What every file checks
Every Factum file runs the same 350 checks against the public record for the address. Each comes back Clear, Flag, or Not settled — and the file says which record answered it.
Register as of 2026-10-17 · 350 rows
A
Water and flood
20 rows| Id | Check | What it does to the job | The record that answers it | Label |
|---|---|---|---|---|
| A1 | FEMA flood zone (X, AE, AO, AH, A, V, VE) | Cost: elevation, flood vents, engineered foundation; Stop in floodway | FEMA NFHL MapServer, parcel point-in-polygon, panel and effective date | PR |
| A2 | Base flood elevation vs. finished-floor target | Cost: fill or pier height; Change order when survey elevation differs | NFHL BFE lines + USGS 3DEP elevation at the parcel | PR / M |
| A3 | Regulatory floodway | Stop: no net rise, often no building | NFHL floodway layer | PR |
| A4 | 500-year (0.2 %) zone | Cost: lender or city may require elevation anyway | NFHL zone X-shaded | PR |
| A5 | Local floodplain stricter than FEMA (Austin Atlas 14, Harris County 500-yr rule) | Cost, Time: local permit review | City floodplain layer where published (Austin, Houston) | PR / A / B |
| A6 | Coastal V / VE zone | Cost: piles, breakaway walls, wind-flood load | NFHL | PR |
| A7 | Coastal Barrier Resources System unit | Stop: no NFIP, lenders refuse | USFWS CBRS layer | PR |
| A8 | Storm-surge zone (Cat 1–5) | Cost: insurance, elevation | NOAA SLOSH / state surge layers (TX GLO) | PR |
| A9 | Levee-protected area and levee accreditation | Cost: residual-risk insurance; Time: mapping changes | NFHL levee layer, USACE NLD | PR |
| A10 | Dam inundation / Emergency Action Plan zone | Cost: insurance; some cities restrict | USACE NID, state dam safety maps | PR / A / B |
| A11 | Repetitive-loss / NFIP claim history at the address | Cost: insurance, buyer discount | FEMA OpenFEMA claims by ZIP (address-level only via owner) | PR (ZIP) / NS (PARCEL) |
| A12 | Stormwater detention required on site | Cost: pond or vault; Time: drainage review | City drainage criteria manual threshold (impervious added) | PR |
| A13 | Impervious-cover cap | Change order: footprint cut at plan check | Zoning / watershed ordinance (Austin SOS) | PR / A / B |
| A14 | Wetlands on or adjacent (NWI) | Stop or Time: Corps delineation and 404 permit | USFWS National Wetlands Inventory layer | PR |
| A15 | Waters of the US / stream on parcel | Time: 404/401 permits, buffers | NWI + USGS NHD flowlines | PR |
| A16 | Stream or creek setback / critical water quality zone | Change order: buildable area shrinks | City CWQZ / riparian buffer layers | PR / A / B |
| A17 | Groundwater table depth | Cost: dewatering, waterproofing; Change order on basements | USGS NWIS wells within 1 mi; soil survey water-table depth | PR / M |
| A18 | Sea-level rise / tidal flooding trend | Cost: insurance horizon; lender scrutiny | NOAA sea-level trends, NOAA high-tide flooding | PR |
| A19 | Erosion hazard (coastal or riverine) | Stop: setback lines (TX GLO beach access) | State erosion-rate maps | PR |
| A20 | Drainage complaints / flooding history in the block | Time: neighbour objections, city conditions | 311 / service-request open data where published | PR |
B
Ground, soils and contamination
22 rows| Id | Check | What it does to the job | The record that answers it | Label |
|---|---|---|---|---|
| B1 | Expansive clay (shrink-swell, plasticity index) | Cost: post-tensioned or pier-and-beam slab, moisture barriers; Change order after geotech | USDA NRCS Soil Data Access: linear extensibility, PI | PR |
| B2 | Bearing capacity class | Cost: footing size; Change order | NRCS engineering properties | PR / M |
| B3 | Depth to bedrock | Cost: rock excavation, blasting permits; Change order | NRCS depth-to-restrictive-layer; USGS geology | PR |
| B4 | Rock hardness / rippability | Change order: unit-price rock clause | USGS geologic map unit | PR / M |
| B5 | Karst / sinkhole susceptibility | Stop or Cost: geotech, grouting; Edwards zone rules | USGS karst map; TX Edwards Aquifer recharge zone | PR / A / B |
| B6 | Subsidence (groundwater withdrawal, mining, oil) | Cost: foundation design; insurance | USGS subsidence areas; Harris-Galveston Subsidence District; state mine maps | PR |
| B7 | Landslide susceptibility | Stop or Cost: slope stability engineering | USGS landslide inventory; state geologic survey | PR |
| B8 | Slope of the parcel (%) | Cost: cut/fill, retaining walls, stepped foundations | USGS 3DEP DEM across the parcel | PR / M |
| B9 | Cut and fill volume for the footprint | Cost: haul-off or import; Change order | DEM + footprint (Modeled) | M |
| B10 | Undocumented fill on site | Change order: remove and recompact | Historic aerials / topo change; NS without geotech | |
| B11 | Liquefaction zone | Cost: deep foundations | State seismic hazard zone maps (CA CGS); USGS | PR / A / B |
| B12 | Corrosive soils (sulfates, chlorides, resistivity) | Cost: sulfate-resistant cement, coated steel | NRCS corrosion risk (concrete, steel) | PR |
| B13 | Frost depth | Cost: footing depth | State / county frost-line table (IRC Table R301.2) | PR |
| B14 | Radon zone | Cost: passive radon system where code requires | EPA radon zone by county | PR |
