A 200-page disclosure package can hide a $150K problem on page 147. We read every page, with in-house legal expertise, and tell you what to negotiate — before you write your offer. 24-hour turnaround.
Most agents glance at the TDS and the Section 1 inspection summary. We read every word of every document, cross-reference, and flag what doesn't add up.
Every seller-disclosed defect, every “to the best of seller's knowledge” weasel. Cross-checked against inspection reports for inconsistencies that suggest concealed issues.
Earthquake fault zones, flood zones, fire severity zones, special flood hazard areas. We translate the alphabet-soup into what it actually means for your insurance, financing, and resale.
What the agent's pest report calls “deferred maintenance” we call “a $30K bill”. We line-item Section 2 work, get rough contractor bids on request, and tell you what to credit-back at close.
Recorded easements, prescriptive easements, encroachments, setback violations, undisclosed shared infrastructure. The kind of thing that doesn't show up until you try to add a deck and your neighbor sues.
HOA reserve study, special assessment history, pending litigation, rental restrictions, architectural limitations, and the next three years of dues trajectory.
What was permitted? What was built without a permit? What's the rollback risk if the city catches an unpermitted bedroom? We map every recorded permit to every visible structure on the property.
From the moment you send us the disclosure link, you have a full review and an action plan within 24 hours.
Share the disclosure link (Glide, Disclosures.io, dropbox, anything). We confirm receipt within an hour during business days.
Every page of every document, cross-referenced, annotated, with concerns flagged in priority order: red (deal-killer), yellow (negotiate), green (fine).
30-minute video call where we walk you through what we found, what it means, and what to ask for in your offer or counter.
One-page action memo: things to credit, things to inspect further, things to walk away from. Sent within 24 hours of review.
Anonymized examples of what we've found in real disclosure packages over the last 12 months. Names, addresses, and specifics changed; numbers are real.
A $3.4M Marin home, beautifully renovated, with a paved driveway that turned out to be a recorded prescriptive easement — meaning the neighbor had legal right to use it, and could block any modification. The seller's agent had not flagged it.
$2.9M Eichler listed as 4BR. Permits showed only 3BR. The fourth was an unpermitted garage conversion that would be rolled back if reported, costing the buyer 25% of the home's value on resale.
The pest report's Section 1 summary listed $12K of work. The Section 2 (recommended but not required) listed line items totaling $97K of foundation and subfloor work that would be required within 5 years.
SF condo with a "healthy reserve" per the seller. The HOA board meeting minutes (page 142 of the package) showed an upcoming vote for a $1.2M elevator replacement, with this unit's share at $42K.
Free for active McMullen buyer clients. Flat fee for non-clients who want a one-off review.
Drop the disclosure link below (Glide, Disclosures.io, dropbox, anything) and we'll confirm receipt within the hour. Review back within 24 hours.
If you're not sure you want a full review yet, leave the link field blank and tell us about the property — we'll let you know whether a review is worth your while.