4WALLS REPORT
Before You Buy, Verify.
The listing shows you the property. The records may tell another story. Unpermitted work, open permits, expired permits and code violations stay with the property, not the seller. After closing they become the buyer's problem.
- Enclosed terrace? Verify.
- Brand-new roof? Verify the permit was closed.
- Converted garage? Verify.
- New impact windows? Verify.
- That shed near the property line? Verify the setbacks.
A home inspection looks at condition. It does not read the records.
Fines that keep running, liens on the title, permits that block new work, structures that have to be legalized or torn down: none of it shows up in a walkthrough. The 4Walls Report tells a buyer what the public records say about a Miami-Dade property before they buy it, with what it would take and cost to fix each item.
The four walls every report covers
- Wall 1
Permits
Every permit on record and its status: finaled, open or expired.
- Wall 2
Violations
Code enforcement cases, with the inspector's notes and photographs.
- Wall 3
Liens and citations
Fines owed and notices or liens recorded against the property.
- Wall 4
Built vs. recorded
What the tax roll and the listing say is built (bedrooms, bathrooms, square feet, additions, pools, sheds, fences) compared with what was actually permitted.
Each finding is marked either Confirmed record (the government recorded it) or Needs verification (the records suggest it, and the seller or a document can settle it). A "needs verification" item is never called a violation.
What you get
- A one-page decision summary: issues found, priority, estimated cost range to resolve, and the recommended next step on each item.
- For each finding: the path to compliance (legalize, remove, replace or restore), an estimated cost range from PS²'s own past jobs, the government fees to expect, and the timing.
- Negotiation considerations, and what to ask the seller for before closing: payoffs, releases, permits, credits or escrow holdbacks.
- Every report is reviewed by a person at PS² before it is released.
Packages
| Package | What it includes | Price |
|---|---|---|
| 4Walls Screening | The four walls read, each finding marked confirmed or needs verification, with the next step on each. No cost figures. | $175 |
| 4Walls Report | Everything in the Screening, plus the path to compliance, estimated cost ranges, government fees, order of operations, and negotiation considerations. | Quoted on request |
| Resolution | If the buyer or seller wants the items fixed, PS² quotes the work after a walkthrough and handles it through closure. | Quoted after a walkthrough |
Delivered in 1 to 3 business days after payment.
Who it is for
Home buyers, real estate agents, investors, and the attorneys and lenders working with them, during the due-diligence period before closing.
Coverage
All of Miami-Dade County. Unincorporated Miami-Dade and most cities are read directly from their online records. Where a city does not publish a record online (city liens, for example), the report says so and names the step to get it. The report always states what was and was not read.
Verify first. Negotiate smarter.
The same firm that legalizes these items and closes these cases every day prepares the report. Send the address and a person at PS² follows up with you personally; nothing is sent automatically.
The 4Walls Report is a desk review of public records as of the date of the report. It does not include a site visit. Work that was never reported or inspected may not appear in any record. Cost figures are estimates, not bids or a contract price. The report is not a home inspection, title search, survey, appraisal, engineering evaluation or legal opinion.