SITUS
by SeaGoatIntelligence for the Physical World
The Super-Inspector for construction due diligence.
SITUS runs the workflow—not just assists it.
Assessments Die in
Static Reports.
Photos scattered in folders. Costs buried in spreadsheets. Context locked in engineers' heads. When teams change or projects hand off, the knowledge disappears.
SITUS turns every assessment into structured, auditable intelligence. Unified Salient Facts keep core asset data entered once and synced across PCA and ESA.
What changes when SITUS runs the workflow
Same people. Same properties. Entirely different output discipline.
Uploaded to the platform. Manually dragged into sections — or skipped with a note that says "see appendix."
Drive-By AI attaches them to checklist items before anyone goes onsite. Evidence is bound, not filed.
Entered in a cost table that doesn't talk to the condition field. Both filled in separately, by hand.
ASTM-driven: cost timing determines condition. The table and the condition rating are the same source — no contradictions.
Assembled inside a template that enforces nothing. Quality depends entirely on who's writing that day.
Generated from confirmed findings. Narrative, cost table, photo appendix — assembled, not written. One template, zero variance.
Opens the finished PDF and starts over. Three exports to get the page breaks right.
Reviews staged findings only. Mismatches block save — caught at entry, not after three PDFs.
Waits for the complete report. The reserve number isn't separated from the narrative — you can't get one without the other.
Quick Response ships the reserve number the day findings are confirmed. Full narrative follows on its own timeline.
Prior assessments found manually. Asset history lives in email threads and a shared drive no one maintains.
Prior reports link to the property automatically. Asset history is structured, searchable, and always current.
Workflow
Evidence to Decision, End to End
One operational spine: recon evidence turns into checklist actions, then cost logic and report output.
RESEARCH
Pre-site intelligence: Google Earth Timeline AI, Property Scan, and AI Research run together.
Timeline screenshots, public records, satellite imagery, and pre-site observations flow into structured recon. Observations generate on-site actions.
SITE
On-site evidence capture with Drive-By AI and checklist completion.
Drive-By AI auto-assigns files to checklist items. Reviewer confirms condition, quantities, and evidence per component. Staged findings flow to Findings.
FINDINGS
Staged items become structured findings with deterministic cost logic.
Repair/replace conditions bind to quantity, cost item, and reserve timing. Reviewer confirms each finding before it can appear in a report.
REPORTS
Report sections generate from confirmed findings with traceable citations.
Each claim traces to checklist data, evidence IDs, and reviewer sign-off. Reports require human approval before delivery.
Every output is traceable. Every decision is defensible.
Installed Packs
SITUS adapts to your workflow. Select packs to inherit validation rules, evidence requirements, and reporting standards.
Property Condition
PCAASTM E2018-24 checklist, EUL-based cost logic, reserve schedule generation.
Environmental
ESAPhase I/II workflows, REC tracking, regulatory flag management.
Progress Monitoring
CONSTRUCTIONDraw inspection reports, milestone tracking, contractor observation logs.
Appraisals
APPRAISALCondition-to-value mapping, cost approach support, and appraiser-ready findings export.
No guessing. No improvisation. No downstream surprises.
One Project. Every Step.
Follow Central Tower from Research through Report — each tab is a real workflow stage in SITUS.
Property Briefing
AI-generated · review before useCentral Tower is a 5-story Class B office building with approximately 127,000 SF situated on a 2.9-acre urban site. Constructed in 1974. Flat/low-slope built-up roof with multiple sections — age exceeds typical 20–25 yr expected useful life. Rooftop HVAC package units and AHUs present. Surface asphalt parking. Facade: glass and precast concrete. HVAC systems likely beyond serviceable life. Elevator count to be confirmed on site.
Sources: Public property records · County appraisal district · Satellite imagery · Building permits
Hazards
Flood Zone
VerifiedNon-SFHA
Minimal flood risk
Low
Wind Zone
VerifiedZone II
High wind — design required
Moderate
Seismic Zone
VerifiedSDC A
Low seismic activity
Low
Radon Zone
VerifiedZone 3
Low potential
Low
Climate Zone
Zone 2A
Hot–Humid
IECC · NOAA/NWS
Environmental Flags
Flagged facilities nearby
Phase I ESA scope review recommended
Review recommended
Soil / Foundation
Urban fill
Gentle slope · Variable drainage
Public records
Regulatory
Auto-drafted records requests
Fire Dept
Subject: Records Request: Fire Code Violations — 450 Commerce StTo Fire Department Records Clerk:
Please provide copies of any open Fire Code Violations for the property at 450 Commerce St.
Thank you
Building Dept
Subject: Records Request: Building Permits — 450 Commerce StTo Building Department:
Please provide a list of all issued building permits and certificates of occupancy for 450 Commerce St.