| B15 | Superfund / NPL site within 1 mi | Cost: Phase I/II; lender scrutiny | EPA Envirofacts / FRS | PR |
| B16 | Brownfield, RCRA, or state VCP site on or adjacent | Time: environmental covenants; Cost: vapour barrier | EPA FRS; TCEQ Central Registry | PR |
| B17 | Leaking underground storage tank within 500 ft | Cost: Phase II; Change order if soils are impacted | State LUST / PST registries (TCEQ PST) | PR |
| B18 | Dry cleaner history on or adjacent (solvent plume) | Cost: vapour mitigation; Stop on remediation list | TCEQ Dry Cleaner Remediation Program list (already read) | PR |
| B19 | Former landfill or dump | Stop: methane, settlement | State MSW registry; historic topo | PR / A / B |
| B20 | Oil or gas well on or within 500 ft (plugged or active) | Cost: setbacks, plugging verification; Stop if unplugged | TX RRC well layer; state equivalents | PR |
| B21 | Abandoned mine or quarry void | Stop or Cost: grouting | USGS MRDS; state abandoned-mine lands | PR |
| B22 | Agricultural history (pesticide, arsenic) | Cost: Phase I; soil sampling | Historic aerials / land use; NS without sampling |
C
Loads and climate
22 rows| Id | Check | What it does to the job | The record that answers it | Label |
|---|---|---|---|---|
| C1 | Seismic design category (A–F) | Cost: lateral system, anchorage | USGS seismic design web service (ASCE 7 values by lat/lon) | PR |
| C2 | Active fault zone (Alquist-Priolo or state equivalent) | Stop: setback from trace; Time: fault study | CA CGS zones; USGS Quaternary faults | PR |
| C3 | Design wind speed (ASCE 7 risk category II) | Cost: roof tie-downs, glazing | ASCE 7 hazard values via USGS/ATC service; county tables | PR / A / B |
| C4 | Hurricane-prone region / windborne-debris region | Cost: impact glazing or shutters | IBC/IRC map by distance from coast and wind speed | PR |
| C5 | Texas windstorm (TWIA) designated catastrophe area | Cost: WPI-8 inspections, certified construction; insurance | TDI TWIA designated area list by county/city | PR |
| C6 | Tornado frequency (county, 20-yr) | Cost: safe room option, insurance | NOAA Storm Events database | PR |
| C7 | Hail frequency and size (county) | Cost: Class 4 roofing credit, insurance | NOAA Storm Events; NCEI hail | PR |
| C8 | Ground snow load | Cost: roof framing | ASCE 7 snow by lat/lon; state tables | PR / A / B |
| C9 | Ice load / freezing rain region | Cost: overhead lines, roofs | ASCE 7 ice map | PR |
| C10 | Design rain intensity (NOAA Atlas 14) | Cost: drainage sizing, detention | NOAA Atlas 14 point precipitation | PR |
| C11 | Heat days > 100 °F per year | Time: lost productivity, OSHA heat rules; Cost: concrete admixtures | NOAA NCEI normals (already read) | PR |
| C12 | Freeze days | Time: concrete curing windows | NOAA normals (already read) | PR |
| C13 | Rain days by month and the build window | Time: weather days (already modeled) | NOAA normals | PR / M |
| C14 | Lightning density | Cost: protection system on tall or exposed structures | NOAA / Vaisala county density | PR |
| C15 | Wildfire hazard severity zone / WUI | Cost: Chapter 7A ignition-resistant assemblies, defensible space; insurance availability | CAL FIRE FHSZ; USFS Wildfire Risk to Communities; TX A&M wildfire risk | PR |
| C16 | Wildfire history within 5 mi (10 yr) | Cost: insurance; lender | NIFC fire perimeters | PR |
| C17 | Smoke-season work stoppage days | Time | EPA AirNow history by county | PR |
| C18 | Drought stage / water restrictions | Time: landscaping, dust control water | State water board drought monitor; city stage | PR |
| C19 | Hurricane-season moratoria (coastal crane, roofing) | Time: June–November windows | City/county ordinances where published | PR |
| C20 | Climate zone (IECC) | Cost: insulation, glazing U-values | IECC climate zone by county | PR |
| C21 | Extreme-precipitation trend (Atlas 14 vs. older design) | Change order: drainage resized at review | NOAA Atlas 14 revisions by state | PR |
| C22 | Solar resource (for solar mandate or payback) | Cost: PV sizing (already modeled via PVWatts) | NREL PVWatts | PR / M |
D
Access and logistics
20 rows| Id | Check | What it does to the job | The record that answers it | Label |
|---|---|---|---|---|
| D1 | Legal access: frontage on a public street or recorded access easement | Stop: landlocked parcels need an easement | Parcel polygon vs. road centerlines; county deed index | PR / NS |
| D2 | Driveway on a state highway (TxDOT / Caltrans access permit) | Time: 60–120 days; Cost: turn lane | Road ownership layer (TxDOT roadways) | PR |
| D3 | Road width and truck access (concrete trucks, 45-ft trailers) | Cost: pump truck, smaller loads | Road class / width from city GIS; Street View read | PR / M / A / C |
| D4 | Posted weight limits and bridges on the route | Cost: split loads | State bridge inventory (NBI) on the approach | PR |
| D5 | Low overhead clearance on the route | Cost: route change for modular / steel | NBI vertical clearance | PR |
| D6 | Overhead power lines over the lot (OSHA 10-ft rule) | Cost: line cover-up or de-energise, crane limits | Street View read; utility layer | M |
