How ParcelRiskCheck Verdicts & Data Sources Work

Updated for Free Pilot v0.5 · Contact: parcelriskcheck@proton.me

1. Three Triage Tiers

Verdict	When Assigned	What It Means for Underwriting
DEAL_KILLER	Recorded/city code lien, unpaid daily fine or portal balance > $0, active non-trivial code violation (Open, Not Complied, Fine Run, Unsafe Structure), SB 4-D / 40-yr recertification issue, stop-work order, expired structural/high-impact permit, or unresolved condo master-folio issue.	Immediate title/closing risk surfaced directly from official city/county portals. Order certified lien payoff or submit the pre-filled Fla. Stat. Ch. 119 draft.
REVIEW	Open non-expired permits, non-structural expired permits, investigation-in-progress or complaint-received code items ($0 fees), BTR/ABL/vacant-lot registration checks ($0 fees), City of Miami partial online code coverage (CEB dockets are not public online), government-owned parcels, open-data mirror lag > 30 days without live portal, or possible OR name match.	ParcelRiskCheck cannot verify clear title from online open data alone; confirm with municipality or seller before waiver.
CLEAR	All required permit and municipal code portals were queried cleanly, no active violations/liens/open or expired permits remain, and full online code coverage is present.	Clean on checked public portals — still order a title commitment and County Clerk Official Records search prior to closing.

2. What Is Checked vs. Not Checked (Important)

• Checked per covered parcel: County Property Appraiser GIS boundary & folio resolution, municipal building permits (2014+ for City of Miami; historical county mirrors where active), municipal code violations & SB 4-D / 40-yr recertification / Unsafe Structures dockets, and Miami-Dade Finance / County Code Lien mirrors where published.
• NOT checked automatically: County Clerk Landmark Web Official Records (private mechanics' liens, mortgages, IRS tax liens, lis pendens), municipal water/sewer/solid-waste utility payoff balances, HOA/COA estoppels, and unrecorded City of Miami general CEB violations.
• Condos & multi-unit parcels: When a building address matches multiple unit folios without a unit specifier, ParcelRiskCheck returns AMBIGUOUS_MULTI_FOLIO ($0 quota charge). When screened with a unit, fees are split cleanly between unit_fees_due_usd and master_fees_due_usd.
• Fla. Stat. Ch. 119 Drafts: Pre-filled public records emails and official lien-desk links are drafted for you only — ParcelRiskCheck never submits emails or incurs agency copy fees automatically.