Thank you
Violations
Fire Code
No open violations found.
Building Code
No open violations found.
You arrive on site
already knowing
what to look for.
Before your inspector sets foot on the property, SITUS Research Engine runs three parallel scans and hands them a pre-site brief: what changed on the property over time, what the county says about it, and what to investigate when they get there.
The brief generates on-site Actions — specific, numbered investigation items that map directly to checklist fields. Reviewers don't assign work on arrival. It's already assigned.
Google Earth Timeline AI
Analyzes satellite imagery across years. Flags roof changes, additions, demolitions, and site modifications that don't appear in permits.
Property Scan
Cross-references county records, municipal data, and ownership history. Surfaces discrepancies before the visit — year built, last sale, zoning conflicts.
AI Research
Analyzes uploaded documents, images, and satellite data to generate proposed checklist fields, observations, and condition flags — all cached to the source, not re-run.
Property
Central Tower
450 Commerce St, Austin TX · 1974 · Class B Office
Roof surface discoloration visible across low-slope sections. No permit on file for replacement — original membrane likely still in place. Possible ponding at NW parapet corner.
Built 1974. No major permit activity since 1998. Elevator permit last filed 2001 — modernization likely overdue. Environmental flags detected within 500ft of site boundary.
Proposed: Roof Systems — Poor condition. HVAC units visible on roof, installation date unknown. Wind Zone II designation requires envelope verification on facade and glazing.
Generated On-Site Actions
Inspect roof membrane at parapet and low points — age and ponding risk
Confirm elevator count and document cab condition — permit gap since 2001
Assess Phase I ESA scope — flagged facilities detected in proximity
Pre-Site Risk Summary
HighRoof age, elevator permit gap, and environmental proximity all flagged. Expanded Phase I ESA scope recommended before closing.
The Findings Record: Structured Evidence
Every finding becomes a structured record with evidence binding, cost logic, and provenance. Guardrails enforce quality before anything reaches the report.
ID: PCA-2024-001-001 · Central Tower
Roof Membrane · Central Tower
Poor
Replace
127,000 SF
Roof Membrane Replacement
$1,460,500
Immediate
situs_pca_2024
[img_001, img_002, doc_001]
M.B. (PE)
None
Guardrails enforce quality: Poor requires evidence. Repair requires quantity + cost.
Built for Flexibility, Not Forks
SITUS Core is the shared workflow foundation—reusable across construction domains. Workflow Packs configure client-specific behavior without fragmenting the codebase.
base_pack
Foundation
Core rules, default terminology, shared cost library
tenant_pack
Client Layer
Overrides terminology, validation thresholds, report templates
project_override
Job-Specific
Scope restrictions only — cannot expand tenant permissions
SITUS CORE
Reusable across PCA, ESA, Progress. Single codebase.
- →Evidence ingestion + staging
- →Findings object model
- →Findings + reserve logic
- →Report generator
- →Audit + provenance
WORKFLOW PACKS
Pack controls: rules, terminology, validation, templates.
- →Validation rules (e.g. debt vs equity)
- →Terminology (e.g. PCA, ESA, Progress, Appraisals)
- →Cost libraries
- →Templates + export formats
- →Domain-specific prompts
YOUR CONFIGURATION
Opt-in per pack. Nothing turns on without approval.
- →Enabled per tenant via entitlements
- →Partner proprietary logic lives in custom packs (e.g. PCA Pack)
- →Need PCA-style deliverables? There’s a pack for that.
- →Progress monitoring, appraisals, ESA—each use case can have its own pack.
What Packs Actually Control
- Validation rules: Poor requires photo. Repair requires quantity + cost. Pack-configurable thresholds (e.g. debt vs equity sensitivity).
- Terminology + language: Condition labels (e.g. Immediate vs Short-Term vs Routine). Action labels (e.g. R&M vs Replace). Mode selector (e.g. PCA, ESA, Progress, Appraisals).
- Cost + reporting: Cost libraries, EUL/RUL sources, inflation model. Report sections, required elements (FOIA, PSQ, ADA screening), output formats (PDF, CSV, photo appendix).
- SITUS → GRID sync: On approval, findings + evidence_ids + cost table + salient facts + override rationales sync to institutional memory. Append-only. Each sync creates an immutable snap.
Nothing turns on without approval—capabilities are opt-in per pack. Invalid pack blocks project creation. All packs validated against schema on load; schema changes require a migration path.