| D7 | Distance to nearest ready-mix plant | Cost: delivery surcharge; Time: 90-minute slump limit | Plant locations (NRMCA/state registry) + drive time | PR / M |
| D8 | Haul distance to landfill or C&D recycler | Cost: disposal | State MSW facility registry + drive time | PR / M |
| D9 | Crane setup and swing room | Cost: tower vs. mobile; street closure | Parcel size + Street View (Modeled) | M |
| D10 | On-site staging and laydown area | Cost: off-site storage, just-in-time deliveries | Parcel area minus footprint | M |
| D11 | Street or sidewalk closure permit needed | Cost, Time: ROW permits, flaggers | City ROW permit rules; lot frontage | PR |
| D12 | Noise ordinance and permitted work hours | Time: shorter days, no Sunday | City code (published); school/hospital proximity | PR |
| D13 | School or hospital within 500 ft | Time: hour limits, haul restrictions | OSM/HIFLD schools and hospitals | PR |
| D14 | Zero-lot or shared-wall neighbour | Cost: shoring, underpinning, party-wall agreements | Parcel adjacency and building footprints | PR / M |
| D15 | Protected tree canopy over the work area | Cost: arborist, fencing, root-zone restrictions | City tree layer where published; aerial read | PR / M / A / C |
| D16 | Steep driveway grade (> 12 %) | Cost: regrading; delivery limits | DEM along the drive | M |
| D17 | Remote site (> 45 min from a town of 10,000) | Cost: mobilisation, per diem | Census places + drive time | PR / M |
| D18 | Island, ferry or seasonal road | Cost, Time | Road network / ferry routes | PR |
| D19 | Snow-season access closure | Time | State DOT seasonal closures | PR |
| D20 | Parking for crews (urban) | Cost: permits, shuttles | City parking rules; density | M |
E
Utilities and connections
22 rows| Id | Check | What it does to the job | The record that answers it | Label |
|---|---|---|---|---|
| E1 | Public water available at the lot line | Stop or Cost: main extension, well | Utility service-area layers (TWDB, city GIS) | PR |
| E2 | Water meter size and upsizing fee | Cost: meter and impact fee | Utility fee schedule (Austin Water already read) | PR / A / B |
| E3 | Fire-flow at the nearest hydrant | Cost: sprinklers or tank; Stop for larger buildings | Hydrant layer + flow test records where published | PR / NS |
| E4 | Distance to nearest hydrant | Cost: new hydrant if > 500 ft (IFC) | City hydrant GIS | PR |
| E5 | Sanitary sewer available | Cost: extension or septic | Utility layers | PR |
| E6 | Sewer capacity / moratorium or wet-weather restriction | Stop or Time | Utility notices; capacity letters (NS without request) | PR / NS |
| E7 | Septic required: soil percolation and lot size | Cost: aerobic system; Stop on clay or small lots | NRCS septic suitability; county OSSF rules | PR / A / B |
| E8 | Lift station needed (grade below sewer) | Cost, maintenance | DEM vs. sewer invert (M) | M |
| E9 | Natural gas service in the street | Cost: all-electric design or propane | Utility service map where published | PR / NS |
| E10 | Electric service capacity and transformer lead time | Time: 6–18 months for new transformers (2024–26 shortage) | Utility published lead times; national shortage data | PR / M |
| E11 | Overhead-to-underground service conversion required | Cost | City undergrounding ordinance | PR |
| E12 | Utility easements crossing the buildable area | Change order: footprint moved | Recorded plat (county) / utility GIS | PR / NS |
| E13 | Utility relocation (pole, pedestal, main) in the way | Cost, Time: utility scheduling | Street View read; utility GIS | M |
| E14 | Impact fees by utility (water, wastewater, roadway, parks) | Cost | City impact-fee schedule | PR |
| E15 | Stormwater connection or on-site discharge rules | Cost | Drainage criteria manual | PR |
| E16 | Backflow prevention requirement | Cost | Utility rules | PR |
| E17 | Fibre / telecom availability | Cost for commercial; tenant demand | FCC broadband map | PR |
| E18 | Solar interconnection queue and limits | Time: months; Cost: export caps | Utility interconnection rules; PUC data | PR |
| E19 | EV-ready or EV-capable code requirement | Cost | Local energy/green code | PR |
| E20 | Well permit and groundwater district rules | Time, Cost | State groundwater conservation district | PR |
| E21 | Water rights or allocation (western states) | Stop | State water rights database | PR / A / B |
| E22 | Utility shutdown windows for tie-ins (occupied buildings) | Time | NS without the utility's schedule |
F
Zoning, overlays and private restrictions
26 rows| Id | Check | What it does to the job | The record that answers it | Label |
|---|---|---|---|---|
| F1 | Zoning district permits the use by right | Stop or Time: rezoning 6–12 months | City zoning GIS (Austin already read) | PR |
| F2 | Conditional-use or special-use permit needed | Time: hearings 3–6 months | Zoning code use table | PR / B / C |
| F3 | Variance likely needed (setback, height, lot size) | Time, risk of denial | Zoning dimensions vs. assumed scope (M) | PR / M |
| F4 | Front, side, rear setbacks | Change order: footprint | Zoning code by district | PR / A / B |
| F5 | Height limit and stories | Change order | Zoning code | PR / A / B |
