SITUS
The 48-hour drive-by workspace for property due diligence.
Research, site capture, costed findings, and a lender-ready report in one workspace. Built for PCA firms and independent assessors who deliver to lenders and investors.
Photos scattered in folders. Costs buried in spreadsheets. Context locked in engineers’ heads.
SITUS turns every assessment into structured, auditable intelligence.
Watch the walkthrough →Federal data, auto-fetched
FEMA, EPA, NOAA, NRCS, USGS run in parallel the moment a project opens.
Any file, any source
Reads photos, drawings, and prior reports. Binds evidence to the checklist.
Findings priced as you go
Every finding carries its cost line the moment it’s written, not at report time.
Audit-ready in hours, not weeks
Quick Response ships the reserve number the day findings are confirmed.
Assessments die in static reports.
Living intelligence that captures conditions, prices the reserves, and defends every finding.
Riverside Commons · PCA-2026-001
Finding 2 missing evidence
Riverside Commons
Riverside Commons
14 Findings · 3 pending review
Roof · Finding F-07
Inconsistent calls don’t ship.
Concrete Surfaces
Common Area Amenities
Current Deliverable
Riverside Commons · PCA-2026-001
Finding 2 missing evidence
Riverside Commons
Riverside Commons
14 Findings · 3 pending review
Roof · Finding F-07
Inconsistent calls don’t ship.
Concrete Surfaces
Common Area Amenities
Current Deliverable
What changes when SITUS runs the workflow
You know this Tuesday. The photos are on the shared drive. The costs are in a spreadsheet that doesn’t talk to the condition dropdown. The old report is open in another window for boilerplate, and the reviewer is about to export the PDF a third time to fix the page breaks.
That’s not a skill problem. Your reviewers know buildings. It’s an assembly problem.
Same people. Same properties. Entirely different output discipline.
Google the address. Check county records manually. Hope someone remembers what happened last time.
Property Scan, hazard APIs, and satellite recon run in parallel. Flood zones, EPA sites, soil, seismic, and wind data return in seconds.
Google the address. Check county records manually. Hope someone remembers what happened last time.
With SITUSProperty Scan, hazard APIs, and satellite recon run in parallel. Flood zones, EPA sites, soil, seismic, and wind data return in seconds.
Uploaded to a shared drive. Manually dragged into report sections. Or skipped with a note that says "see appendix."
Drive-By AI analyzes uploads during the site visit. Binds each photo to a checklist item with observations and evidence IDs.
Uploaded to a shared drive. Manually dragged into report sections. Or skipped with a note that says "see appendix."
With SITUSDrive-By AI analyzes uploads during the site visit. Binds each photo to a checklist item with observations and evidence IDs.
Reviewer picks a condition rating from a dropdown. No connection to what the cost table says about timing.
Condition auto-derives from findings: Replace → Poor, Repair → Fair, Monitor → Good. Evidence drives the rating, not opinion.
Reviewer picks a condition rating from a dropdown. No connection to what the cost table says about timing.
With SITUSCondition auto-derives from findings: Replace → Poor, Repair → Fair, Monitor → Good. Evidence drives the rating, not opinion.
Entered in a cost table that doesn't talk to the condition field. Both filled in separately, by hand.
Cost timing and condition are validated against each other. Priority-timing mismatches are surfaced and tracked until corrected.
Entered in a cost table that doesn't talk to the condition field. Both filled in separately, by hand.
With SITUSCost timing and condition are validated against each other. Priority-timing mismatches are surfaced and tracked until corrected.
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.
Assembled inside a template that enforces nothing. Quality depends entirely on who's writing that day.
With SITUSGenerated 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 inline. Mismatches are flagged at entry and tracked. Caught before export, not after.
Opens the finished PDF and starts over. Three exports to get the page breaks right.
With SITUSReviews staged findings inline. Mismatches are flagged at entry and tracked. Caught before export, not after.
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.
Waits for the complete report. The reserve number isn't separated from the narrative. You can't get one without the other.
With SITUSQuick Response ships the reserve number the day findings are confirmed. Full narrative follows on its own timeline.
How SITUS scopes a PCA.
Every assessment is built in three layers. Nothing improvised, nothing missing, nothing generic.
The ASTM E2018 baseline.
Every assessment starts from the standard’s scope, not from a blank page. The checklist, the systems walked, the report sections: all anchored to E2018.
Industry-standard deviations.
Wind, seismic, flood, and zoning screens that lenders expect even where the standard doesn’t require them. Run automatically, documented with their sources.
Your client’s scope.
The overlay that makes each engagement yours: report tiers, added systems, custom checklists. Configured once, applied every time.
Drive-By
SeaGoat's vision-AI engine.
Reads any file. Autofills the checklist. The reviewer keeps the call.
