Scope and Limitations

Capital Forecast Estimates are generated from standard residential home inspection reports in PDF format. The parser accepts a wide range of report formats and software platforms, including structured form-based reports, section-based narrative reports, and hybrid formats. Extraction quality depends on report completeness and structure rather than the specific software used to produce it. Reports under approximately 15 pages typically produce sparser results, as they contain less component-level detail for the parser to identify. For the most complete capital plan, upload a full-scope home inspection report.

The following document types are not supported and will be rejected at upload: Florida 4-Point insurance inspection forms, Florida Wind Mitigation inspection forms, and commercial Property Condition Assessments (ASTM E2018). Other document types, such as municipal certificates of occupancy, real estate listing reports, contractor estimates, or inspection summaries, may be accepted by the upload process but will not produce useful results. If your upload is not a standard residential home inspection report, Capital Forecast may extract very few or no components.

Capital Forecast Estimates track replacement timing and estimated replacement cost for a wide range of residential component types. Capital Forecast Estimates do not independently assess current condition, performance adequacy, code compliance, or repair needs. Where condition observations are displayed, they are extracted from the uploaded inspection report and presented for reference only. Condition observations are not verified by Capital Forecast and do not influence replacement timing or cost calculations. Analysis is limited to the specific component types listed in the Component Inventory of this report.

• HVAC (unit-level): Central AC condensers, furnaces, heat pumps, air handlers, mini-splits, packaged units, rooftop units, wall heaters, electric baseboard heating. Does not include ductwork condition, refrigerant line condition, thermostat or zoning systems, or ventilation adequacy.
• Water heating and mechanical: Water heaters (tank gas, tank electric, tankless, heat pump), boilers, sump and ejector pumps, well pumps, septic systems, water softeners, HVAC condensate pumps.
• Electrical (panel-level only): Main electrical panels and sub-panels. Does not include wiring, outlets, switches, GFCI/AFCI coverage, service capacity, or condition assessment of electrical systems beyond panel-level replacement timing.
• Building envelope: Roof coverings (asphalt shingle, tile, metal, flat membrane), siding (vinyl, wood, fiber cement, stucco, masonry veneer), windows, exterior doors, gutters and downspouts, chimney, garage doors and openers, skylights, decks and balconies, exterior paint.
• Exterior site improvements: Driveways (concrete, asphalt, gravel, paver), walkways, fencing (wood, vinyl, metal, chain link), retaining walls, exterior staircases, irrigation systems, pool and pool equipment, hurricane shutters, screened enclosures.
• Interior finishes: Flooring (carpet, hardwood, tile, vinyl plank, laminate), kitchen cabinets, bathroom vanity and cabinets, countertops, interior paint, bathroom exhaust fans, bathtub and shower surrounds.
• Appliances: Refrigerator, gas and electric range/stove, dishwasher, microwave, range hood, washer, dryer, garbage disposal.
• Plumbing (limited to listed fixtures): Toilets, shower valves, main water shutoff and PRV. Does not include supply lines, drain lines, vent stacks, water pressure analysis, or pipe material assessment.
• Safety devices: Smoke detectors, CO detectors, fire extinguishers, emergency lighting.

Capital Forecast Estimates are currently optimized for residential properties. Commercial property component types (backflow preventers, fire suppression systems, grease traps, commercial signage, loading dock equipment, elevators) are available for manual entry but have not been validated against commercial inspection report formats. Users with commercial properties should expect to do more manual component entry and verification than residential users.

Component extraction from inspection reports is automated and varies with report format, structure, and content. Many components in the categories listed above will be identified when the source report contains relevant information. However, no automated extraction is perfect, and some components may not be identified depending on how the source report presents them.

Components described under dedicated section headings or in structured fields extract most reliably. Components mentioned in passing within general narrative text, or bundled into summary statements covering multiple items, may not be individually identified.