Quick Response
450 Commerce St, Austin TX · March 27, 2026
Opinions of Cost
| Horizon | Items | Cost |
|---|---|---|
| Immediate | 1 | $1,460,500 |
| Short-Term | 2 | $1,099,760 |
| Long-Term | 1 | $1,250,000 |
| TOTAL | 4 | $3,810,260 |
S&P Reserve Benchmark: Computed $381,026/yr vs. S&P benchmark $317,500/yr ($2.50/SF). Delta: 20% above benchmark.
Cost Detail
| Item | Driver | RUL | Total |
|---|---|---|---|
| Roof Membrane Replacement | Roofing Systems | 0 | $1,460,500 |
| HVAC System Replacement | HVAC Equipment | 0 | $892,000 |
| Elevator Modernization | Vertical Transport | 5 | $1,250,000 |
| Sidewalk & Curb Repair | Exterior Hardscape | 10 | $207,760 |
The reserve number
ships before the
narrative is done.
Lenders don't need the prose. They need the cost table, reserve schedule, and key flags — and they need it fast. SITUS Quick Response delivers a cost-first output the moment findings are confirmed, while the full narrative is still being assembled.
No waiting on writing. No holding the reserve number hostage to paragraph edits. The output that closes the loan ships first — the report follows.
Cost-first output
Reserve schedule, cost table, timing flags — from confirmed findings only.
Ships immediately
Generated the moment reviewer sign-off is complete. No assembly required.
Full report follows
Narrative, photo appendix, and compliance language come after — same evidence base.
Built for Teams That Can't Afford to Be Wrong
Every role in the PCA workflow has a different failure mode. SITUS closes each one.
Subcontractor costs mostly cover reformatting, not engineering.
SITUS generates the deliverable directly from confirmed findings. Reviewers review — they don't rebuild.
Cross-referencing PCAs by hand against your own data wastes deal time.
Structured findings let you compare condition, cost, and timing across assets in one place.
Reserve numbers that can't be traced back to evidence don't hold up.
Every finding connects to source, photo, and sign-off. Numbers that survive review.
Reviewing a finished PDF from scratch takes hours — errors still get through.
Reviewers see only staged findings. Mismatches block save — caught at entry, not in review.
Defensible by Design
SITUS is designed for environments where outputs must hold up years later—in audits, legal reviews, and lender scrutiny.
Glass-Box Accountability
Every claim traces back to:
- →source_id (origin document)
- →evidence_ids[] (photos/snippets)
- →timestamp + version
- →review_status (draft/staged/approved)
- →override_rationale (when humans override engine)
Provenance states: Verified (modern evidence + approval), Resurrected (from archive, unverified until confirmed), Derived (inferred, must show lineage).
Hierarchy of Truth
When sources conflict, SITUS enforces authority order:
- →1. Construction/architectural docs (as-builts, specs, permits)
- →2. Physical assessment evidence (photos, measurements)
- →3. County/municipal records (assessor, GIS, permits)
- →4. Third-party reports (previous PCAs, environmental)
- →5. Client-provided data (rent rolls, spreadsheets)
Higher authority wins by default. Override requires rationale + reviewer approval. Same-level conflict → flag for human. "Unknown" is always valid—never force a guess.
Human-in-the-Loop
Models suggest. System validates. Humans decide.
- →AI proposes field values, conditions, and costs — humans confirm or override
- →Every override requires a written rationale before it saves
- →Sign-off is reviewer-specific and timestamped — not a blanket approval
- →Nothing reaches the report without explicit human staging
LLMs propose — reviewers prove. Every override is logged with rationale for defensibility in legal reviews and lender scrutiny.
Legacy Data Ingest
Bring prior PCAs and photo logs into structured history on Day 1.
- →Chunk by doc type (tables vs narrative vs bullet lists)
- →Preserve provenance — page and section reference where possible
- →Defaults to Unverified until a reviewer confirms the finding
Ingested data never auto-promotes. Human confirmation required. Contradicted by modern evidence → Superseded (never deleted).
Reports Are a Byproduct. Truth Is the Output.
SITUS doesn't just generate PDFs—it writes structured, provenance-backed truth that feeds your institutional memory.
SITUS
Generation Layer
Recon → Checklist Stage → Cost → Report
"Detect roof membrane failure on Central Tower."
"Map Central Tower roof to portfolio-wide membrane dependencies."
GRID
Memory Layer
Portfolio Graph • Evidence Timeline
ATLAS
Strategy Layer
Portfolio Rollups • CapEx Planning
"Forecast replacement costs for all Tier-1 membrane systems."
SITUS deliverables are instant. The asset intelligence compounds over time.
The Platform
SITUS is the entry point. Every verified output feeds GRID's asset memory. ATLAS turns that memory into portfolio intelligence.
Where it starts. Every verified assessment, finding, and cost record — structured, traceable, approved.