| F6 | Lot coverage / FAR cap | Change order | Zoning code | PR / A / B |
| F7 | Impervious cover cap (watershed) | Change order | Watershed ordinance | PR / A / B |
| F8 | Minimum lot size and width | Stop for subdivision | Zoning code vs. parcel | PR |
| F9 | Parking minimum or maximum | Cost: structured parking; Change order | Zoning code (Austin removed minimums 2023) | PR |
| F10 | Density cap (units/acre) | Stop or scope cut | Zoning code | PR |
| F11 | ADU rules (size, height, owner-occupancy, parking) | Stop or Change order | State statute + local ordinance (Part 17 matrix) | PR |
| F12 | Short-term rental restrictions (if the pro forma assumes it) | Cost: revenue | City STR ordinance | PR |
| F13 | Historic district or landmark designation | Time: commission review; Cost: materials | NRHP; local landmark layers | PR |
| F14 | Design review / architectural review board | Time: 1–3 months | Overlay layer; city code | PR / A / B |
| F15 | HOA / CC&Rs / deed restrictions | Stop or Change order: materials, height, ADU bans | County deed index (NS by API); HOA layer where published | NS / PR |
| F16 | PUD or planned-development conditions | Change order | PUD ordinance | PR |
| F17 | Platting or re-subdivision required | Time: 3–9 months | Plat status in county/city GIS | PR |
| F18 | Legal lot of record | Stop | Plat records | PR / NS |
| F19 | Non-conforming use or structure | Change order: loss of grandfathering on rebuild > 50 % | Zoning code; assessor year built | PR / B / C |
| F20 | Building or utility moratorium in force | Stop | City notices | PR |
| F21 | ETJ or annexation status (county vs. city rules) | Time: dual review | City limits + ETJ layers | PR |
| F22 | Inclusionary / affordable set-aside triggers | Cost | City ordinance by unit count | PR |
| F23 | Tree preservation ordinance (protected diameters, mitigation fees) | Cost, Change order | City code; tree survey required | PR |
| F24 | Airport overlay (height, noise contours, FAA 7460) | Time: FAA 45 days; Cost: sound attenuation | FAA airports + Part 77 surfaces; noise contours | PR |
| F25 | Dark-sky, sign, and fence codes | Cost, Change order | City code | PR |
| F26 | Corridor / transit-oriented overlay incentives or rules | Cost or benefit | Overlay layers | PR |
G
Permits, reviews and agency approvals
26 rows| Id | Check | What it does to the job | The record that answers it | Label |
|---|---|---|---|---|
| G1 | Permit turnaround, median and p90 for this kind | Time (already in section 03) | City permit dataset (Socrata) | PR |
| G2 | Plan-check cycles typical (comments rounds) | Time: 2–4 weeks per round | Permit dataset where review dates exist | PR / M |
| G3 | Expedited or third-party review available | Time saved; Cost | City programme pages | PR |
| G4 | Fire marshal review required (sprinklers, access, hydrants) | Time, Cost | Occupancy and size thresholds in fire code | PR |
| G5 | Health department review (food service, pools) | Time: 2–6 weeks | Kind of use | PR |
| G6 | Accessibility review (TX TAS for projects > $50,000; CA CASp) | Time, Cost: registered accessibility specialist | TDLR rules | PR |
| G7 | Energy-code compliance path (IECC, Title 24) | Cost: modelling, HERS/Title 24 reports | State adopted code | PR |
| G8 | Asbestos survey before demolition or renovation (TX law for public/commercial; EPA NESHAP) | Time: 1–3 weeks; Cost: abatement | TDSHS rules; building age | PR |
| G9 | Lead-based paint (pre-1978) RRP rules | Cost | Assessor year built | PR |
| G10 | Demolition permit and notification | Time: 10-day NESHAP notice | City rules | PR |
| G11 | NPDES / TPDES stormwater permit (>= 1 acre disturbed) | Time: SWPPP; Cost: controls | Disturbed area (M) vs. 1-acre rule | PR / M |
| G12 | Corps of Engineers Section 404 / state 401 | Time: 6–18 months | NWI / NHD hit (A14–A15) | PR |
| G13 | State highway driveway or utility permit | Time | D2 | PR |
| G14 | Railroad crossing or right-of-way agreement | Time: months | FRA rail lines within 100 ft | PR |
| G15 | FAA Form 7460 (height near airport) | Time: 45–90 days | F24 | PR |
| G16 | Coastal commission / GLO beachfront permit | Time: months | Coastal zone layers | PR |
| G17 | Section 106 / SHPO review if federal money or permit | Time | Funding source (DP) + NRHP | PR / DP |
| G18 | Tribal consultation / cultural resources survey | Time | THC/SHPO high-probability areas | PR |
| G19 | Environmental review (CEQA / NEPA / state) | Time: 6–24 months | Kind, size, funding | PR |
| G20 | School district and park fees | Cost | District fee schedules | PR |
| G21 | Dewatering discharge permit | Time, Cost | A17 water table | PR / M |
| G22 | Elevator permit and state inspection | Time | Stories/kind | PR |
| G23 | Certificate-of-occupancy prerequisites (fire, health, utilities) | Time: 2–6 weeks | City CO checklist | PR |
| G24 | Inspection scheduling lead time | Time: days per inspection × count | Permit dataset inspection records | PR / M |
| G25 | Re-inspection rate for this kind in this city | Time, Cost | Permit dataset | PR |
| G26 | Permit fee schedule (valuation-based) | Cost (already in Hidden cost) | City fee schedule | PR / A / B |
