Title Policy Analyzer
Drop in a title commitment and the analyzer reads the whole policy for you: every Schedule B exception in plain English. Color-coded by risk, with normalized book & page data and a build checklist.
AI-extracted Schedule B summary. Preliminary only. Have a title company or real estate attorney review the recorded documents before you rely on it.
Not ready to upload? See a finished sample report.
Drop your title commitment here
PDF or TXT: PDF up to 20 MB and 60 pages. Schedule B exceptions are read automatically.
Preliminary results. Preliminary results for due diligence only. Confirm with a licensed surveyor, title company, or attorney before acting.
What this analyzer reads
A title commitment is organized into schedules. Schedule A identifies the parcel, the proposed insured, and the policy amount. Schedule B‑I lists the requirements that must be satisfied before a policy issues. Schedule B‑II lists the exceptions — the easements, restrictions, liens, and encroachments the insurer is refusing to cover. Almost every easement surprise a buyer runs into is sitting in that second list, usually written as a bare reference to a recorded book and page.
Upload the commitment or preliminary report as a PDF and the analyzer extracts each numbered exception, classifies it (utility, access or right‑of‑way, setback, drainage, mineral, or lien), and rewrites it in plain English alongside the recording data it cites. Every finding stays linked to the original exception text so you can check any conclusion against the wording it came from.
What you get back
- A risk summary grouping the exceptions into high, medium, and low concern, so you know which two or three lines out of twenty actually deserve your attention.
- A can‑I‑build checklist giving an allowed, conditional, or blocked read for the usual projects — fence, pool, shed, driveway, addition. A single blocking exception makes the whole project blocked, because one corridor is enough to stop a slab.
- Recording details for each exception, so you can pull the underlying instrument from the county recorder and read the width and location the commitment left out.
- An exportable PDF you can send to your agent, lender, or attorney, with your own branding if you set it up.
What it cannot tell you
The analyzer reads documents. It does not measure ground. A commitment tells you an easement exists; only a boundary or ALTA survey tells you whether the corridor crosses the exact spot where you planned to pour. Unrecorded rights — a neighbor’s prescriptive path, an implied route to a landlocked parcel — are invisible to any document search, which is why walking the property still matters.
Use the output for preliminary planning and for deciding what to raise before your objection deadline. Final site plans should be verified by a licensed surveyor or a real estate attorney in your state. If you want the background first, start with what Schedule B actually is or why a survey is the document that settles distances.
What this tool reads, and what it cannot
A title commitment is the insurer's offer to insure. Schedule A says who owns the property and what estate is being insured. Schedule B-I lists the requirements that must be met before the policy issues. Schedule B-II. The part almost everyone means when they say "the exceptions". Lists what the policy will not cover: easements, restrictive covenants, mineral reservations, liens, and rights disclosed by an accurate survey. The audit reads Schedule B-II and rewrites each exception in plain English, tells you whether it burdens the land permanently, and flags the ones that limit where you can build.
Two limits are worth stating plainly. First, an exception often points at a recorded instrument by book and page without describing it. The commitment says an easement exists, not where it runs or how wide it is. Getting that requires pulling the recorded document itself. Second, nothing that was never recorded appears here at all: a neighbor's prescriptive claim, an unrecorded encroachment, or a right implied when a larger parcel was split. That is what the standard survey exception is protecting the insurer against.
A sensible order to work in
Run the commitment through the audit first, so you know which exceptions matter. Then pull the recorded documents behind the exceptions that touch the buildable area - how to find your easement document covers where each state keeps them. Read those with how to read a recorded easement, which breaks a real clause down phrase by phrase. If an easement is being newly granted to a utility or an agency, the easement value calculator shows the before-and-after math used to price it.
Your documents are processed to produce your report and are never sold or shared. The audit is an explanation of what your paperwork says. It is not legal advice, a title opinion, or a substitute for a survey.