Sewer laterals are extracted only when the source report includes dedicated sewer or lateral information (such as a sewer scope section or explicit lateral field). Most inspection report formats do not present sewer lateral information in a way that automated extraction consistently identifies. If your property is connected to municipal sewer service, verify that the sewer lateral appears after upload and add it manually if it does not.

Bathroom fixtures (vanities and tub/shower surrounds) extract reliably from reports with dedicated bathroom sub-sections. Reports that integrate bathroom components into general narrative text or combined sections may not extract these items individually. Shower valves are tracked but may appear bundled within tub/shower records rather than as separate components. Verify bathroom fixtures after upload.

For multi-unit properties, the parser assigns components to specific units when the source report explicitly labels them (e.g., "Unit A," "Unit 1"). Reports that do not label units explicitly will assign components as shared across all units. You can reassign components to specific units during review.

After uploading an inspection report, all extracted components appear in Pending Review before they are added to your capital plan. We recommend checking for:

• Bathroom fixtures (vanity, tub/shower surround). Shower valves are tracked but may appear bundled within tub/shower records rather than as separate components.
• Sewer lateral, if your property is connected to municipal sewer service.
• Correct component types (e.g., a gas furnace labeled as a gas furnace rather than a generic HVAC system).
• Correct unit assignments on multi-unit properties.
• Whether any components have been replaced, repaired, or upgraded since the inspection date. The parser only knows what's in the report; recent replacements need to be updated manually.

Adding or correcting components during review takes a few seconds per item and ensures your capital plan starts from accurate data.

The following are illustrative examples of items outside the scope of Capital Forecast Estimates. This list is not exhaustive. Capital Forecast does not analyze any system, component, or condition not specifically listed in the Component Inventory of this report.

• Structural elements: Foundation, framing, load-bearing walls, support beams, slab condition, settlement, structural integrity of any kind.
• Electrical beyond the panel: Wiring, outlets, switches, GFCI/AFCI coverage, service capacity, code compliance, knob-and-tube or aluminum wiring assessment.
• Plumbing beyond the listed fixtures: Supply lines, drain lines, vent stacks, water pressure analysis, pipe material assessment (galvanized, polybutylene, etc.).
• HVAC beyond unit-level components: Ductwork condition, refrigerant line condition, thermostat or zoning systems, ventilation adequacy.
• Environmental hazards: Asbestos, lead paint, radon, mold, formaldehyde, PCBs, or any other environmental contaminant.
• Pest and biological: Termite or other pest damage, wood-destroying organisms, dry rot.
• Compliance and legal: Code compliance, zoning, permit history, title issues, easements, boundary surveys, ADA compliance.
• Insulation, ventilation, and energy: R-value adequacy, attic ventilation beyond mechanical fans, air sealing, energy efficiency ratings.
• Site conditions: Soil condition, grading, drainage adequacy beyond gutters and downspouts, erosion, sinkhole risk.
• Cosmetic and condition: Subjective condition assessments, aesthetic quality, design adequacy.

Capital Forecast Estimates assume that the uploaded inspection report is accurate, current, and complete as to the conditions present at the time of inspection; that components operate under normal residential or commercial use conditions; and that cost estimates reflect industry reference data, which may differ materially from local market rates, labor costs, contractor availability, or property-specific factors. Replacement timing is estimated based on typical useful life and does not account for premature failure, deferred maintenance not documented in the inspection report, manufacturer defects, or environmental conditions that may accelerate wear.

Capital Forecast does not account for component replacements, repairs, or upgrades made after the inspection date. If components have been replaced since the inspection, update them in the property's component list to ensure accurate forecasting.

Where Capital Forecast extracts component information (such as make, model, age, or serial number) from user-uploaded photographs of nameplates or equipment labels, this information is produced by automated text recognition and may contain errors. Users are responsible for verifying the accuracy of extracted component information.

Condition observations displayed on the report are extracted from the uploaded inspection report and are presented as-is without independent verification by Capital Forecast. Condition observations do not factor into replacement timing or cost estimates, which are based on typical useful life and industry reference cost data.