Realty Network
Document Reader
For the public and agents
A typical disclosure package in real estate transactions includes 20 to 30+ documents that contain several hundred pages of laws, policies, reports, and information disclosures. AI can help summarize the document or answer specific questions for you.
Document Reader
Upload a disclosure, report, or contract (.pdf, .txt, .md, .csv) and ask questions about it below.
Drag and drop a document here, or
PDF, TXT, MD, or CSV — up to 15 MB, ~40 pages.
One free document and three free questions on your account — see how it works below. Licensed agents working active deals use Disclosure Desk inside Claw-Re instead.
How RAG works
Retrieval-Augmented Generation (RAG) combines search with AI. Rather than relying on general knowledge alone, the system first finds the right passages in a disclosure package, then generates an answer from those sources. That makes every claim traceable back to a specific document and page.
Step 1
Ingest & classify
Disclosure PDFs are parsed, split into sections, and tagged by document type (TDS, NHD, HOA, inspection, etc.).
Step 2
Index for retrieval
Text chunks are embedded into a vector database so semantically related passages can be found quickly — even when wording differs from your question.
Step 3
Retrieve relevant sources
Your question triggers hybrid search across the indexed package, pulling the most authoritative passages with page references.
Step 4
Grounded answer
A language model synthesizes an answer strictly from retrieved sources — with citations, findings, and flags when documents conflict.
What are disclosures?
In a California residential sale, the disclosure package is the collection of documents that inform clients about the property's condition, legal status, and known risks. Listing agents must disclose material facts they know; buyer-side agents use the package to perform due diligence before removing contingencies.
Packages vary by property type and location, but a typical Bay Area transaction includes seller transfer disclosures (TDS), natural hazard reports (NHD), preliminary title, HOA governing documents, third-party inspections, and agent visual disclosures (AVID). Together they can run to hundreds of pages — which is why clear summaries and guided review matter.
Document Reader does not replace your agent, attorney, or inspector. It helps you understand what is in the stack and what to ask about — faster and with citations when the live tool is available.
Documents in a typical package
When you receive disclosures, these are the documents you will most often see. Your agent can walk you through each one during your review period.
Coversheet
Index and cover letter summarizing what is included in the disclosure package.
Prelim Report
Preliminary title report — ownership, liens, easements, and title exceptions.
Acknowledgement of Receipt
Buyer signature confirming receipt of disclosures within the review period.
HOA doc package
CC&Rs, budgets, reserves, meeting minutes, and rules for HOA-governed properties.
Property Profile
Third-party report on permits, zoning, tax records, and property history.
NHD Full Report
Natural Hazard Disclosure — flood, fire, earthquake fault, and environmental zones.
Real Estate Transfer Disclosure
Seller TDS (Form RE) — known defects, repairs, and material facts.
Seller Property Questionnaire
Supplemental seller questionnaire (SPQ) with room-by-room condition details.
Listing agent AVID
Agent Visual Inspection Disclosure — observable conditions noted at listing.
Home Inspection
Third-party general home inspection report (structure, systems, safety items).
Termite Inspection
Wood-destroying organism (WDO) inspection and Section 1 / Section 2 findings.
Fire Hardening & Defensive Space
Wildfire risk disclosures and defensible-space compliance (where required).
Lead Base Paint Disclosure
Federal lead-based paint disclosure for homes built before 1978.
Earthquake Risk Disclosures
Seismic safety, soft-story, and earthquake hazard information.
Questions you can ask
Upload your own package above and ask natural-language questions like these — answers come back tied to the actual documents you uploaded.
Property condition
- Are there any known roof leaks or water damage disclosures?
- What did the home inspection report say about the electrical panel or plumbing?
- Does the seller disclose any foundation cracks or settlement issues?
- Were any Section 1 termite repairs completed, and is there an open Section 2 recommendation?
HOA & shared ownership
- What are the monthly HOA dues and what do they cover?
- Is the HOA involved in any active litigation or special assessments?
- Are there rental restrictions or pet limits in the CC&Rs?
- What does the reserve study show about funding for major repairs?
Hazards & compliance
- Is the property in a flood zone or high fire severity zone according to the NHD?
- Are there any earthquake fault or liquefaction disclosures?
- Does the seller disclose unpermitted work or open building permits?
- What fire hardening or defensible-space requirements apply to this property?
Title & transaction
- What easements or encroachments appear on the preliminary title report?
- Who is responsible for HOA transfer fees and documentary transfer tax?
- When were major systems (roof, HVAC, water heater) last replaced according to disclosures?
- Are there any neighborhood or CC&R restrictions on remodeling or ADUs?