What's in every Drive-By
Three things. Every time.
Identification
Components and systems Drive-By reports on:
- Site · stormwater · paving · landscape
- Building Exterior · roof · walls · windows + doors
- Mechanical · HVAC · electrical · plumbing
Description
Plain-language condition write-up per component, in ASTM E2018-24 phrasing. Every claim tied to its source. Photos, drawings, and imagery from multiple sources.
Cost Tables
Capital expenditures by component and timing horizon. Repair, Replace, or Monitor, projected from building history and comparable properties.
Want interior coverage too?
Drive-By can't see inside. Interior systems can be approximated separately, from industry standards, building age, and comparable properties.
Workflow
Explore SITUS
Click through every step. One engine.
Asphalt Paving & Drives
Fair · RepairCondition
Action
Description · SmartTable
Quantities
Evidence
Findings
Priority
Qty (SF)
Repair / Replace
% Replacement
Cost Item
Effective Age
Bid / Allow.
Assessment / Recommendation
Field notes
Actions · this component
Numbers to the lender. Story to the file.
The Quick Response ships before the Full Report is even assembled.
Property Condition Assessment Report
Project No: SG-2026-0147
Property Condition Assessment
One engine. Many Packs. Yours forever.
Run multifamily PCAs today. Add HUD CNAs, ESAs, or Progress inspections next quarter. Same engine, same library, same audit trail. Your Pack carries your firm's IP. Editable, audit-tracked, exportable on demand.
SITUS Core
Engine, schemas, ASTM-aligned rules, audit trail.
Your Pack
Your firm's cost library, checklists, evidence templates, QC standards. Edit anything. Audit-tracked.
Project Layer
Per-project overrides, vendor quotes, override rationale. Standards enforce at export. Never poisons your Pack.
Configured for every asset class your firm runs.
Each asset class carries its own checklist template and component defaults. fully editable in your Pack.
Distribution & logistics
Apartment building
Commercial campus · Solar PV
Each project type drives report depth and AI analysis.
Tag every project at kickoff. Report depth and AI depth adjust automatically. A standard PCA for a lender's check-the-box review, advisory-tier depth for equity diligence. Debt and Equity are seeded; add Construction, Acquisition, Refi, or your own labels.
Build a checklist for any Assessment Type.
PCA, ESA, PRA, Appraisal, or your firm's specialized engagement. Every Assessment Type carries its own checklist with its own components, EUL defaults, and evidence requirements. New industry standard? Build it once in your Pack. Custom client requirement? Add it as a one-off.
Your firm's costs drive every reserve number.
Your firm's negotiated rates, market data, and vendor quotes. Loaded once, used on every project. No third-party royalty. No black-box index. Every change logs who, when, and why.
PCA
Property Condition Assessment
The kinds of work your firm runs.
Each Assessment Type drives its own editable checklist and AI depth. Your firm names them. PCA, ESA, PRA, Progress Inspection, MAI Appraisal, or your own internal labels. Add, rename, or rewire checklists in your Pack at any time.
Your Pack is your firm's IP. Yours forever. Audit-tracked. Exportable on demand.
Ask anything.
Answers that know your building.
ChatGPT doesn't know your project. Ask SITUS does. It already has the address, the year built, the satellite history, and every finding from the file. Same model power. Applied to your file, not a blank slate.
Stop pasting context. Ask SITUS already knows the building.
Ask the same question you'd ask ChatGPT. The answer is specific to your property because the project file is already loaded. Address, zoning, construction type, satellite imagery, research findings, site conditions, cost data. No copy-paste. No re-prompting.
Live web search when codes and permits matter.
Codes change quarterly. Permits update weekly. SITUS pulls live so the answer matches reality, not what was true two years ago. Every source cited.
Useful answer? Turn it into an action.
A kept answer becomes a saved investigation action on Research or Site. Flowing into the next step automatically. Not a chat history nobody opens. A workflow item nobody forgets.
One keystroke away, in every workflow step.
Research, Site, Findings, Reports. Ask SITUS is available from every tab. Same project context, same credibility pills, same path from answer to action.
Lakeline Crossing PCA · 2841 Brushy Creek Rd — grounds in this project first
Has this building been remodeled?
What flood zone is this property in?
This isn't something you build in‑house.
