousing->getWardNum() ) + "-" + std::to_string( plot )   );
       pLand->updateLandDb();
@@ -222,7 +221,7 @@ bool Core::HousingMgr::relinquishLand( Entity::Player& player, uint8_t plot )
 
   player.setLandState( LandStateSlot::Private, 0x00, 0xFF, 0xFF, 0xFF );
 
-  player.sendLandStateSlot( static_cast< uint8_t >( LandType::Private ), 0xFF, 0xFF, 0xFF );
+  player.sendLandStateSlot( LandStateSlot::Private );
 
   auto screenMsgPkt2 = makeActorControl143( player.getId(), ActorControl::LogMsg, 3351, 0x1AA,
                                             pLand->getWardNum() + 1, plot + 1 );
@@ -321,4 +320,7 @@ void Core::HousingMgr::buildPresetEstate( Entity::Player& player, uint8_t plotNu
   player.playScene( 0x000B0095, 0, 4164955899, 0, 1, plotNum, nullptr );
 
   // todo: send perms/flags for house
+
+  player.setLandState( LandStateSlot::Private, ESTATE_BUILT, pLand->getLandId(), pLand->getWardNum(), pLand->getTerritoryTypeId() );
+  player.sendLandStateSlot( LandStateSlot::Private );
 }