Questions, answered — and a human on the other end.

You upload the paperwork from your transaction — inspection report, seller disclosures, SPQs, contracts, addenda, specialist reports. Limn Pro reads all of it, compares the documents against each other, checks public permit records for the property, and produces a plain-English report covering:

1. Issues that need attention, separated from ordinary future maintenance
2. Estimated repair cost ranges, with a bill of materials where we can build one
3. Disclosure gaps — where the inspector's findings and the seller's disclosures don't line up
4. Permit history and potential unpermitted work
5. A drafted, itemized negotiation ask backed by document references and page numbers

Minutes, not days — usually well under half an hour for a typical document set. Large sets, scanned documents that need OCR, and properties in jurisdictions with slow public-records systems take longer. During the beta, reports run one at a time, so yours may wait briefly behind another before it starts.

The app shows progress while it works, and you can close the tab; the report will be waiting in your account.

As soon as you have the inspection report and disclosures in hand, and well before your contingency window closes. The negotiation ask is only useful while you still have leverage.

It's also useful after closing, if you want a clear read on what you bought and what to plan for.

Yes — the beta is open, and you don't need a code or an invite. Go to app.limn.pro and tap Join beta.

You set up an account with your name, email, and a password, review what you're agreeing to on the consent screen, and your first report is free.

Because it's a beta, expect the occasional rough edge. Tell us when you hit one: support@limn.pro.

No. Limn Pro is written for buyers. It's built on the premise that you shouldn't have to be the least informed person in the room, and the report is in plain English for exactly that reason. Agents, attorneys, and inspectors use it too.

Everything tied to the property. The more Limn Pro can cross-reference, the more it can catch:

1. Home inspection report
2. Seller disclosures and the SPQ / TDS
3. Purchase contract, addenda, and counters
4. Specialist reports — termite/WDO, roof, sewer, HVAC, pool, foundation, chimney
5. Preliminary title report and HOA documents
6. Repair invoices, receipts, and warranties the seller provided

Partial sets work. You'll get a useful report from an inspection alone — you'll get a much better one from the full paper trail, because the disclosure cross-check needs both sides to compare.

PDF only, up to 25 MB per file, ten files at a time. Anything else is turned away at the upload screen with the reason.

Scanned PDFs are fine — we run OCR on them — but a clean digital PDF always produces a better read than a photograph of a page taken at an angle. If a document was emailed to you as a PDF, upload that original rather than a screenshot of it. If what you have is loose photos of pages, combine them into a single PDF first; your phone's scanner app or Preview on a Mac will do it.

Yes. The upload screen has a Google Drive option alongside the file picker, including files on shared drives. You grant access to the files you pick and nothing else, and the same PDF and size rules apply.

Yes. Add the new documents to the property and re-run the analysis. Limn Pro detects duplicate uploads, so re-uploading a file you've already submitted won't double-count it or distort the findings.

The document view shows the state of your entire paper trail — analyzed, pending, or missing — with flags and gaps called out per document. You always know what it has read and what it's still waiting on.

Yes. Each property is separate, with its own documents and its own report. If you're comparing two houses, run both.

"Needs attention," "Review," and "Noted" describe how much scrutiny we think a finding deserves. They are informational, not instructions — you decide what to act on. Nothing in a Limn Pro report tells you to buy, walk, or renegotiate.

From materials and labor pricing combined with regional cost data, adjusted for the property's location. Where we can, a finding comes with an actual bill of materials: products, quantities, unit prices, and estimated labor hours.

These are planning estimates, not bids. Actual costs vary with access, scope discovered during work, and who you hire. Use them to size the problem and to have a grounded conversation with a contractor — not as a number to hold anyone to.

Limn Pro lines up what the seller disclosed against what the inspector found, side by side, with page numbers. Where the two don't line up, you see the gap. That gap is often the most valuable thing in the report — it's the difference between what you were told and what's there.

Yes — it's yours. Send it to your agent, attorney, contractor, or lender. The disclaimer travels with the report so anyone reading it knows what it is and isn't. Reports are confidential to your account and are never shared with other Limn Pro users.

