Lia reads the file,
and shows you her working.
The contract, the counteroffers, the addenda, the inspection report. She works out which document counts and what your dates are, and every answer says which page it came from. Where the documents do not say, she tells you that instead of guessing.
Upload one contract and read what Lia read. Everything she says is quoted, with the page, so you can check her inside ten minutes. That is the only fair way to judge something like this.
- Contract package
- 44 pages
- Counteroffer #1
- page 40
- Addendum A
- page 43
- Inspection report
- 14 pages
Neither date is printed anywhere in the package. Lia worked both of them out, and the working is shown below.
Every fact carries the page it came from.
One deadline, from the page it came from
A 44-page package — a contract, one counteroffer and an addendum — plus a separate inspection report. The question is the one an agent asks first: when does the buyer’s inspection period end. This is the whole of Lia’s answer, in the order she works it out.
- Step 01
Which document controls
- Residential Contract for Sale and Purchase — pages 1–39, buyer signed February 2, 2026
- Counteroffer #1 — page 40, price changed to $405,000, last signature February 6, 2026
- Addendum A — page 43, signed February 9, 2026
The counteroffer on page 40 is the final acceptance, so that is the document the Effective Date comes from, not the contract on page 1. The addendum was signed three days later and changes a contract that was already in effect: it resets nothing.
- Step 02
What the contract means by Effective Date
EFFECTIVE DATE: The "Effective Date" of this Contract is the date when the last one of the Buyer and Seller has signed or initialed and delivered this offer or final counter-offer.
[Contract package, p. 2] Signed and delivered, not signed. Both parties signed the counteroffer on February 6 and the e-sign platform recorded delivery the same afternoon, so the definition is satisfied. Page 1 of the contract prints an offer date of January 30; Lia does not use it, because an offer date is not an Effective Date.
Effective DateFebruary 6, 2026
- Step 03
How long the period is
Buyer shall have ______ (if left blank, then 15) days after Effective Date within which to conduct the Inspection Period.
[Contract package, p. 1] What Lia read off the formThe parties typed 10 into the blank on page 1. The printed fallback of 15 days does not apply, and the extracted value of 15 was read from the linearised text rather than the form.
Inspection period10 days
- Step 04
How the days are counted
CALENDAR DAYS: All time periods will be computed in calendar days, except as expressly provided. Any time periods provided for or dates specified in this Contract which shall end or occur on a Saturday, Sunday, or a national legal holiday shall extend to 5:00 p.m. of the next business day. Time periods of 5 days or less shall in the computation exclude Saturdays, Sundays and national legal holidays.
[Contract package, p. 2] The rule Lia read out of itPeriods are counted in calendar days. Periods of 5 days or less exclude Saturdays, Sundays and national legal holidays. Counting begins the day after the Effective Date. A period ending on a Saturday, Sunday or national legal holiday extends to the next business day.
Inspection period ends
February 17, 2026
EstimatedLia worked this out from the contract's own counting rule. Nobody has confirmed it yet.February 6, 2026 + 10 calendar days
counting from the day after the Effective Date
= February 16, 2026
extended to February 17, 2026 because that day is not a business day
February 16, 2026 is Presidents Day. The extension is not a courtesy — it is what the clause on page 2 says, counted against the federal holiday table.
It stays marked estimated — in your deadline list, in your calendar and in every reminder — until you confirm it. Lia never lets her own arithmetic pass as something a person agreed to.
A number you cannot check is a number Lia will not show
The trouble with most of these is that you cannot tell which parts to check, so you check all of them and save nothing. Lia’s answer is not a promise to be careful. It is the quote, the page it sits on, and a plain “the documents do not say” wherever they do not.
A blank line is not an answer
The Closing Date is hereby changed to ______
Rejected: the printed field “Closing Date” on page 40 was left blank, so this document did not change this term. The nearest value on the page (June 4, 2026) sits on a different line and belongs to another field.
Lia’s first read did pick a date off that line. The check that reads the shape of the form threw it out and said where it had come from — which is the difference between a document that said nothing and one that said something unclearly.
