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Upload inspection reports and disclosures. Get AI-powered risk scores, cost-to-cure estimates, permit history, and negotiation framing — in minutes.
Six intelligence modules,
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Everything you need to negotiate confidently — delivered minutes after upload.
Disclosure Verification
Cross-reference every seller disclosure against all inspection findings. Flag omissions before you're legally bound.
Cost-to-Cure Estimates
Localized repair pricing for every issue — critical, moderate, and cosmetic — so you know exactly what to negotiate.
Permit History & Flagging
Full building permit record. Unpermitted additions and expired permits surfaced with clear implications.
Home Depot Bill of Materials
Localized materials list for every issue — a concrete starting point for repair scoping and contractor talks.
Risk Scores
Priority ranking so deal-breakers are immediately visible and cosmetic issues can be skipped in negotiations.
Negotiation Framing
Ready-to-use request language and strategy for every finding — backed by data, not guesswork.
Built for every professional
in the transaction
Home Buyers
Understand exactly what you're buying before you're legally bound.
- Negotiate with data-backed confidence
- Catch seller omissions before closing
- Know what each issue costs to fix
Real Estate Professionals
Empower your clients with precision, data-backed intelligence in seconds, not hours.
- Outpace the market with AI-driven analytics that reveal hidden value
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Real Estate Attorneys
Comprehensive risk analysis and disclosure discrepancy reports.
- Catch omissions early with documented evidence
- Support transactions with structured data
- Streamline pre-closing review workflows
Home Inspectors
Enhance your deliverables with richer context and cost data.
- Add localized cost estimates automatically
- Surface permit history alongside findings
- Position your services at a premium tier
Every document in your transaction, analyzed
Most tools handle one type. Liminal Spaces reads the entire transaction stack and finds connections across every page.
- Standard home inspection reports
- Transfer Disclosure Statement (TDS)
- Seller Property Questionnaire (SPQ)
- Agent Visual Inspection Disclosure (AVID)
- Termite reports and work orders
- Fumigation Completion Certificate & SPCB notice
- Roof, Pool, Spa, HVAC, Plumbing & Sewer inspections
- Any repair receipt or contractor quote
TDS vs. Inspection
Sellers must disclose known defects. Our AI catches what was missed — or intentionally omitted.
Permit History Matters
Unpermitted additions can become the buyer's liability. We pull the full permit record for every property.
Local Pricing = Real Numbers
Cost estimates use local labor and material rates — not national averages — for precise negotiation leverage.
Common questions
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From documents to
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No expertise required. Our AI reads every page, cross-references every disclosure, and delivers actionable intelligence in minutes.
Three steps, complete intelligence
Upload Your Transaction Documents
Drop in any combination of inspection reports, TDS, SPQ, AVID, termite reports, or other transaction documents. PDFs and scanned files both work. Upload all documents from a single transaction at once — the more you provide, the richer the cross-referencing.
AI Analyzes & Cross-References Everything
Our AI reads every page simultaneously, cross-references disclosures against inspection findings, identifies unpermitted work by pulling live permit records, assigns risk scores, and calculates localized repair costs using regional data.
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Within minutes: risk-prioritized findings, cost-to-cure estimates, Home Depot bill of materials, contractor recommendations, and ready-to-use negotiation framing. Everything you need to walk in with data, not instinct.
What you receive in every report
Six intelligence modules delivered in a single comprehensive report — usually within 10 minutes.
Disclosure Verification
Side-by-side comparison of TDS disclosures vs. inspection findings. Every discrepancy flagged with supporting evidence.
Cost-to-Cure Estimates
Localized repair pricing organized by urgency: critical (negotiate now), moderate (schedule), cosmetic (skip).
Permit History Report
Full building permit record. Unpermitted additions flagged with their legal and financial implications.
Home Depot Bill of Materials
Itemized materials list for every repair — with local pricing — so you and contractors start from the same page.
Risk Priority Scores
Each finding scored by impact, urgency, and negotiation leverage so you instantly see where to focus your ask.
Negotiation Framing
Ready-to-send language for each repair request, structured as a professional credit or concession ask.
Without Liminal Spaces vs. with it
- Skim the inspection summary and hope you caught everything
- Guess at repair costs or pay for a separate estimate
- Miss seller omissions hidden in the TDS fine print
- Negotiate on instinct with no data to back your ask
- Discover unpermitted work after closing
- Every finding risk-scored and prioritized automatically
- Localized cost-to-cure estimates for every issue in minutes
- TDS vs. inspection discrepancies flagged with documentation
- Ready-to-use negotiation language backed by data
- Full permit history pulled and flagged before you commit
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- Everything in Single Report
- 10 property reports
- Credits never expire
- Customized reports via direct contact
- Add your branding to each report
- Save 29% per report
- Secure checkout via Stripe
Full feature comparison
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The Transaction Intelligence Blog
Expert guides on real estate due diligence, negotiation strategy, and AI-powered transaction analysis.
Latest Articles
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Read →The Termite Report: Section 1 vs Section 2 Explained
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Read →5 Ways AI Reports Help Agents Win More Offers
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Read →HVAC Inspection Red Flags & 2025 Cost Ranges
System age, ratings, and history — signals that matter before negotiations.
Read →Foundation Issues: Cosmetic or Deal Breaker?
Not all cracks are equal. Types, severity, and cost ranges explained.
Read →Ready to analyze your next transaction?