H
Existing building and site conditions
24 rows| Id | Check | What it does to the job | The record that answers it | Label |
|---|---|---|---|---|
| H1 | Year built (asbestos era < 1981, lead < 1978, knob-and-tube < 1950) | Cost: abatement; Time: surveys | Assessor record | PR |
| H2 | Structural system and condition class | Cost: unknown behind walls | Assessor (construction class); NS without inspection | PR / NS |
| H3 | Prior additions and whether permitted | Change order: bring to code; Stop on unpermitted work | Permit history vs. assessor square footage | PR |
| H4 | Open permits or code violations on the parcel | Stop: must close first | City permit / code enforcement datasets | PR |
| H5 | Recorded liens or notices | Stop: title | County records (NS by API) | |
| H6 | Historic designation of the structure | Time, Cost | NRHP / local landmark | PR |
| H7 | Occupied during construction (phasing) | Time: 20–40 % longer; Cost | Declared on intake (DP) | DP |
| H8 | Party walls or shared structure | Cost: agreements, shoring | Footprint adjacency | PR / M |
| H9 | Shared utilities with a neighbour | Cost: separation | NS without survey | |
| H10 | Underground storage tank (heating oil, former station) | Cost: removal | State PST registry; historic use | PR |
| H11 | Prior fire, flood, or storm damage claims | Cost: hidden damage | NFIP claims (ZIP); NS at parcel | PR / NS |
| H12 | Foundation type and known movement | Cost: repair before build | Assessor foundation field; NS | PR / NS |
| H13 | Roof age and type | Cost (rebuild/addition tie-ins) | Permit history (roof permits) | PR |
| H14 | Electrical panel type (FPE, Zinsco, aluminium branch wiring) | Cost: replacement | NS without inspection; era inference (M) | NS / M |
| H15 | Plumbing material (galvanised, polybutylene, cast iron) | Cost: repipe | Era inference (M) | M |
| H16 | Septic system age and permit | Cost: replacement | County OSSF permits | PR / A / B |
| H17 | Well age and water quality | Cost | State well reports | PR |
| H18 | Termite / wood-destroying insect zone | Cost: treatment, borate | IRC termite infestation probability map | PR |
| H19 | Mould or moisture history | Cost | NS | |
| H20 | Grandfathered systems that lose status on major alteration (sprinklers, egress) | Change order | Code alteration thresholds (Chapter 34 / IEBC) | PR |
| H21 | Existing drainage failures / negative grading | Cost | Street View / aerial read (M) | M |
| H22 | Encroachments over the lot line (fences, eaves, driveways) | Stop or Cost: survey, agreements | Aerial / parcel overlay (M); NS without survey | M / NS |
| H23 | Easements across the structure footprint | Stop | Plat (NS by API) | |
| H24 | Prior permits denied or withdrawn at this address | Time: history repeats | Permit dataset | PR |
I
Design and scope risk
26 rows| Id | Check | What it does to the job | The record that answers it | Label |
|---|---|---|---|---|
| I1 | No geotechnical report yet | Change order: foundation redesign (the most common surprise) | Declared on intake; files read | DP |
| I2 | No boundary / topographic survey yet | Change order: setbacks, grading | DP | DP |
| I3 | Drawings incomplete (no MEP, no structural) | Cost: allowances, bid spread | Files read: sheet index (M) | M |
| I4 | Allowances as share of contract | Change order exposure | Bid or estimate lines read | DP / M |
| I5 | Owner-furnished items | Time: coordination | DP | DP |
| I6 | Long-lead items in scope (switchgear, elevators, custom glazing, transformers) | Time: 20–60 weeks | Scope read (M) + lead-time table | M |
| I7 | Structural steel or long clear spans | Cost, lead time | Scope | M |
| I8 | Basement or below-grade work | Cost: waterproofing, dewatering; A17 | Scope | M |
| I9 | Retaining walls over 4 ft (engineered, permitted) | Cost, Time | DEM + footprint (B8) | M |
| I10 | Slope over 15 % under the footprint | Cost: stepped foundations, hillside rules | DEM | PR / M |
| I11 | Cantilevers, curtain wall, atria, unusual geometry | Cost, engineering | Scope / renderings | M |
| I12 | Pool or spa | Cost, barrier code, separate permit | Scope | DP |
| I13 | Fire sprinklers required (NFPA 13D for new homes in some cities; commercial thresholds) | Cost: $3–6/sf | Local amendment table | PR |
| I14 | Solar-ready or solar mandate (CA Title 24, some cities) | Cost | State / city code | PR |
| I15 | ADA / accessibility scope (commercial, multifamily FHA) | Cost | Kind and unit count | PR |
| I16 | Acoustic requirements (airport, highway, rail) | Cost: STC assemblies | F24, O3 | PR |
| I17 | Green-building or LEED mandate (city-owned, incentives) | Cost 1–4 % | City programme | PR |
| I18 | Concrete / ICF / mass timber / SIPs system | Cost, lead time, crew availability | Scope | M |
| I19 | Modular or prefab transport (route, crane) | Cost: D4–D5 | Scope | M |
| I20 | Custom or imported finishes | Lead time, tariffs | Scope | M |
| I21 | Elevator or lift | Cost, lead 30–52 weeks, permits | Stories / scope | M |
| I22 | Generator, battery, or microgrid | Cost, interconnection | Scope | M |
| I23 | Scope-to-budget mismatch (stated budget vs. modeled total) | Change order pressure | DP budget vs. total | M |