It's a drafted starting point — itemized, with document references, page numbers, and cost estimates supporting each line. Read it, edit it to your situation, and run it past your agent or attorney before it goes anywhere. It's written to be defensible, not to be sent unread.

Public records published by the city or county with jurisdiction over the property — open-data portals, permit systems, and public archives. We lay the results out as a timeline of the property's life and flag work that appears to lack a matching permit.

Every report includes a "what we checked" summary naming the sources we reached for that property, so you can see the basis for the finding instead of guessing at it. When coverage for a jurisdiction is thin, the report says so rather than presenting silence as a clean result.

If permit history is decisive for your decision, confirm it directly with the permitting authority.

Treat it as a question to ask, not a conclusion. Records get mis-filed, addresses get entered wrong, and older work predates digital records entirely. Verify with the permitting authority, and ask the seller directly — the disclosure answer to that question is itself informative.

It is not a home inspection, an appraisal, an engineering service, or legal advice, and it isn't a substitute for any of them. Nobody from Limn Pro visits the property. The analysis is only as good as the documents you provide and the public records we can reach.

Limn Pro also doesn't represent you in the transaction and owes no fiduciary duty to anyone. It's an independent tool. Full detail in the Terms.

Good enough to be useful, not good enough to be taken on faith. Results are probabilistic — treat them as guidance, verify what matters against the original document, and check important findings with a licensed professional before acting.

We'd rather tell you this plainly than let you discover it at the wrong moment.

Please tell us — email support@limn.pro with the property address and which finding is off. Disputed findings are escalated to an engineer who checks the actual report rather than guessing at it, and we come back to you with what we found. Reports like these are how the analysis gets better.

Yes, and you agree to that specifically at signup — it's not buried in a policy. We use uploaded documents and the analysis from them for model evaluation, model development, and derived features, and anonymized excerpts may be used in patent filings and in investor or technical review. Personal details are stripped before document text goes to an AI model.

What we don't do: sell your information, or share your documents with other users. The full picture is in the Privacy Policy.

In the app: Account & privacy → Delete my account & data. It's self-service, immediate, and permanent — your account, every document you uploaded, and every report generated from them are deleted and cannot be recovered. Export anything you want to keep first.

De-identified analysis records are retained with no name, email, or account link attached. Exactly what goes and what stays is listed in the Privacy Policy.

Prefer we do it? Email support@limn.pro. We verify you control the account email, run the same deletion, delete the support conversation too, and confirm when it's done.

Use the "Forgot password" link on the sign-in screen at app.limn.pro. If the reset email doesn't arrive, check spam, then email support@limn.pro from the address on the account.

You pay per report — one flat price, one property, everything included. There is no subscription and nothing recurring, so there's nothing to cancel. Your first report during the beta is free.

When a report does need paying for, the app shows the price and what's included before you go to checkout, and payment is handled by Stripe — we never see your card. Nothing is ever charged silently. Billing questions and disputes go to support@limn.pro and reach a human, not a form.

Yes — accounts are per-person. Documents and reports are confidential to the account that created them, so sharing a report with a professional means sending them the report, not giving them your login. Don't share credentials.

1. Confirm the file opens on your own machine — corrupted PDFs are a common cause.
2. Very large files and heavily scanned documents take longer; give it a few minutes before retrying.
3. If the document is password-protected, remove the protection and re-upload.
4. Still stuck? Email support@limn.pro with the filename and the exact error text.

You can safely close the tab — reports finish in the background and appear in your account. If one has been sitting for much longer than usual, email support@limn.pro with the property address and roughly when you started it, and we'll look at the job directly.

Reload the page first — that clears most of it. If it persists, tell us what browser and device you're on along with what you were doing, and a screenshot if you have one. Browser privacy extensions and corporate network filters occasionally block parts of the app; that's worth mentioning if it applies to you.

Check spam, then add limn.pro to your safe senders. If it's still missing, write to support@limn.pro from a different address and tell us which account it's for.