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The people behind
Liminal Spaces
A team of real estate professionals, engineers, and AI researchers building better tools for smarter transactions.
Meet the team
Built on a belief that data wins
Every feature comes from a simple conviction: better information leads to better real estate decisions.
Accuracy First
Every cost estimate, risk score, and permit flag is grounded in real, localized data — not national averages or guesswork.
Speed Matters
Real estate deals move fast. We deliver comprehensive intelligence in minutes so you're never left waiting when it counts most.
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A real AI-generated transaction intelligence report — Sunset Ridge Estate, Dana Point CA.
info@liminalspaces.ai | (949) 841-5161
| Document Name | Pages |
|---|---|
| General Home Inspection Report.pdf | 258 |
| Termite & Pest Inspection.pdf | 12 |
| Natural Hazard Disclosure (NHD).pdf | 34 |
| Issue | Subsystem | Status | Disclosure | Cost Est. | Details |
|---|---|---|---|---|---|
| Flashing Maintenance Needed | Roofing | Open | undisclosed | $3,250 | Based on the current age of the roof system, all roof penetrations and flashings should be resealed to prevent leaks during the rainy season. |
| Senate Bill 442 Pool Safety Compliance | Pool & Spa | Open | undisclosed | $2,875 | A minimum of two drowning prevention methods must be installed by the sellers prior to transfer. The home had none installed. |
| Missing AFCI Circuit Breakers | Electrical | Open | undisclosed | $1,040 | The 2020 NEC requires all 120v 15 and 20 amp branch circuits be protected by AFCI breakers to reduce fire risk. |
| Child Barrier Fence Recommended | Landscaping & Grounds | Open | undisclosed | $2,587.50 | A properly installed child barrier fence is highly recommended for pool safety. |
| R-22 Refrigerant Warning | HVAC | Open | undisclosed | $2,000 | The EPA has mandated cessation of R-22 refrigerant distribution. Servicing R-22 equipment will become cost prohibitive. |
| Corrosion Noted at Plumbing | Plumbing | Open | undisclosed | $1,322.50 | Evidence of corrosion was noted. Prone to leaks. Replacement recommended. |
| Issue | Subsystem | Status | Disclosure | Cost Est. | Details |
|---|---|---|---|---|---|
| Water Stains in Garage Ceiling | Interior & Finishes | Open | undisclosed | $1,500 | Water stains were noted in the garage. No moisture on the day of inspection. Hidden damage may exist in areas not readily visible. |
| Smoke Detector Outdated | Fire Safety | Open | undisclosed | $150 | Smoke detector is outdated. Replacement recommended per current standards with combination smoke and carbon monoxide detector. |
| Calcium & Corrosion at Shut-Off Valve | Other | Open | undisclosed | $259 | Calcium and corrosion at the hot water heater shut-off valve. Early indication of valve failure, subject to future leaks. |
| Issue | Subsystem | Status | Disclosure | Cost Est. | Details |
|---|---|---|---|---|---|
| Furnace System Outdated | HVAC | Open | undisclosed | $1,400 | The furnace system is outdated and considered inefficient. Client should consider the cost of upgrades prior to close of escrow. |
| Ductwork Resealing Needed | HVAC | Open | undisclosed | $1,400 | Based on age and condition, ductwork should be resealed for energy savings and cleaned for indoor air quality. |
| Grease Buildup on Vent Hood | Other | Open | undisclosed | $350 | Grease buildup was noted on the vent hood. Cleaning is recommended as part of regular maintenance. |
| HVAC | $4,800 |
| Roofing | $3,250 |
| Pool & Spa | $2,875 |
| Landscaping & Grounds | $2,587.50 |
| Interior & Finishes | $1,500 |
| Plumbing | $1,322.50 |
| Electrical | $1,040 |
| Other | $609 |
| Fire Safety | $150 |
| Total | $18,134 |
The permit history for this property shows four documented projects. In late 2016, a full reroof (4,200 sq ft) was completed and finalized in January 2017. In 2018, a 200 amp electrical panel upgrade was completed. In 2020, a 492 sq ft pool and spa was added and finalized in February 2021. Most recently, in August 2024, a kitchen remodel permit was filed for gas line relocation, island plumbing, and exhaust ventilation.
Patterns & Recurring Issues
The first three permits follow a healthy pattern of distinct, well-documented improvements. However, the most recent kitchen remodel permit (M24-0893) breaks this pattern — it was issued in September 2024 but has not been finalized after more than 18 months. This is a significant red flag.
Gas line relocation and plumbing modifications require final inspection sign-off. The absence of a final inspection after 18+ months raises serious concerns: gas line work without final inspection poses a potential safety hazard; the buyer may inherit liability for uninspected work; the City may require the new owner to open walls for re-inspection; insurance companies may deny claims related to uninspected work.
Recommendations for Buyers
- 1Demand Permit Closure — Request the seller obtain final inspection sign-off on permit M24-0893 before close of escrow. Do not accept the property with open permits involving gas work.
- 2Gas Line Safety Inspection — Hire a licensed plumber to pressure-test the relocated gas line and verify it meets current code, regardless of permit status.
- 3Escrow Holdback — If the seller cannot finalize the permit before closing, negotiate an escrow holdback of at least $5,000–$10,000 to cover potential re-inspection and remediation costs.
- 4HVAC Assessment — No HVAC permits on record. Given the R-22 refrigerant concern flagged in the inspection, an HVAC contractor evaluation is critical before closing.
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