How do I install DisclosureDesk?

DisclosureDesk is a single .skill file that works across Claude, ChatGPT, and Gemini, since all three now support the same open Agent Skills format. In Claude, install it via Settings → Skills. In ChatGPT, use profile icon → Skills → Upload from your computer (currently available on Business, Enterprise, Healthcare, and Edu plans, with a plain-text prompt fallback for Plus or Free). In Gemini, use Spark → Skills to upload the file (requires a Google AI Ultra subscription, with the same plain-text prompt fallback otherwise). Once installed, upload your disclosure PDFs in a new conversation and it activates automatically.

How much does DisclosureDesk cost?

DisclosureDesk itself is completely free. You need an AI plan that supports both Skills and PDF uploads: Claude Pro is the most broadly available option today. ChatGPT Skills currently require a Business, Enterprise, Healthcare, or Edu plan rather than Plus or Free. Gemini Skills require a Google AI Ultra subscription. If you already subscribe to an eligible plan, there is no additional cost.

For home buyers

Know what you're buying before you fall in love.

DisclosureDesk is a friendly little toolkit for home buyers who want help making sense of dense disclosure packets.

One skill file · works with Claude, ChatGPT & Gemini

Works with

Free to use · Skills eligibility (and PDF uploads) vary by platform and plan — see details inside

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Spot material risk before you fall in love.Surface the issues that matter — drainage, structure, electrical — before emotion takes over.

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Turn PDFs into questions, flags, and next steps.Upload your disclosure package and get a clear, plain-English analysis in minutes.

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Pressure-test price, terms, and negotiation posture.Understand repair costs, contradictions, and what to ask for before you write the offer.

DisclosureDesk

Ready to review

Ready — upload your disclosure package whenever you are. I'll wait until everything is in before I start.

All uploaded — that's everything.

Got it. A few things standing out right away —

🚩 Water intrusion 2021🚩 K&T wiring present⚠ Deck joists rotted⚠ Minimal anchor bolts

Running the full analysis now…

What's inside every report

Ten sections. Every disclosure. Nothing glossed over.

DisclosureDesk works through your documents the way a seasoned advisor would — systematically, skeptically, and without softening the truth.

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Executive Summary

A condition score from 1–10, 5-year repair budget, 10-year capital estimate, and overall risk rating — before you read a single detail.

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Stack-Ranked Risk List

Every issue ranked by severity, urgency, and cost. Each one gets a cause, a fix, and a realistic Marin-area price estimate.

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Major Systems Review

Foundation, roof, electrical, plumbing, HVAC, drainage, decks, and windows — condition, remaining lifespan, and replacement cost for each.

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Pest & Termite Analysis

Section I vs. Section II findings, active vs. prior damage, and whether what's reported is typical or a genuine red flag for the home's age and area.

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Natural Hazard Risk

Wildfire zone, flood plain, landslide exposure, earthquake fault proximity, liquefaction risk — plus insurance implications and mitigation costs.

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Permits & Unpermitted Work

Every addition, conversion, and upgrade reviewed against the permit record. Unpermitted work flagged with resale and lending risk noted.

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Price & Market Context

Fair market value adjusted for condition. Whether the home is underpriced, fairly priced, or overpriced — and by how much.

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Hidden 10-Year Costs

The capital expenses that don't show up in the inspection report — roof recoats, sewer laterals, deck rebuilds — with estimates for each.

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Family Livability

Layout, yard, noise, storage, and long-term comfort — assessed honestly for a family planning to stay at least five years.

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Final Recommendation

A plain answer: Yes, Probably, Cautious Yes, or No. With the top three reasons to buy and the top three reasons to walk.

DisclosureDesk also flags contradictions between documents — when the seller says "no known issues" but the inspector found evidence of prior water damage, you'll know.

See sample reports

How it works

Expert-level analysis in three steps.

Upload your disclosures

Drop in the full disclosure package — inspection report, pest report, NHD, seller disclosures, and any other documents you've received. All at once is fine.

Get the honest picture

DisclosureDesk reads every document, cross-checks for contradictions, and surfaces the issues that actually matter — with real cost estimates and severity rankings.

Know your next move

Walk away with a condition score, a prioritized repair list, a pre-move-in punch list, and a clear yes, no, or negotiate-hard recommendation.

Questions

Frequently asked.

DisclosureDesk is one .skill file that works across Claude, ChatGPT, and Gemini, since all three now support the same open Agent Skills format. Click Download the Skill File above, pick your assistant in the popup for exact steps, then install it:

Claude — Settings → Skills → Install Skill. Available on Free, Pro, Max, Team, and Enterprise plans.
ChatGPT — Profile icon → Skills → Upload from your computer. Currently available on Business, Enterprise, Healthcare, and Edu plans (not yet Plus or Free — a plain-text prompt fallback is provided for those plans).
Gemini — Spark → Skills → upload a skill file. Requires a personal account with Google AI Ultra (a plain-text prompt fallback is provided otherwise).

Once installed, upload your disclosure PDFs in a new conversation and it activates automatically.

DisclosureDesk itself is completely free — the .skill file costs nothing. You do need an AI plan that both supports Skills and allows PDF uploads:

Claude Pro — $20/month at claude.ai. The most broadly available option today.
ChatGPT Business/Enterprise/Edu — Skills aren't yet on Plus or Free; use the prompt fallback there instead.
Google AI Ultra — required for Gemini Spark skills at gemini.google.com; the prompt fallback works on any Gemini plan.

If you already subscribe to an eligible plan, there's no additional cost. A full disclosure review typically completes in a single conversation.

Upload the full disclosure package you received from the seller: the home inspection report, pest or termite report, Natural Hazard Disclosure (NHD) statement, Transfer Disclosure Statement (TDS) or equivalent seller disclosures, and any other reports provided (roof, chimney, sewer lateral, etc). You can upload everything at once, in whatever order is convenient.

No. DisclosureDesk analyzes the documents you already have; it doesn't replace a licensed inspector, contractor, or real estate attorney. Think of it as a second set of eyes on paperwork that's easy to skim past, not a replacement for professional evaluation.

No. DisclosureDesk is an independent tool built on the open Agent Skills standard. It runs on top of Claude, ChatGPT, and Gemini but isn't published, endorsed, or affiliated with Anthropic, OpenAI, or Google.

It's the core of every report: every issue found across your documents, ordered by severity and urgency rather than by which document it came from, with a likely cause, a fix, and a cost estimate for each.

Yes, DisclosureDesk can read disclosure and inspection documents from any U.S. state, though cost estimates are calibrated for typical Bay Area / Marin County contractor pricing and may need local adjustment elsewhere.