Property readiness along with informed disclosure

Risk intelligence for homebuyers. Limn Pro reads your documents and gives you the full picture in plain English.

Tap any screen in the phone or use the links above to navigate. This prototype demonstrates the full Limn.pro property analysis flow.

Sample report. The permit records are drawn from real public records, with permit numbers scrambled and no street address, owner or contractor names. Findings, businesses, credentials and prices shown elsewhere are illustrative.

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Limn Pro
Decision intelligence for homebuyers and sellers
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Limn Pro
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Limn Pro
Decision intelligence for homebuyers and sellers

Property readiness along with informed disclosure Identify questions earlier then route work to licensed experts.

Upload your inspection report, disclosures, and transaction documents. Limn Pro reads everything and helps you understand what it means before you sign anything.

Limn Pro is in beta.

Your property
Property address
🏡
1847 Maple Ridge Drive
Austin, TX 78704 · 3 bed · 2 bath · 1,820 sqft · Built 1978
✓
🏠
1847 Maple Ridge Court
Cedar Park, TX 78613 · 4 bed · 3 bath · 2,240 sqft · Built 2004
✓
Confirmed property
1847 Maple Ridge Drive
Austin, TX 78704 · 3 bd · 2 ba · 1,820 sqft · Est. $612,000
Upload documents

Give Limn Pro the documents you've received. Tap each one to mark as uploaded.

Uploaded
3 / 7
✓
Home Inspection Report
Standard full property inspection
Required
✓
Seller's Disclosure Notice
SDN - seller's known defects (Tex. Prop. Code §5.008)
Required
✓
TREC Contract (Resale)
One to Four Family Residential - TREC 20-18
Required
✓
Termite Report & Work Orders
WDI report (NPMA-33) - wood-destroying insects
Optional
✓
Fumigation Certificate & TDA Notice
Completion certificate + notice
Optional
✓
Roof, HVAC, Plumbing & Sewer
Specialist inspection reports
Optional
✓
Repair Receipts & Contractor Quotes
Any existing work documentation
Optional

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Limn Pro is reading your documents.
This usually takes 10–20 minutes. You can leave; we'll keep working.
Reading inspection report…
Cross-checking with SDN disclosure…
Pulling Austin permit records…
Calculating cost-to-cure…
Drafting your negotiation ask…
Good morning, Sofia.
S
Thu, May 14 · 3 things need your attention
Under contract · Day 8 of 30
1847 Maple Ridge Drive
Austin, TX 78704 · 3 bed · 2 bath · 1,820 sqft · Built 1978 · $612K
3 issues found · 1 permit gap · Tap for breakdown
What needs you this week See all →
🚩
Sellers didn't disclose the attic moisture
"The inspector found active moisture staining on the north-facing roof decking. The SDN checked 'no known roof issues.'"
Address now · Cost to fix: $2,100
⚠️
No permit for the 2019 garage conversion
"The Austin permit office has no record of the garage-to-bedroom conversion. This could affect insurance and resale."
This year · Retroactive permit: $1,050
💬
Your ask to Maria is drafted & ready
"Three houses in, you know how to ask. Limn Pro made sure the receipts are airtight."
Send anytime · $4,700 credit ask
⚖️
Document analysis ready - 2 critical flags
"Limn Pro reviewed 65 pages across 3 documents. Two items need action before your termination option expires on May 25."
✦ Powered by Limn Pro · Tap to review
Quick access
💰
Cost-to-cure
$11,240 total
🏛
Permit history
1 gap found
📄
My documents
3 analyzed
✍️
Negotiation ask
Ready to send
🔧
Contractors
8 near you
⚖️
Document analysis
Powered by Limn Pro
Disclosure cross-check
Sellers didn't mention the attic moisture issue.
🚩 Material non-disclosure
📝 What the seller said - SDN Page 4
"No known roof issues. Roof replaced 2019."
Seller's Disclosure Notice · Section B, Item 3
🔍 What the inspector found - Report Page 12
"Active moisture staining on north-facing attic decking. Evidence of slow leak. Photo evidence on page 14. Recommend remediation within 60 days."
Home Inspection Report · Section 4.2 - Roof Structure
⚑ The gap - what this means for you
"The seller stated no known roof issues. The inspector found active moisture damage. These two documents directly contradict each other."
This is a strong basis for a repair credit request or price reduction.
Estimated repair cost - Austin, TX
$2,100
Roof decking repair + attic insulation + drywall · 3 contractor estimates
Limn Pro's read: This is one of the clearest disclosure gaps in your report. The seller's statement and the inspector's findings directly contradict each other. This alone could be worth $2,100 in credit - ask for the midpoint.
Cost-to-cure
Total cost-to-cure
$11,240
Across 6 issues · grouped by urgency
Localized for Austin, TX 78704 · Live data
Now - address before closing
🏚
Attic moisture repair
Roof decking + insulation + drywall · View materials →
$2,100
NOW
⚡
Panel inspection + permit
Outdated 1978 electrical panel · View materials →
$1,800
NOW
This year - schedule within 12 months
🏗
Retroactive garage permit
2019 conversion - no permit on file · View materials →
$1,050
THIS YEAR
🚿
Plumbing - slow drains
Main line flush + 2 drain clears · View materials →
$890
THIS YEAR
Eventually - plan within 5 years
❄️
HVAC system replacement
Unit is 16 years old, nearing end of life · View materials →
$4,200
EVENTUAL
🌿
Sewer scope - tree roots
Minor intrusion, monitor for now · View materials →
$1,200
EVENTUAL
Your negotiating power: The "Now" items ($3,900 combined) are your strongest ask - they're documented, cross-referenced, and defensible.