| I24 | Value-engineering candidates | Cost down | Line items (M) | M |
| I25 | Specification conflicts between sheets | Change order | Files read (M) | M |
| I26 | Phasing or early packages (foundation permit before full set) | Time saved; Cost of rework | Scope | M |
J
Labor and market
16 rows| Id | Check | What it does to the job | The record that answers it | Label |
|---|---|---|---|---|
| J1 | Construction wage rates (already in the cost model) | Cost | BLS OEWS by MSA | PR |
| J2 | Construction unemployment / labour tightness in the MSA | Cost: overtime; Time | BLS LAUS / CES construction employment trend | PR |
| J3 | Prevailing wage or Davis-Bacon applies (public money) | Cost 10–30 % on labour | Funding source (DP) + WDOL rates | DP / PR |
| J4 | Union market share for the trade | Cost | BLS union membership by state | PR |
| J5 | Mega-projects within 50 mi drawing crews (fabs, plants, data centres) | Cost, Time | Public announcements / permits > $500M in corpus | PR / A / C |
| J6 | Subcontractor depth for specialty trades (elevator, curtain wall) | Time | Licensing board counts by county | PR / A / B |
| J7 | Contractor licence and insurance verification (where a bidder is named) | Stop | State licensing board (TDLR, CSLB) | PR |
| J8 | Bonding capacity vs. contract size | Stop | Surety letter (DP) | DP / NS |
| J9 | Seasonality: regional construction employment by month | Time | BLS CES seasonal pattern | PR |
| J10 | Holiday and weather windows in the schedule | Time | Calendar + C11–C13 | M |
| J11 | Per-diem and lodging for remote sites | Cost | GSA per-diem rates + D17 | PR / M |
| J12 | Overtime assumptions in the bid | Cost | Bid read | DP |
| J13 | Immigration-enforcement disruption risk (regional reports) | Time | News corpus (C) | M |
| J14 | Trade-school and apprenticeship pipeline (long builds) | Time | DOL apprenticeship data | PR |
| J15 | Local hire or MWBE requirements (public) | Cost, Time | Agency rules (DP) | DP / PR |
| J16 | Competing bids on the same letting (crowding) | Cost | Letting records (already in corpus) | PR |
K
Materials and supply
20 rows| Id | Check | What it does to the job | The record that answers it | Label |
|---|---|---|---|---|
| K1 | Lumber price index trend (12-month) | Cost | BLS PPI WPU081 | PR |
| K2 | Steel mill products index | Cost | BLS PPI WPU1017 | PR |
| K3 | Ready-mix concrete index and regional cement supply | Cost | BLS PPI WPU1332; USGS cement reports | PR |
| K4 | Gypsum, insulation, roofing indices | Cost | BLS PPI series | PR |
| K5 | Copper and wire | Cost, theft risk | BLS PPI; LME | PR |
| K6 | Switchgear and transformer lead times | Time: 30–80 weeks | Utility and industry notices (B table) | PR / M |
| K7 | HVAC refrigerant transition (A2L, 2025+) equipment availability | Cost, lead | EPA AIM rule dates | PR |
| K8 | Windows and curtain wall lead times | Time: 12–30 weeks | Industry table | M |
| K9 | Tariffs on steel, aluminium, lumber, cabinets in force | Cost | USITC / CBP notices | PR |
| K10 | Freight and fuel surcharge trend | Cost | EIA diesel; Cass freight index | PR |
| K11 | Distance to ready-mix and asphalt plants (D7) | Cost | Registries | PR / M |
| K12 | Aggregate and sand availability (regional shortages) | Cost | USGS minerals; state quarry registry | PR |
| K13 | Material theft risk (site crime, O1) | Cost: security, insurance | Crime data | PR |
| K14 | Laydown and secure storage (D10) | Cost | Parcel area | M |
| K15 | Escalation clause in the contract | Change order mechanism | Bid read | DP |
| K16 | Allowance adequacy vs. local price (finishes) | Change order | Allowances vs. corpus prices | M |
| K17 | Substitution clauses and approved equals | Change order | Spec read | DP / M |
| K18 | Local sourcing requirements (Buy America for public) | Cost, Time | Funding (DP) | DP / PR |
| K19 | Hazardous-material disposal rates (asbestos, contaminated soil) | Cost | State disposal facilities | PR |
| K20 | Concrete temperature limits (hot/cold weather placement days) | Time | C11–C12 | PR / M |
L
Schedule drivers
20 rows| Id | Check | What it does to the job | The record that answers it | Label |
|---|---|---|---|---|
| L1 | Permit issuance time (G1) | Time | Permit dataset | PR |
| L2 | Inspection count for the kind × lead per inspection (G24) | Time | Permit dataset | PR / M |
| L3 | Weather days in the build window (C13) | Time | NOAA normals | PR / M |
| L4 | Long-lead deliveries on the critical path (I6, K6–K8) | Time | Lead-time table | M |
| L5 | Utility connection lead (E10, E18) | Time | Utility notices | PR / M |
| L6 | Design decisions outstanding (selections, allowances) | Time | DP / files read | DP / M |
| L7 | Financing draw schedule and inspections | Time: 1–2 weeks per draw | DP | DP |
| L8 | Lien-waiver and pay-app cycle (TX 10 % retainage) | Time, cash | State statute | PR |
| L9 | Holiday calendar in the window | Time | Calendar | M |
| L10 | Curing and placement temperature windows (K20) | Time | NOAA | PR / M |
| L11 | Dry-in before the wet season | Time risk | NOAA monthly rain | PR / M |
| L12 | Hurricane-season crane and roofing moratoria (C19) | Time | City rules | PR |
