What this cannot tell you
This page exists because a service that only lists what it can do is not telling you enough to decide with. Everything here is a real limit, and none of it is going to be fixed by us quietly.
We do not check title, and we do not find liens
If you send us a title document we will read it and tell you what it says. We cannot confirm what the title actually says today, because we do not search the public record, and a title report in a package can be weeks old. A lien recorded after it was pulled will not appear anywhere in what we produce. If title is the question, a title company answers it and we do not.
We do not know the permit history
If a previous owner finished a basement, moved a wall or added a bathroom without pulling a permit, nothing in the disclosure package is obliged to mention it, and we will not find it. Unpermitted work can affect insurance, resale and what a lender will lend. The place to ask is the local building department, and it is usually a phone call.
No person reads your report before you do
It is produced automatically, start to finish. Some services in this category put a human reviewer in the loop and say so. We do not. That makes ours faster and cheaper, and it means there is no second pair of eyes catching a mistake before it reaches you. You should weigh that, and we would rather you weighed it now than discovered it later.
We will not catch everything
Nobody does, and any service telling you otherwise is selling you something. What we can do that most cannot is tell you where we could not look. A finding we never made because no document covered that part of the house appears in the coverage list as a gap, rather than as silence you might mistake for good news.
State-specific requirements cover California and Kentucky only
In those two states we can tell you what a seller is required to disclose and whether the package appears to contain it. Everywhere else we read your documents exactly the same way and apply the same judgement, but we will not tell you what your state requires, because we have not encoded it and we will not guess.
Utility costs are modelled from state averages
Not from this property’s bills. A large draughty house in the same state as a small efficient one gets a similar estimate from us, because the input is the state average rather than the meter. Treat the number as a rough order of magnitude and ask the seller for twelve months of actual bills.
We have never measured our own accuracy
There is no published figure because there is nothing honest to publish. Measuring it would need a corpus of packages where the truth is known afterwards, and we do not have one. Anyone in this category quoting you a percentage should be asked what they measured it against, how many cases, and who checked.
Why we publish this
Every service in this category ships a line saying no tool catches everything. It is true, and as a caveat at the bottom of a page it is worthless, because it does not tell you which thing was missed.
Our answer is the coverage list: every part of the house, each one marked. You will know what we read, what we could not read, and what nobody looked at. That is not a smaller claim than “we find everything”. It is the only one either of us can actually keep.