Overview
Property document analysis for condo, strata, and co-op buyers. Know what you're buying before you sign.
Pellucis analyzes status certificates, strata packages, and co-op disclosures. We extract financials, score governance, assess property condition, and quantify exposure. Reviews in plain language instantly.
What you can do
- Financial extraction — Multi-pass parsing with cross-document reconciliation. Revenue, reserves, debt, arrears—validated against source pages, normalized to jurisdiction-specific frameworks. Ratios computed from traceable figures, not estimates.
- Governance scoring — Weighted multi-dimensional framework: procurement discipline, decision execution, regulatory compliance. Evidence derived from meeting-minute analysis.
- Property assessment — Capital projects and maintenance needs scored against age and construction type.
- Community health metrics — Participation rates, conflict density, quorum frequency, problem-unit concentration—quantified from meeting evidence.
- Special levy forecast — Predict future costs from reserve studies, capital plans, and meeting minutes. Know what you may owe before you buy.
- Benchmarking — Compare a property's budget and fees to similar properties of the same age and type, or to other properties you're analyzing.
- Quantified risk assessment — Severity-weighted exposure model. Proceed, Negotiate, or Caution with documented dollar exposure and traceable basis.
- Inversion detection — Schema-driven gap analysis. Flags statutory and normative omissions. Absence treated as a first-class finding.
Pellucis applies structured extraction, validation, and aggregation—so you get clarity backed by methodology, not guesswork.
How it works
- 1
Upload Your Documents
Send us your status certificate, strata documents, or co-op package. Financial statements, meeting minutes, reserve fund studies — everything the seller provided.
- 2
Financial Extraction
Multi-pass parsing with cross-document reconciliation. Revenue, expenses, reserves, debt, arrears, and special levies are extracted from every page, validated against source documents, and normalized to jurisdiction-specific accounting frameworks. Operating ratios, reserve adequacy, and collection risk are computed from traceable figures—not estimates.
- 3
Inversion Detection
Schema-driven gap analysis: jurisdiction-specific requirements (reserve studies, depreciation reports, AGM minutes, insurance certificates) are modeled as expected document types. The engine flags statutory gaps, temporal omissions, and normative absences. What should appear but doesn't is surfaced as a first-class finding.
- 4
Governance & Community Scoring
Weighted multi-dimensional framework: procurement discipline (tendering practices, budget variance), decision execution (action-item closure, timeline adherence), and regulatory compliance. Community health quantifies participation rates, conflict density, quorum frequency, and problem-unit concentration—all derived from meeting-minute evidence.
- 5
Quantified Risk Assessment
Financial, governance, property, and community dimensions are aggregated into a severity-weighted exposure model. Each finding is traceable to source. The output—Proceed, Negotiate, or Caution—includes a quantified dollar exposure with documented basis, enabling informed negotiation.
Core capabilities
Document Upload
Status certs, strata packages, co-op disclosures. PDF and common formats. All jurisdictions.
Learn more →Document Requirements
What to request from the seller. Checklist by jurisdiction—BC, Ontario, Alberta.
Learn more →Financial Extraction
Multi-pass parsing with cross-document reconciliation. Revenue, reserves, debt, arrears—validated against source pages and normalized to jurisdiction-specific frameworks. Operating ratios, reserve adequacy, and collection risk computed from traceable figures.
Governance Scoring
Weighted multi-dimensional framework: procurement discipline (tendering, budget variance), decision execution (action-item closure, timeline adherence), regulatory compliance. Community health: participation rates, conflict density, quorum frequency.
Learn more →Property Assessment
Capital projects, engineering, maintenance vs. age and construction.
Special Levy Forecast
Predict future costs from reserve studies, depreciation reports, capital plans, and meeting minutes. Surfaces likely special levies and capital contributions so you know what you may owe before you buy.
Benchmarking
Compare a property's budget and fees to similar properties of the same age and type, or to other properties you're analyzing. See how a property stacks up before you commit.
Quantified Risk Assessment
Severity-weighted exposure model. Financial, governance, property, and community dimensions aggregated into a single traceable output. Proceed, Negotiate, or Caution with documented dollar exposure.
Inversion Detection
Schema-driven gap analysis. Jurisdiction-specific document schemas (reserve studies, depreciation reports, AGM minutes, insurance certificates) flag statutory gaps and normative omissions. Absence scored as material finding.
Four dimensions
The Money, The Property, The Board, The Community. One review, one assessment, one exposure figure.
The Money
Revenue, reserves, debt, arrears, special levies, and operating ratios — extracted, calculated, and explained in language you can actually use. Know whether the property can pay its bills.
The Property
Capital projects, engineering reports, structural risks, and maintenance history analyzed against the property's age and construction type. Know what the property needs next.
The Board
How the board spends money, follows through on decisions, obtains competitive quotes, and responds to problems. Know whether the people running the property are competent.
The Community
Owner participation, meeting attendance, quorum health, conflict between members, complaints, and problem units. Know whether the people living in the property get along.
Lawyer vs. Pellucis
Lawyer: legal compliance. Pellucis: forensic financial, governance, ownership. They complement each other.
| What gets analyzed | Your Lawyer | Pellucis |
|---|---|---|
| Liens and encumbrances | ✓ | ✓ |
| Active litigation | ✓ | ✓ |
| Bylaw compliance | ✓ | ✓ |
| Reserve fund adequacy | — | ✓ |
| Operating surplus or deficit trend | — | ✓ |
| Arrears rate and collection risk | — | ✓ |
| Capital project cost overruns | — | ✓ |
| Board competence and decision-making | — | ✓ |
| Procurement discipline | — | ✓ |
| Owner participation and community health | — | ✓ |
| Conflict and complaints between members | — | ✓ |
| Missing document detection | — | ✓ |
| Quantified exposure to inform negotiation | — | ✓ |
| Special levy forecast — predict future costs | — | ✓ |
| Benchmarking — budget and fees vs similar properties | — | ✓ |
Use cases
- First-time buyers — Plain-language due diligence.
- Investors — Compare reserves and governance across a portfolio.
- Agents — Shareable professional-grade reviews.
- Lawyers & brokers — Financial and governance analysis; quantified exposure.
BC (strata), Ontario (condo, co-op), Alberta (condo, co-op). Jurisdiction-aware rules for each province.
Security & compliance
Secure processing
Enterprise-grade. Your data stays yours.
Canadian data
Data residency options for Canadian clients.
Plain-language
Shareable with agent, lawyer, or broker.
Contact us for security questionnaires or compliance inquiries.