| L13 | Bird-nesting season limits on tree removal (MBTA, local) | Time: Feb–Aug | USFWS guidance; city tree rules | PR |
| L14 | Endangered-species seasonal windows (P1–P3) | Time | USFWS | PR |
| L15 | Burn bans and dust-control stages (C18) | Time | County notices | PR |
| L16 | Re-inspection rate (G25) | Time | Permit dataset | PR |
| L17 | Concurrent projects by the same contractor (capacity) | Time | Permit dataset by contractor | PR |
| L18 | Phased occupancy sequencing (H7) | Time | DP | DP |
| L19 | Material delivery access windows (D11–D13) | Time | City rules | PR |
| L20 | Completion history: median days by kind and valuation band (already in section 03) | Time | Permit dataset | PR |
M
Change-order triggers
22 rows| Id | Check | What it does to the job | The record that answers it | Label |
|---|---|---|---|---|
| M1 | Differing-site-conditions clause present and its notice period | Change order exposure | Contract / bid read | DP |
| M2 | Unit-price items for rock, unsuitable soil, dewatering | Exposure sized by quantity | Bid read + B3, B10, A17 | DP / M |
| M3 | Allowance lines and their realism (I4, K16) | Overrun | Bid read | DP / M |
| M4 | Owner-added scope history for this kind (median change-order %) | Exposure | Permit valuation revisions in corpus (M) | M |
| M5 | Code-official interpretation risk (new code cycle adopted < 12 months) | Change order | State/city code adoption dates | PR |
| M6 | Plan errors and omissions exposure (I3, I25) | Change order | Files read | M |
| M7 | Utility conflicts found at excavation (E12–E13) | Change order | Utility GIS | PR / M |
| M8 | Survey discrepancies (I2, H22) | Change order | NS until survey | |
| M9 | Rock encountered (B3–B4) | Change order | USGS/NRCS | PR / M |
| M10 | Water table encountered (A17) | Change order | USGS | PR / M |
| M11 | Contamination encountered (B15–B19) | Change order, Stop | EPA/TCEQ | PR |
| M12 | Structural surprises in existing buildings (H2, H3) | Change order | Permit history | PR / NS |
| M13 | Substitutions when long-lead items slip (K17, I6) | Change order | Spec read | DP / M |
| M14 | Failed inspections and corrective work (G25) | Change order | Permit dataset | PR |
| M15 | Design-build scope gaps | Change order | Contract type (DP) | DP |
| M16 | Late finish selections and upgrades | Change order | DP | DP |
| M17 | As-built vs. drawing mismatch on renovations | Change order | H3 | PR / NS |
| M18 | Conditions of approval added at permit (tree mitigation, sidewalks, undergrounding) | Change order | City conditions patterns (C) | PR / M |
| M19 | Impact-fee reassessment at permit | Cost | E14 | PR |
| M20 | Escalation clause triggers (K15) | Cost | Contract read | DP |
| M21 | Weather-delay compensable vs. excusable terms | Time/Cost | Contract read | DP |
| M22 | Retainage release and final-payment conditions (L8) | Cash timing | State statute | PR |
N
Title, districts, insurance and money
22 rows| Id | Check | What it does to the job | The record that answers it | Label |
|---|---|---|---|---|
| N1 | Owner of record is an entity, trust, or estate (signature authority) | Time: closing | Assessor owner type (never printed by name) | PR |
| N2 | Severed mineral rights (Texas) and surface-use rules | Stop risk: operator access rights | County records (NS); RRC leases nearby (B20) | NS / PR |
| N3 | Pipeline easement on or adjacent (PHMSA) | Stop: setbacks; Cost | PHMSA NPMS public viewer (county), state layers | PR / A / B |
| N4 | High-voltage transmission corridor | Cost: setbacks, EMF buyer resistance | HIFLD transmission lines | PR |
| N5 | Planned road widening or transit project touching the parcel | Stop: taking; Time | TxDOT / city CIP project lists (already in corpus) | PR |
| N6 | Special districts: MUD, PID, TIRZ, LID (Texas) — taxes and bond obligations | Cost: tax rate; Time | County appraisal district taxing units | PR |
| N7 | Special assessments or paving liens | Cost | City records | PR / NS |
| N8 | Property-tax reassessment on completion (rate × added value) | Cost: carrying | Appraisal district rate | PR / M |
| N9 | Tax abatement, opportunity zone, enterprise zone | Benefit | Census tract OZ list; city programmes | PR |
| N10 | NFIP / private flood insurance availability and estimated premium band | Cost | A1 + FEMA Risk Rating 2.0 bands | PR / M |
| N11 | Wildfire insurance availability (CA FAIR Plan dependence) | Cost, lender | C15 + state insurer-of-last-resort data | PR |
| N12 | Windstorm insurance (TWIA) requirement and certification | Cost | C5 | PR |
| N13 | Builder's-risk premium band for the region | Cost | Industry table by hazard tier | M |
| N14 | Surety / performance bond requirement (public) | Cost 1–3 % | Agency rules (DP) | DP / PR |
| N15 | Lien law: Texas constitutional mechanic's lien on homestead needs a signed contract before work | Stop | State statute | PR |
| N16 | Retainage statute (TX 10 %; public 5 %) | Cash | State statute | PR |
| N17 | Prompt-payment act terms | Cash | State statute | PR |
| N18 | Sales tax on materials vs. labour (TX residential repair vs. new) | Cost 6.25–8.25 % | State comptroller rules | PR |