SITUS is built at the intersection of two rare disciplines: the codified standards of CRE due diligence (ASTM E2018, E1527, and the guide each engagement follows), and modern AI engineering from production deployments of safe, governed LLM systems. The result is forty thousand lines of proprietary domain logic. Every threshold defended, every edge case named, every output traceable. A specimen from inside the engine:
threshold = f( human_overrides, t )
Confidence thresholds aren't constants. They're built to recalibrate against reviewer corrections rather than synthetic benchmarks, so the engine tunes to how your reviewers actually work, not a leaderboard.
corpus = mistakes
+ corrections
+ rationalesThe engine learns from the wrong answers as much as the right ones, the corrections and the rationale behind them. By design that signal comes from your reviewers' overrides, not a vendor's dataset.
ai_engineering ∩ astm_rigor ≈ ∅
Two disciplines that rarely meet in one product. Production AI engineering, and CRE due diligence codified to ASTM standard. The overlap is where SITUS lives.
claim → evidence
→ reviewer
→ ledgerEvery assertion carries a verifiable lineage. Source ID, evidence IDs, reviewer, override rationale, timestamp. A provenance state machine built into the schema, not bolted on.
agree(model_a, model_b, model_c) || reviewer.hold
Multi-model agreement with disagreement-triggered hold. Foundation models vote. When they conflict, the call routes to a qualified human. Responsible-AI patterns baked in from day one.
SITUS ⊂ {SITUS, GRID, ATLAS}SITUS is one engine on a fabric. A firm building "a SITUS" in-house ships one tool. We ship the platform that compounds with every visit.
None of this is a feature list. It is the moat.
Defensible by design.
SITUS is purpose-built for environments where outputs must hold up years later. In audits, legal reviews, and lender scrutiny.
Every claim carries its receipt.
A source ID, evidence IDs, a timestamp, a version, a review status, and an override rationale when a human corrects the engine. Provenance states are explicit: Verified means modern evidence plus reviewer approval; Resurrected means pulled from archive, unverified until confirmed; Derived means inferred from upstream facts and required to show lineage.
When sources disagree, the engine knows who wins.
Construction documents rank highest. As-builts, specs, permits. Below them, physical assessment evidence. Then county and municipal records. Then third-party prior reports. Client-provided spreadsheets sit lowest. Overrides require rationale plus reviewer approval. Same-level conflicts flag for human review. “Unknown” is always a valid answer. The engine never forces a guess.
Models suggest. The system validates. Humans decide.
AI proposes field values, conditions, and costs. Humans confirm or override every one of them. Each override requires a written rationale before it saves. Sign-off is reviewer-specific and timestamped, never a blanket approval. Nothing reaches the report without explicit human staging, and every staging action lives in the audit log, ready for legal review or lender scrutiny.
Prior reports ingest as history, not as truth.
Documents chunk by type. Tables, narrative, bullet lists. Provenance preserves page and section references where the source allows. Ingested data defaults to Unverified until a reviewer confirms the finding. Nothing auto-promotes. When modern evidence contradicts a legacy finding, the old one becomes Superseded, never deleted. The audit trail keeps both.
Isolation you can verify.
Your workspace is isolated, and automated tests prove it on every release.
Backups we actually restore.
Daily backups with point-in-time recovery, for your data and your uploaded files, and we test that the restore works.
Every assessment compounds.
A report used to be the end of the work. In SITUS it's the beginning of a record.
Runs the assessment: research, site capture, costed findings, the delivered report. Every approved report becomes part of a structured property record.
GRID is the asset memory: one identity per property, across owners, lenders, and reassessments. It is the record both SITUS and ATLAS depend on.
ATLAS reads across the records: portfolio risk, capital need forecasts, lender and LP briefs. The questions a single report can't answer.
In that order, on real data. SITUS ships today; GRID and ATLAS are built on the assessments it produces, not promised ahead of them. The more you use SITUS, the smarter the whole system gets.
Common questions
Where does my data go?
It stays in your workspace. AI providers don't train on it, and every action is audit-tracked. See Security and Privacy.
Can SITUS handle a check-the-box lender PCA and a deep advisory report?
Both, on the same engine. The depth scales to the engagement. A fast lender screen and a full advisory assessment run through the same workflow and the same evidence chain.
What about older buildings or properties with thin documentation?
The Drive-By engine reads imagery from multiple sources and proposes findings from what it sees. A thin document set does not stop the assessment.
Can I use my firm's existing report template?
Yes. The Pack system holds your templates, cost tables, and language. Your IP stays yours, and reports come out looking like your firm's.
Can SITUS produce a Property Resilience Assessment (PRA)?
It is built to extend there. A PRA follows the new ASTM E3429-24 guide, and the hazard data it leans on is already pulled on every job: flood, seismic, wind, and climate exposure. The engine configures to the assessment type and standard you need.
Can I see a real report before a call?
Yes. The sample library above has complete Quick Reports and Full Reports produced in SITUS. Or send an address and get a sample assessment back in 48 hours.
Your project data stays in your workspace. AI providers don't train on it. Every action is audit-tracked.
Deploy the engine.
We’ll map your deliverables and stand up a workspace.