What is included,
and what is not.

Scope of services

ParcelForm provides design and drafting services, and property reports assembled from public records and adopted ordinances. Engineering, licensed architectural services where they are required, agency fees and construction are provided separately by properly qualified parties.

Plan production is offered in San Diego and Ventura counties. Reviewed property reports are offered in San Diego, Ventura and Los Angeles counties. The free California site report is available for any address in the state, and the automated paid reports are limited to the counties where the parcel data behind them exists — each report says so on its own terms.

Plan-check corrections

Every plan set includes responses to the first two rounds of agency corrections within the original architectural scope. Most projects are resolved within that allowance.

Occasionally an agency introduces new comments, changes its interpretation, requests information beyond the original requirements, or continues review through additional cycles. Because the number and nature of those later comments are controlled by the reviewing agency rather than by the drawings, work after the second correction round is billed separately at the agreed hourly rate. The comments will be reviewed with you and your authorization obtained before any additional work proceeds.

Where review comments appear repetitive, inconsistent, unsupported, or beyond a reasonable interpretation of the project requirements, it is often more effective to request clarification or an agency meeting than to keep revising the plans without resolving the underlying issue. A focused discussion with the plan reviewer can identify the applicable code basis, confirm what information is actually required, and establish an acceptable response path. Questioning a comment professionally and seeking a clear determination prevents unnecessary correction cycles, duplicated consultant work and avoidable cost. Agency meetings, written code analysis and coordination beyond the included correction scope are provided as separately authorized services.

The Verified Profile credit

Credited in full toward an Express or Custom Plan for the same property, where the plan agreement is signed within 90 days of delivery.

The credit applies to the property that was researched. If the profile concludes that the parcel will not take the unit — a legitimate and useful outcome — the work has done its job, and the credit does not transfer to a different property. Past ninety days the profile stands on its own and the plan set is quoted at its then-current price.

What these reports are

Every ParcelForm report is produced automatically from public records and the jurisdiction’s adopted ordinance. Nobody reads it before it reaches you. That is the product: research assembled and cited in minutes, not an opinion prepared by a professional.

Three different things appear in a report and they are not interchangeable:

• A cited source is the document a statement came from — an ordinance section, an assessor record, a published fee schedule — named so you can read it yourself. A citation shows where a statement came from. It is not a warranty that the statement is correct, current, or the one that governs your project.
• A checked data field is a value the research located in a record and placed on this parcel, such as the assessor’s parcel number or the zone it sits in. Located is not the same as confirmed with the agency.
• A professional interpretation — whether a particular design complies, what an official will require, whether a project is feasible — is not included at any price. That is a judgement about a specific drawing on a specific site and it needs a licensed professional.

Where the records do not establish something, the report says so and names the agency to ask. An unresolved item is a finding in its own right, and the reports are written to produce one rather than a confident guess.

No ParcelForm report is reviewed or signed off by a person before it is delivered. Nothing in any report is a professional opinion, a permit, an entitlement, or a commitment by any agency. Verification establishes what the adopted text said on the date it was read; ordinances are repealed, amended and found non-compliant by the State, and staff direction at a counter is not binding on the agency.

What a property report is

A report states what public records and the jurisdiction’s adopted ordinance say about a parcel, each item carried with the source it came from. It is not a zoning determination, a permit approval, a survey, a title report, a code-compliance certification, an engineering conclusion, a legal opinion, or a guarantee that an accessory dwelling unit can be built.

Public records and agency resources may be incomplete or out of date, and parcel boundaries shown online are not a survey. Ordinances change, sometimes between the date a report is prepared and the date it is read — every report carries its preparation date and its research cutoff for that reason. Requirements must be confirmed with the governing agencies and qualified consultants.

Refunds

A report that has been issued to you is not refunded. Before you pay, the property is checked and you are told what the report will contain. If a report you bought separately still cannot be completed afterwards, nothing is issued, and you are told why on your order page and by email. You can then ask for a refund of what you paid for that report, or use the payment on a different property at the same report level. A request is recorded first; it is not a refund until you are emailed that it has been made. Refunds are also made wherever the law requires one.

A report taken from a ParcelForm Pro allowance is different: if it cannot be completed, the allowance is returned and there is no charge to refund. Cancelling a Pro subscription is covered separately below.

Quoted separately

These depend on the property and the project, and are not included in a plan set or a report unless a written agreement says so.

Consultants

Structural, Title 24 energy, soils, survey and civil engineering.

Permit processing

Submittal, agency coordination and resubmittal handling.

Plan-check corrections after the second round

The first two rounds of agency corrections are included with every plan set. Beyond that, billed hourly at the agreed rate.

Interior design

Provided through Via Rosa Design Studio.

Contractor estimates

Arranged with builders; ParcelForm does not price construction.

Prices for everything that has one are on the pricing page.

Cancelling ParcelForm Pro

Pro is month to month. You can stop the next charge yourself, at any time, from your Pro page. There is nothing to ask for and no notice period.

Cancelling stops the next charge. It does not end the month you have already paid for: your included Snapshots and Envelope Reports, and the published rate for extras, keep working until that billing period runs out. The page and the confirmation email both state the exact date and time it ends, taken from your own billing date rather than from the end of a calendar month.

Nothing is refunded automatically when you cancel, because nothing is cut short — you keep what you paid for. If a refund is required by the applicable policy or by law, ask and it is handled as any other refund.

Changing your mind before that date turns renewal back on and charges nothing at the time; your next invoice simply falls on its usual date. Billing is never restarted without you asking for it.

After the period ends, the allowance stops and no further Pro charge is made. Every report remains available to buy one at a time at its own price.