A reading is not a conclusion
Escrow Agent: Emerald Coast Title Company
Lia read that as “Emerald Coast Title Co.” and was 44% sure — not sure enough to use it on her own. So she neither uses it nor throws it away. It waits for a person, with the sentence it came from sitting beside it.
Please checkThree or four items in a package arrive like this. They are the ones worth your attention, and they are the only ones asking for it.
Every fact says which of these four it is
Not tucked away on a detail screen — everywhere. The same date in your deadline list, in your calendar and in a reminder carries the same word, because the moment those disagree the difference stops meaning anything.
- ConfirmedStated in a controlling document and verified against the page.
- EstimatedLia worked this out from the contract's own counting rule. Nobody has confirmed it yet.
- Please checkLia could read this, but it is worth a look before you rely on it.
- Not yet knownThis is not in any of the documents uploaded so far.
One file, read once
Lia is not a set of tools that share a login. The contract, the house it describes, the buyer looking at it and the tradesman quoting on it are all one thing, and everything below comes out of the same single reading of it.
The transaction
- Which document counts, in the order they were signed. A counteroffer on page 40 replaces the contract on page 1, and Lia reads it that way.
- Every deadline counted under the contract’s own rule — business days, federal holidays, the time-is-of-the-essence clause — from the Effective Date she worked out rather than the one printed on the front page.
- What is waiting on you, and why. Each one names the page it came from and what stopped it.
The market
- Describe a buyer in your own words and Lia finds and ranks the houses. Every match says in plain language why it ranked where it did.
- A budget is a limit, not a preference. A buyer who said $400,000 is never shown a $520,000 house with a slightly lower score.
- Comparable sales with every adjustment shown at its own amount and reason, and every excluded comp saying why it was excluded.
The work that follows
- An inspection finding goes to a licensed professional with the inspector’s own words attached, not a summary of them, and the quote comes back against that finding.
- Duplicate findings are collapsed on the inspector’s own item numbers, so the same defect printed twice is one line of work rather than two.
- What Lia will not do is decide the ask. Repair, credit or price reduction is negotiation, and that stays yours. She brings the facts and the totals.
A match, with its reasons
1408 Rosemary Lane, Pensacola$376,000
- $24,000 under budget
- 2,240 sq ft
- has the pool they wanted
- newer construction — like the ones they saved
311 Bayshore Drive, Pensacola$362,500
- $37,500 under budget
- an older house — which they have passed on before
62 listings excluded: 37 over budget, 14 outside the area, 11 too few bedrooms. Budget, bedrooms and area refuse. Everything else ranks, and no listing ranks without saying what lifted it or held it back.
A comparable, with every adjustment
Subject: 2,150 sq ft, 3 bed, no pool. Comp: 2213 Bayou Boulevard, sold December 12, 2025 for $432,000.
- Seller concessions−$6,000Comp price includes $6,000 of seller concessions, which inflate the recorded sale above the property value.
- Square footage+$11,100Subject has 2,150 sq ft; comp has 1,980 sq ft.
- Bedrooms−$8,000Subject has 3 bed; comp has 4 bed.
- Pool−$22,000Subject has no pool; comp has a pool.
- Market time+$3,200Sold 67 days ago. An assumed 4.0% annual market movement — verify this rate against local sales before relying on it.
Adjusted$410,300
Gross adjustment 11.6% of the sale price, which is carried through to the confidence in the range. Every excluded comp says why: “Too dissimilar to the subject on size, age and location.”
The inspector’s words, carried whole
Scorch marks were observed at the main electrical panel dead front. This is a safety hazard. Recommend evaluation by a licensed electrician.
That is what the electrician receives — the observation, the recommendation, the item number and the page — because a tradesman quoting from somebody’s paraphrase is quoting on a different defect. The finding, the request, the quote and the invoice stay attached to each other and to the page they started on.
Where to start
Agents and brokerages
Create an account, upload one contract, and check what Lia read against the pages she read it from.
Create an accountAlready using Lia
Your transactions, deadlines and what is waiting on you are where you left them.
Sign inInspectors, roofers, electricians
Work arrives with the inspector’s own notes and the page they came from, so you know what you are quoting before you drive out. We check licence and insurance before we list anybody.
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