- →AI-assisted field capture
- →Finding-level cost records
- →Pack-based report generation
- →Reviewer sign-off workflow
- →PDF export with full audit trail
Asset memory. GRID stores SITUS outputs, tracks change over time, and builds the visual ledger of every asset you've assessed.
- →Per-asset assessment history
- →System-level deferred cost tracking
- →Before/after photo timelines
- →Condition trend graphs
- →Reserve schedule projections
Portfolio intelligence. ATLAS reads from GRID to detect compound risk, run what-if simulations, and deliver board-ready briefs.
- →Cross-asset risk aggregation
- →Capital need forecasting
- →What-if scenario modeling
- →Board-ready portfolio briefs
- →Lender & LP reporting packs
From Findings to Cost — Automatically
Confirmed findings become structured cost records. Reserve schedules are generated from deterministic logic — no manual entry.
| No. | Component | Section | Condition | Priority | Cost Item | Qty | UOM | Unit Cost | Ext. Cost |
|---|---|---|---|---|---|---|---|---|---|
| 001 | Roof Membrane | Roofing | Poor | Immediate | TPO Roof Replacement | 18,400 | SF | $8.20 | $150,880 |
| 002 | HVAC — Rooftop Units | Mechanical | Fair | Short Term | RTU Replacement (4 units) | 4 | EA | $14,500 | $58,000 |
| 003 | Parking Lot — North | Site | Poor | Immediate | Asphalt Overlay | 22,000 | SF | $3.10 | $68,200 |
| 004 | Elevator Cab & Controls | Vertical Transport | Fair | Short Term | Modernization | 2 | EA | $56,000 | $112,000 |
| 005 | Exterior Windows | Envelope | Fair | Long Term | Sealant Replacement | 3,200 | LF | $6.50 | $20,800 |
| 006 | Domestic Water Heaters | Plumbing | Poor | Immediate | Water Heater Replacement | 3 | EA | $4,200 | $12,600 |
| 007 | Entry Canopy | Structure | Fair | Short Term | Structural Repair | 1 | LS | $18,500 | $18,500 |
| 008 | Landscape — Irrigation | Site | Good | Long Term | Controller Upgrade | 1 | LS | $6,200 | $6,200 |
| Total Estimated Cost | $447,180 | ||||||||
| No. | Section | Component | Condition | Priority | RUL (yrs) | Reserve Year | Event Yrs | Est. Cost |
|---|---|---|---|---|---|---|---|---|
| 001 | Roofing | Roof Membrane | Poor | Immediate | 0 | 2026 | 15–20 | $150,880 |
| 003 | Site | Parking Lot — North | Poor | Immediate | 0 | 2026 | 20–25 | $68,200 |
| 006 | Plumbing | Domestic Water Heaters | Poor | Immediate | 0 | 2026 | 10–12 | $12,600 |
| 002 | Mechanical | HVAC Rooftop Units | Fair | Short Term | 2 | 2028 | 15 | $58,000 |
| 004 | Vertical Transport | Elevator Modernization | Fair | Short Term | 3 | 2029 | 20 | $112,000 |
| 007 | Structure | Entry Canopy | Fair | Short Term | 3 | 2029 | 25 | $18,500 |
| 005 | Envelope | Exterior Windows | Fair | Long Term | 7 | 2033 | 20 | $20,800 |
| 008 | Site | Landscape Irrigation | Good | Long Term | 8 | 2034 | 10 | $6,200 |
| Immediate (Year 1) | $231,680 | |||||||
| Short Term (Yr 1–3) | $188,500 | |||||||
| Total Reserve Estimate | $447,180 | |||||||
RUL = Remaining Useful Life · Event Yrs = expected service life at replacement · All costs are order-of-magnitude estimates for planning purposes only. Sample data — no sensitive project information.
The Report. Auto-Generated.
Cover to reserve schedule — assembled from confirmed findings. No manual formatting.
Property Condition Assessment Report
Riverside Commons
4820 Harbor View Blvd, Austin TX 78701
Prepared For
Meridian Capital Group
Project No: PCA-2026-001
Prepared By
SeaGoat Intelligence
Property Condition Assessment
For Mortgage Financing Purposes Only
DRAFT — For Internal Review Only. Not for Distribution.
Standards
Powered by Approved Outputs
SITUS never generates a report from raw AI output. Every claim traces back to a confirmed finding and a reviewer's sign-off.
No unverified AI guesses
Every output derives from confirmed findings — never raw model output. AI assists; reviewers decide.
Full audit trail
Each report traces back to source evidence, field observations, and who approved what.
ASTM E2018-24 aligned
Reports are built to standard, with EULs, unit costs, and client scope of work baked into every pack.
Deploy the
engine.
We’ll map your deliverables and stand up a workspace.