Property diligence decoded

See what matters before you decide.

Upload your inspection report, disclosures, SPQs, permits, and transaction documents. Limn helps surface what's easy to miss, explains what it means, and shows you what could change your decision before you sign.

Join our beta →

Limn Pro is in beta. Create your account above with an email and password — your first report is free.

Minutes—
Not daysFull document review
Risk before commitmentIssues, costs, gaps, and next steps
60+ pages readKey issues surfaced, so less slips by
Limn Pro cost-to-cure screen
Limn home dashboard with issues that need attention
Limn Pro document analysis screen
✦ Disclosure cross-checking ✦ Cost-to-cure estimates ✦ Permit history timeline ✦ Negotiation asks with receipts ✦ Bills of materials ✦ Suggested contractors ✦ Document analysis powered by Limn Pro
How it works

From scattered documents to
decision clarity.

Limn turns the documents you already have into a clear view of the risks, costs, gaps, and questions that matter before your contingency window closes.

1

Upload what you have

Inspection report, disclosures, SPQs, contracts, addenda, termite reports, HVAC reports, pool reports, invoices, and anything else tied to the property.

Document upload screen
2

Limn connects the dots

We compare your documents against each other, check public permit records, surface contradictions, and identify what may be missing.

Limn Pro analyzing documents
3

Know what could change the decision

Get a plain-English report showing urgent issues, likely costs, disclosure gaps, permit concerns, items to review, and suggested negotiation asks.

Limn Pro home dashboard
🚩 Disclosure cross-check

See where the paperwork doesn't line up.

Limn lines up what the seller disclosed against what the inspector found — side by side, with page numbers — so you can see where the two don't match.

  • Seller statements vs. inspector findings, quoted verbatim
  • Each claim linked to a document, section, and page
  • Localized repair estimate attached to each issue
Finding detail with evidence cards
💰 Cost-to-cure

Every issue needs context. Cost is part of the context.

Limn estimates likely repair costs and separates urgent problems from future maintenance, so you know what matters before negotiating.

  • Estimated total cost-to-cure, shown as a range
  • Urgency triage: now / this year / eventually
  • Built-in negotiating-power summary
Cost-to-cure breakdown
🏛 Permit history

The story of the house — including the missing chapters.

Limn Pro pulls the recent permits on file with the city and lays out the property's life on a timeline. Potential unpermitted work is flagged for review before it becomes your liability.

  • Recent city permit timeline we can locate in available city records
  • Unpermitted work flagged with next steps and costs
  • Scope mismatches tied back to inspection findings
Permit history timeline
✍️ Negotiation ask

Your ask, drafted — with the receipts attached.

Limn drafts a clear, itemized request backed by document references, page numbers, cost estimates, and the specific issues that support the ask.

  • Itemized credit request with document links
  • Drafted in your voice — yours to edit before you send
  • Talking points to review with your agent
Drafted negotiation ask
🛒 Materials & fix-it plans

From finding to fix—with real numbers.

Every issue comes with an estimated bill of materials — likely products, store SKUs, quantities, and ballpark unit prices and labor hours. Walk into the hardware store, or a contractor conversation, with a starting number.

  • Itemized bill of materials per issue
  • SKUs, quantities, and estimated unit pricing
  • Labor-hour estimates and permit fees included
Bill of materials
🔧 Suggested contractors

Know who to call—and why.

Limn maps issues to the right type of contractor and helps you understand what to ask before you start spending money.

  • Pulled permits with the city · license shown where on record
  • Matched per issue, with quotes where available
  • Call, email, or visit — straight from the app
  • Options to vet yourself — Limn doesn't endorse or guarantee any contractor
Matched contractors list
📄 Document hub

Every document, accounted for.

Analyzed, pending, missing — one place shows the state of your entire paper trail, with flags and gaps surfaced per document. You always know what Limn Pro has read and what it still needs.

  • Analysis status for every document
  • Flags and gaps surfaced per file
  • Reminders for what's still missing
Documents hub

A plain-English summary of the documents in your transaction.
Before you sign.

Limn reads through your contract, disclosures, and addenda, points you to the sections worth your attention and summarizes them in plain English with source citations, so you know what to raise with your agent or attorney.

Document analysis with highlighted clauses
Key flags, plain-English, fully document-referenced
Legal chat
Ask about anything in your documents — Limn locates the relevant sections and explains them. It doesn't give legal advice.
60+Pages reviewed on average
2 items to reviewFlags caught before closing
§ document backedEvery flag tied to a clause

Limn provides automated document analysis, not legal advice. Review findings with your agent or attorney before closing.

"
Limn caught what a routine review would have missed and gave us the documentation to negotiate $60,000 in repair credits before closing. That's the kind of clarity clients need before the money moves.
Brett Smith · Founder, Notch Luxury Properties · Orange County, CA
Individual results. Not typical, and not a guarantee of any outcome.
Why Limn

Limn means to depict clearly.

To outline. To illuminate what was hard to see. That is exactly what we do.

Every expensive mistake begins with something someone didn't know, didn't see, or didn't understand in time. Limn helps homebuyers see the risks, gaps, costs, and questions before they commit.

We don't replace judgment. We strengthen it.

Limn reveals what matters before the decision is made.

Know what matters before it becomes yours.

Get your Limn report before your contingency window closes—cost estimates, permits, disclosure gaps, items to review, and a draft ask you can edit.

Join our beta →

Most companies want every personal detail they can get. We want as few as possible. Personal information gets filtered out before it ever reaches an AI, we keep the bare minimum, and we de-identify even that. We're not being generous — we just think that's how it should work.

Limn Pro welcome screen