| N19 | Homestead or agricultural exemption lost on change of use | Cost | Appraisal district | PR |
| N20 | HOA assessments and architectural fees | Cost | F15 | |
| N21 | Lender requirements common for the kind (survey, elevation certificate, Phase I) | Time | Kind rules (B) | M |
| N22 | Appraisal gap risk: modeled cost vs. comparable sales | Financing risk | Assessor sales / FMR (M) | M |
O
Neighborhood and context
14 rows| Id | Check | What it does to the job | The record that answers it | Label |
|---|---|---|---|---|
| O1 | Property crime rate near the site | Cost: fencing, security, theft insurance | City crime open data within 0.5 mi | PR |
| O2 | Construction-site theft reports in the area | Cost | Crime data filtered by premise type | PR |
| O3 | Highway, rail or industrial noise | Cost: acoustic glazing (I16) | DOT noise maps; FRA lines | PR |
| O4 | Neighbourhood opposition history (recent zoning cases contested) | Time | City case records | PR / A / C |
| O5 | Neighbouring construction at the same time (shared street, cranes) | Time, logistics | Active permits within 500 ft | PR |
| O6 | Vacancy and absorption for the use (TI, development) | Revenue risk | Census ACS vacancy; HUD | PR |
| O7 | Rent for the unit type (HUD FMR by ZIP) | Revenue (pro forma) | HUD FMR | PR |
| O8 | Comparable sales and assessed values on the block | Appraisal gap (N22) | Assessor records | PR |
| O9 | Population and household growth (5-yr) | Demand | Census ACS | PR |
| O10 | Walk / transit access (for density bonuses, parking waivers) | Benefit | GTFS stops within 0.25 mi | PR |
| O11 | Industrial neighbours: odour, emissions, hazardous facilities (RMP, TRI) | Cost, buyer risk | EPA TRI and RMP facilities | PR |
| O12 | Cell tower, substation or water tower adjacent | Buyer risk | FCC ASR; HIFLD | PR |
| O13 | Emergency response: fire station distance and ISO class | Insurance cost | HIFLD fire stations; ISO PPC where published | PR / M |
| O14 | Recent disaster declarations in the county (5 yr) | Insurance, lender | FEMA disaster declarations | PR |
P
Ecology and heritage
12 rows| Id | Check | What it does to the job | The record that answers it | Label |
|---|---|---|---|---|
| P1 | Endangered-species range (e.g. golden-cheeked warbler, Barton Springs salamander) | Time: USFWS consultation, seasonal windows | USFWS IPaC by location | PR |
| P2 | Designated critical habitat on or adjacent | Stop or Time | USFWS critical habitat layer | PR |
| P3 | Habitat conservation plan participation fee (e.g. Balcones Canyonlands) | Cost | County HCP map | PR |
| P4 | Heritage or protected trees on the lot | Cost: mitigation fees, redesign | City tree ordinance + canopy (F23) | PR / M |
| P5 | National Register property or district | Time: review | NRHP | PR |
| P6 | State archaeological landmark or high-probability zone | Time: survey | THC / SHPO atlas (restricted; NS) | NS / PR |
| P7 | Cemetery on or adjacent (Texas cemetery law) | Stop | THC cemetery layer | PR |
| P8 | Edwards Aquifer recharge or contributing zone (TCEQ rules) | Cost: WPAP, Time | TCEQ Edwards layers | PR |
| P9 | Coastal zone or barrier dune protections | Time | GLO coastal layers | PR |
| P10 | Migratory bird nesting in trees to be removed (L13) | Time | USFWS guidance | PR |
| P11 | Invasive-species or quarantine soil movement rules | Cost | USDA APHIS quarantines | PR |
| P12 | Prime farmland or conservation easement | Stop | NRCS prime farmland; NCED | PR |
Q
Tenant improvement and occupancy triggers
16 rows| Id | Check | What it does to the job | The record that answers it | Label |
|---|---|---|---|---|
| Q1 | Change of occupancy group (e.g. retail M to restaurant A-2) | Cost: full code upgrade; Change order | Prior and proposed use vs. IBC | PR / DP |
| Q2 | Alteration level (IEBC Level 1–3) triggering upgrades | Cost | Scope vs. IEBC | M |
| Q3 | Accessibility upgrade spend (20 % path-of-travel rule) | Cost | ADA 28 CFR 35/36 | PR |
| Q4 | Sprinkler retrofit trigger by occupant load or area | Cost: $4–8/sf | IFC thresholds | PR |
| Q5 | Fire alarm upgrade trigger | Cost | IFC | PR |
| Q6 | Exit count and egress width for new occupant load | Change order: added exits | IBC Ch. 10 | PR / M |
| Q7 | Restroom fixture count for the new load | Cost: added fixtures | IPC Table 403.1 | PR / M |
| Q8 | Grease interceptor sizing (food service) | Cost $15–60k | Utility pretreatment rules | PR |
| Q9 | Kitchen hood, shaft and roof penetration | Cost, structural | IMC; roof read | PR / M |
| Q10 | Electrical service upgrade (amps) for the use | Cost, Time (E10) | Scope vs. existing service | M |
| Q11 | HVAC tonnage and roof structure for new units | Cost, structural | Scope | M |
| Q12 | Landlord work letter and TI allowance vs. modeled cost | Change order / funding gap | Lease (DP) | DP |
| Q13 | Landlord approvals and building rules (hours, freight elevator, union) | Time, Cost | Lease (DP) | DP / NS |
| Q14 | Shell condition delivered (cold dark shell vs. vanilla) | Cost | Lease (DP) | DP |
| Q15 | Parking change-of-use requirement | Change order | Zoning (F9) | PR |
| Q16 | Signage permit and landlord sign criteria | Time | City sign code | PR |