Sample Bricklight Reality Report.
Not a brochure. The exact document a buyer reads the night before the offer is due — for one real-world home, with every section filled in.
Maple Street Colonial
The math works at the listing price, but four items must be confirmed before signing. Walk in with the question stack below.
Emotional fit
What pulled you in
- Original oak millwork on the staircase
- South-facing kitchen with morning light
- Walkable to the green line and the farmer's market
- Yard fits the dog and a future garden
What to weigh against the pull
You walked in twice and both partners felt at home. That counts — but the staircase and the light are also the easiest features to romanticize. The repair stack below is what you will live with after the first warm Saturday.
Monthly ownership reality
Estimated monthly
Repair questions
Based on the listing photos, the seller disclosure, and the build year. Bring these to the inspection — most aren't visible without opening a wall.
- 1Age and condition of the original slate roof — is the underlayment the original?
- 2Boiler — model year, last service, and remaining lifespan estimate?
- 3Knob-and-tube remnants — has the entire second floor been rewired?
- 4Foundation hairline cracks in the southwest corner — settling or active?
- 5Basement moisture stain near the laundry — drainage or plumbing leak?
- 6Single-pane wood windows — restore vs. replace cost in this historic district?
Commute and lifestyle
Weekday rhythm
- Partner A → Loop (CTA)
- 38 min door-to-desk
- Partner B → Schaumburg (car)
- 52 min @ 8:15am
- Daycare drop-off
- 9 min walk
- Grocery (full run)
- 14 min drive
Weekend rhythm
Both partners noted the porch and the walk to the farmer's market in their notes. The garage is detached and tight — a second car will live on the street.
- Saturday market 4 blocks away
- Two parks within a 10-min walk
- Street parking permit waitlist: ~5 months
Location factors to verify
These are estimates based on public records and listing data. Confirm each with the official source before signing.
- Verify the school assignment with the district directly — boundaries change.
- Confirm flood zone X vs. AE on the current FEMA map.
- Check pending zoning at the corner lot two blocks east.
- Walk the block at 8am, 6pm, and 10pm before offer.
- Pull three years of street-level crime reports from city open data.
Resale cautions
1.5 baths in a 3-bed
Most buyers in this price band expect 2 full baths. Plan a stub-out for a future second-floor bath.
Historic district overlay
Exterior changes require board approval — slower remodels, narrower buyer pool.
Older systems
Boiler and slate roof near end-of-life will price into any sale within 7 years.
Questions before offer
Agent
- What did the seller turn down on previous offers?
- Has the listing been re-listed under another MLS number?
- Are there any inspection reports the seller will share?
- What's the comp set you used to advise their list price?
- How long has the listing agent worked with this seller?
- Are pre-inspection waivers common in this micro-market right now?
Lender
- What does my monthly look like if rates drop 50bps in 90 days?
- Confirm DTI at $4,287 monthly housing, then again at $4,500.
- Is the appraisal gap clause a risk on a 1924 build here?
- Can we structure a 2-1 buydown without changing approval?
- What's the cash-to-close at 20% vs. 15% down?
- Lock-in window if we go under contract this week?
Inspector
- Thermal scan of the second-floor exterior walls.
- Open the electrical panel — confirm no remaining knob-and-tube.
- Sewer scope from the basement cleanout to the street.
- Moisture meter on the basement laundry wall.
- Verify the slate roof underlayment age, not just the slate.
- Foundation crack monitor placement for re-check.
Insurer
- Confirm dwelling coverage matches actual replacement cost on a 1924 build.
- Quote with and without water-backup endorsement.
- Will the slate roof age require a separate roof rider?
- Loss-of-use limit for a 6+ month repair displacement.
- Discount for monitored alarm? For non-smoking household?
- Claims history on this address — pull the CLUE report.
HOA
- Is the historic district overlay an HOA or a city board?
- What exterior changes have been denied on this block?
- Average review timeline for a window replacement permit?
- Are there any special assessments planned in the next 3 years?
- Pet, rental, and short-term-rental policies?
- How are sidewalk and parkway tree responsibilities split?
Seller
- Why are you selling, and how soon do you need to close?
- Any work done without permits — when, and by whom?
- When was the boiler last serviced, and by which company?
- Any prior insurance claims on the property?
- Has the basement ever taken water? When, and how much?
- Are any appliances or fixtures excluded from the sale?
Submit an offer with three conditions.
Inspection with the items listed above. Financing with a 30-day appraisal contingency. Walkthrough 48 hours before close. Don't waive the inspection for this build year.
The old-home question list that changed the negotiation.
A first-time buyer relocating into a historic district loved a 1920s craftsman home but had limited experience with aging infrastructure. Bricklight connected the year-built signal with the Insurance Caution module, compared the buyer's budget ceiling against typical premium pressure for non-updated electrical and plumbing, and generated a high-priority question list for the inspector.
The inspector found significant outdated wiring. The buyer used the Bricklight question list to negotiate a $12k credit for electrical upgrades, avoiding an estimated $15k in immediate unbudgeted repairs.
Verified through closing disclosure amendments.
Sample report. Address, names, and figures are illustrative. Confirm every number with your lender, inspector, and agent.