The story of the house

Every permit we located in city records for 1847 Maple Ridge Drive - what was finished, what was never signed off, and the work that has no permit at all.

12 permits located 12 documents retrieved 4 code citations
2026 · BPR2025-6134
Detached covered patio
Permit issued Feb 12, 2026 for $5,000 of work. No final inspection on record. An open permit transfers with the house - and so does the obligation to close it.
Never finaled 📄 View permit document
2022 · BPR2022-8407
Second-floor addition - 135 sf office
Application filed Apr 14, 2022 for $22,000 of work. The city never issued the permit. If this addition exists, it was built without one - ask what happened here before you sign.
Applied, never issued
2015 · BP157903
Pool & spa - 1,200 sf, gas and electrical
Permit issued Apr 22, 2015 for $58,560, covering gas and electrical runs to the BBQ and fire pit. No final inspection on record. Gas and electrical that were never signed off are worth a licensed look.
Never finaled 📄 View permit document
2014 · BP148312
Whole-house remodel - +752 sf ground floor, +1,466 sf second story
Permit issued Feb 25, 2014 for $440,462 and finaled Feb 13, 2015 - the only permit on this property that was ever signed off.
Three findings in your inspection sit inside this permit’s scope: roof framing, water intrusion at the roof storage closet, and crawlspace waterproofing omitted. Finaled does not mean defect-free - it means an inspector signed a card. Here is what that card missed:
4 code citations against this permitted work - all major, all traced to your inspection report
CBC R1203major Standard of care - CBC 1203 and CRC R408
IRC R301.1.3major Original drawings, sheet S-1 detail 18/FD-1 - 2012 IRC §R301.1.3
IRC R312.1.3major Literature and calculations - 2012 IRC §R312.1.3
IRC R317.1major Original drawings, sheet S-1 and detail 38/FD-2 - 2012 IRC §R317.1
Permit finaled 📄 View permit document
2014 · BP146725
200-amp metered panel - overhead to underground
Permit issued Nov 6, 2014. No final inspection on record. A service upgrade left open is the kind of thing an insurer asks about later.
Never finaled 📄 View permit document
2011 · BP113947
Furnace replacement - same location
Permit issued Mar 28, 2011. No final inspection on record.
Never finaled 📄 View permit document
Where this came from. This city publishes permits across four departments and a records archive. Limn Pro searched all of them, retrieved the actual permit documents, and told you which sources answered - so “no permits found” never has to mean “we could not look.”

Sample report. Drawn from real public records, with permit numbers scrambled and no street address, owner or contractor names. Findings, businesses and prices elsewhere in this walkthrough are illustrative.

Your ask to Maria

Drafted in your voice · Backed by inspector page numbers · Ready to send
Send to
Maria × + Recipient name
Credit request total
$4,700
Attic moisture repair$2,100
Electrical panel permit$1,200
Unpermitted garage bedroom$1,050
Plumbing - slow drains$350
Drafted message to Maria (your agent)
Hi Maria,

After reviewing the documents with Limn Pro, I'd like to request a $4,700 closing credit based on the following findings:

1. Attic moisture - $2,100
The home inspector found active moisture staining on the north-facing roof decking (report p.12, photo p.14). The SDN states "no known roof issues." This is a direct contradiction. ↳ Inspector Report p.12 · SDN Section B Item 3

2. Electrical panel - $1,200
The 1978 panel was flagged for inspection and permitting. This is a lender and insurance requirement. ↳ Inspector Report p.8 · Austin Code §25-12

3. Unpermitted bedroom - $1,050
The 2019 garage conversion has no permit on file with the City of Austin. The SDN item on additions or alterations made without permits was left blank. ↳ Austin Permit Records · SDN additions/alterations item

I'm happy to proceed with the purchase at the agreed price with this credit applied at closing. Please let me know how the sellers would like to proceed.

Thank you,
Sofia
Limn Pro's note: This ask is conservative. You have grounds for up to $6,200. The $4,700 figure is designed to be accepted - it's specific, documented, and defensible.

Documents

1847 Maple Ridge Drive · 3 analyzed · 5 pending

Analyzed
📋
Home Inspection Report
Uploaded May 10 · 42 pages · 3 flags
Analyzed
📝
Seller's Disclosure Notice
Uploaded May 10 · 12 pages · 2 gaps found
Analyzed
📋
TREC Contract (Resale)
Uploaded May 11 · 11 pages · 2 clauses cited
Analyzed
Pending upload
🪲
Termite Report & Work Orders
Not yet uploaded
Pending
🌡
HVAC Inspection Report
Not yet uploaded
Pending
🚿
Plumbing & Sewer Scope Report
Not yet uploaded
Pending
📃
Fumigation Certificate & TDA Notice
Not yet uploaded
Pending
S
Sofia Reyes
Member since May 2026 · 1 active property
My Property
🏡
1847 Maple Ridge Dr
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My Report
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Cost-to-cure breakdown
$11,240 ›
🏛
Permit history
1 gap ›
✍️
Negotiation ask
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Notifications
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Limn.pro · v1.0 · Risk Intelligence
Contractors

8 contractors near Austin, TX

From city permit records · matched to your 6 open issues
8Near you
6Your issues
100%Covered
Attic Moisture Repair

What you'll need to fix it.

🔴 Address now · Est. $2,100
Bill of materials
🟠 Home Depot SKU list 📋 Tap to copy list
Item Qty Unit $ Total
Materials subtotal $731
⏱ Estimated labor hours 14 hrs · 2-person crew
✓ Copied - paste into your email
✦ Get my real report →
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