Fifty pages, a seven-day clock, and no clear answer to the only questions that matter: what's actually dangerous, what's genuinely expensive, and what to make the seller fix. OptionDesk reads the whole report, prices every repair for your ZIP, and tells you exactly what to negotiate — with the letter already written. See a real report first →
The buying trigger is the option period — 5–10 days in Texas. Speed and price both matter when the clock is running.
Five months ago I bought a house in Fort Worth. I got to the inspection, got handed a 50-page PDF, and got a 7-day option period to do something with it. Turns out "buyer's option period" is Texas for you now have one week to become a home inspector.
So I did what any reasonable adult does with 50 pages and a deadline: I skimmed it, panicked, highlighted things more or less at random, and sent the seller a repair list that was equal parts urgent and unhinged. The report told me everything, which meant it told me nothing — a cracked outlet cover and a failing foundation get the same flat, beige paragraph. An inspection report isn't written to help you decide. It's written so the inspector doesn't get sued. The prioritizing — the part that actually matters — gets quietly left to the most stressed, least qualified person in the deal. Me.
What I didn't catch: the weep holes — the little gaps in the brick that let water drain back out — had been sealed over, so water was getting trapped against the house instead of escaping. The main sewer line was cracked and packed with roots. I learned all this the way you never want to: water coming up where water should not be, and a sewer line backing up into the house. The clues were in that report and sitting in plain sight on the exterior. I just didn't know which beige paragraph was the one about to cost me five figures.
OptionDesk is the read I wish I'd had that week. It tells you what's a hazard and what's cosmetic, what it actually costs to fix in your area, what's worth fighting for and what you'll just live with — and writes the repair request for you. I built it because I was the customer. You're getting the version that doesn't require buying a house twice.
— Ryan Roberts, Founder
No. OptionDesk analyzes the inspection report you already have — it doesn't replace your inspector, contractor, or engineer. It's informational guidance to help you understand and act on the report during your option period.
They're ranges at current licensed-contractor rates for your ZIP, biased toward the realistic-to-high end so they hold up in a negotiation. They're estimates for planning, not bids — always confirm significant items with a qualified pro.
Add up to 3 documents — general, termite, structural, sewer scope — and we cross-reference them. A specialist's finding can resolve or escalate what the general inspection flagged, and the verdict accounts for all of it.
Your report is encrypted, never sold, and used only to generate your analysis. Uploaded documents are automatically deleted after 30 days. See our Privacy Policy.
Email us within 14 days and we'll re-run it or refund you in full. Your report stays at its private link — bookmark it (email delivery is coming soon).
One $29 report, used once, during the only week it matters.
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