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Clinical condition reports for foreclosed and REO properties — timestamped, court-ready, and built for the REO pipeline.

4,200+ REO Properties Inspected
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Documented Performance · 2020–2026

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REO Properties Inspected

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Court-Accepted Reports

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Documented in Remediation Costs

Inspection Findings · Live Report Excerpts

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Case 001 · Winterization AssessmentSFR · 1,240 sq ft
Water-stained ceiling with visible moisture damage and brown ring stains spreading from center light fixture
2026-01-09 · 07:14 AM · DETROIT MI
RAW PHOTO
LOCKBOX INSPECTION REPORT01/09/2026
◆MODERATE

Active Moisture Intrusion — Ceiling Assembly

📍 Master Bedroom · Northeast Corner

Significant water staining across 60% of ceiling drywall surface with soft-spot delamination. Secondary staining on wall plate indicates recurring freeze-thaw cycle penetration through failed roof flashing.

Est. Remediation$2,800 – $4,200
Code ReferenceIRC R702.7 / R903.2.1
InspectorD. Hargrove · Lic. #MI-31047
REPORT EXCERPT

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MODERATE FINDING

Active Moisture Intrusion — Ceiling Assembly

Significant water staining across 60% of ceiling drywall surface with soft-spot delamination. Secondary staining on wall plate indicates recurring freeze-thaw cycle penetration through failed roof flashing.

Remediation Cost$2,800 – $4,200
Code ReferenceIRC R702.7 / R903.2.1
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Case 002 · Mechanical Systems FailureSFR · 1,880 sq ft
Disconnected HVAC unit with severed copper refrigerant lines and missing condenser components in utility room
2026-01-22 · 08:41 AM · CLEVELAND OH
RAW PHOTO
LOCKBOX INSPECTION REPORT01/22/2026
⚠CRITICAL

HVAC Unit — Copper Theft / Complete Disconnection

📍 Utility Room · Basement Level

Condenser and air handler units stripped of all copper refrigerant lines. Electrical disconnect panel shows evidence of forced removal. System non-operational. Mold colonization visible on return air plenum — consistent with 60+ days of standing moisture.

Est. Remediation$11,500 – $18,000
Code ReferenceIRC M1401 / IRC M1411.3
InspectorT. Kowalski · Lic. #OH-88214
REPORT EXCERPT

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CRITICAL FINDING

HVAC Unit — Copper Theft / Complete Disconnection

Condenser and air handler units stripped of all copper refrigerant lines. Electrical disconnect panel shows evidence of forced removal. System non-operational. Mold colonization visible on return air plenum — consistent with 60+ days of standing moisture.

Remediation Cost$11,500 – $18,000
Code ReferenceIRC M1401 / IRC M1411.3
Schedule Property Access
Case 003 · Full Gut-Rehab AssessmentMulti · 4-Unit · 5,200 sq ft
Deteriorated crawlspace with kicked-in access panel, exposed joists showing rot, and visible standing water
2026-02-03 · 06:58 AM · PITTSBURGH PA
RAW PHOTO
LOCKBOX INSPECTION REPORT02/03/2026
⚠CRITICAL

Crawlspace Structural Compromise — Floor Joist Rot

📍 Crawlspace · Units 1–2 Footprint

Access panel breached — evidence of unauthorized entry. Floor joists exhibit advanced fungal rot across 40 linear feet. Vapor barrier absent. Standing water accumulation estimated at 3–5 inches. Structural load capacity compromised; units above require temporary shoring before crew access.

Est. Remediation$34,000 – $51,000
Code ReferenceIRC R317.1 / IRC R408.3 / OSHA 1926.502
InspectorM. Brennan · Lic. #PA-60391
REPORT EXCERPT

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CRITICAL FINDING

Crawlspace Structural Compromise — Floor Joist Rot

Access panel breached — evidence of unauthorized entry. Floor joists exhibit advanced fungal rot across 40 linear feet. Vapor barrier absent. Standing water accumulation estimated at 3–5 inches. Structural load capacity compromised; units above require temporary shoring before crew access.

Remediation Cost$34,000 – $51,000
Code ReferenceIRC R317.1 / IRC R408.3 / OSHA 1926.502
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Sample REO Report

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A complete 24-page REO inspection report — severity grades, remediation cost estimates, photo documentation, and IRC code references. The same format accepted by loss mitigation attorneys in federal bankruptcy proceedings.

LOCKBOX-REO-SAMPLE-2026.pdf
Property4817 Gratiot Ave, Detroit MI
Inspection Date02/14/2026 · 07:32 AM
InspectorR. Callahan · Lic. #MI-48291
Total Findings14 (3 Critical · 6 Moderate · 5 Minor)
Est. Remediation$38,400 – $52,100
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