Domicusto Beta

For homebuyers

Keep what you learn about a house before it's yours.

Give each place you are weighing its own record: the listing, the seller's disclosure, the inspection report and what it found, the quotes for the work, and your own numbers on what it would take. Buy it, and the record carries on as the house's. Pass, and it is kept.

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Domicusto is in beta. Features and behavior may change. Free during early access, and your records are yours to download at any time.

Your records are not sold, the site carries no advertising trackers, and only the people you share them with see them. How your information is handled

The Buying page for a demo house being decided on, 27 Linden Court, lit at the end of the list of places down the left, with This one and Compare (2): cash to close, $66,470, made of $55,800 down, $8,370 in closing costs and $2,300 of repairs marked for before moving in; every month, $2,043; ten years of owning it; and the price per square foot. Below, the deal: the asking price, their offer, the target closing, the down payment, the rate, the term and the closing costs, with the loan, the monthly payment and the cash to close worked out from them.

The Buying page on a demo house. Made-up records, real app.

Sound familiar?

Deciding is a lot to keep straight.

Houses blur, reports run long, and the numbers change every time somebody says a new one.

“Three houses this weekend, and by Sunday they have started to blur.”

Each house keeps its own record.

The listing, the seller's disclosure, your notes and your photos stay with the house they are about. Compare puts the numbers you have worked out for each one side by side.

“The inspection report is long, and you need to know what it actually found.”

The flagged items, as a list to work through.

Hand AI the report and the items the inspector flagged come back as findings, up to forty from one reading, each with where it is and how serious, for you to check before anything is saved. Then say which ones you would deal with before moving in, in the first year, or later.

“What would it actually take to close, and to live there?”

Your numbers, worked through.

Type the price, your offer, the down payment, the rate and the running costs, and the Buying page works out the cash to close, the monthly cost and ten years of owning it. Each repair is priced from your own figure, a quote you accepted for its job, the estimate on the finding or a typical cost, and the page says how many are typical.

“The keys are yours. Now there is a house to look after.”

The record carries on.

Press I bought it and the same record becomes the house's: the findings, the papers and the jobs you planned stay where they were, the repairs you marked for before moving in can become work items, and the Buying page steps aside.

What it looks like

What the inspection found, and what it would cost.

The part of the Buying page where the inspection turns into numbers, on the demo house.

What the inspection found

Each open finding on the house, with its severity, where it is and where its price came from. Say when each would have to be dealt with: the ones before moving in count toward the cash to close, with a contingency on top.

A typical cost is a starting point and says so on its row, and the page itself says to get a bid on the big ones before you rely on the total.

What the inspection found on the demo house: six open findings, each with its severity, system, place and where its cost came from. No GFCI protection at the kitchen counter outlets and a missing handrail on the basement stairs, both safety and marked for before moving in; worn shingles on the south slope, major, priced from the estimate on the finding and marked for the first year; a downspout against the foundation; a water heater near the end of its typical life; and a dry water stain on the hall ceiling. Under them a 15 percent contingency, the totals before moving in, in the first year and later, and a line saying five of the six are typical costs and to get a bid on the big ones before relying on the total.

On the demo house. Made-up records, real app.

What AI can help with

It reads the paper you were handed.

Hand it the listing, the disclosure or the inspection report as a PDF or a photo, from + Add, and AI proposes records for you to check. Nothing it proposes becomes part of the record until you have checked it and saved it.

A listing sheet

You give it
The listing sheet or the brochure, as a PDF or a photo.
It proposes
The facts it states, such as the year built, the size, the bedrooms and bathrooms and the taxes, and the rooms it gives sizes for. Never a finding: a listing is written to sell.
You check
Each fact and each room, then Save.

The seller's disclosure

You give it
The disclosure form, ticked boxes and all.
It proposes
A finding for each problem or repair the seller disclosed, dated as the form is and recorded as they wrote it. A box left blank is not a finding.
You check
Each finding, then Save.

The inspection report

You give it
The report your inspector sends you.
It proposes
The report as a document, and a finding for each item the inspector flagged, up to forty, with its severity and where it is.
You check
Each finding, then Save. They land on the Buying page with a price against each one.

A contractor's quote

You give it
A quote or a proposal for the work.
It proposes
A bid with the contractor, the amount and what it covers, for the job it is about.
You check
The amount and the job, then Save. Accept the one you go with and it sets that job's estimate.
The review, Check what it found, for a demo inspection report: a one-line summary; the report as a document, with its title, type, date, the inspection company and what it says, the inspector and the inspection date; then the first two of its three findings, ticked: no GFCI protection at the kitchen counter outlets, electrical, safety, and shingles worn through on the south slope, roof, major, each with where it is, what was observed and what to do; the top of the third below them; Cancel, and Save 4 records.

A review window like the one a reading opens, with a report made up for the demo. The window is the real app.

A reading sends what you gave it to the AI provider, with a summary of the property's records so it can link to them. Ask, which answers questions from the record, sends the question with a copy of the property's records, not its photos or files. Nothing from the record goes until you press a button that carries the AI mark.

Reading is included; Settings, AI shows how many reads you have used this month, and the limit when there is one. If you reach it, or the included reading is paused, your own API key from the provider still works. A key comes from the provider's developer site: a ChatGPT, Claude or Gemini subscription is a different thing and does not include one.

Everything can be typed in by hand instead. Learn has more on the readers.

Everything in it

Everything it does while you decide.

What is in it for a house you do not own yet, grouped by what you are trying to do.

While you look

  • A record for each house you are weighing, beside anything you already own, in one account.
  • The public record for the address, where the provider has one: year built, size and lot, for you to check.
  • The listing and the seller's disclosure, read into facts, rooms and findings for you to check.
  • Your notes and photos, kept with the house they are about.

The inspection

  • Findings with their severity, where they are and where they stand, from the report or typed by hand.
  • When each would be dealt with: before moving in, in the first year, later, or left out.
  • A link that shows a contractor the job and your photos, with no money and no account.
  • Quotes side by side, with what each covers and when it runs out.

The numbers

  • Your offer, the down payment, the rate and term, the closing costs, taxes, insurance, the HOA and the utilities, as you type them.
  • The cash to close, the monthly cost and ten years of owning it, worked out from those.
  • For a house you would rent out or fix and sell: cash flow and break-even, or the profit after selling costs.
  • Compare: the houses you are weighing, side by side, row by row.

Deciding

  • Under contract, as a status while the deal closes.
  • I bought it: the closing date, what you paid, what it is to you now, and the loan if you want it recorded.
  • I passed on it: a line saying why, and the record kept.

After the keys

From deciding to owning

If you buy it, the record is already started.

A house you are deciding on is a stage of the same record, not a different product. Marking it bought writes the closing date and the price into the record, and the loan if you choose, and puts the Buying page away; everything you typed stays on the property, and the findings and the papers stay where they were. If it is going to be a rental, the rental's tools appear beside it.

In the app, a house you are deciding on uses Domicusto Homeowner, and one account holds it beside a home you already own or a rental.

Good to know

Before you make an offer on anything.

What it doesn't do

  • It does not search for houses, reach any listing service or an MLS, or tell you what is for sale.
  • It is not an inspection. It reads the report your inspector gives you.
  • It does not say whether to buy, what to offer, or what a house is worth. Its numbers are worked out from what you type, starting figures you can change and typical costs.
  • It does not arrange a mortgage, insurance or an inspector, and nothing goes to a lender, an insurer or an agent unless you send it yourself.
  • It does not tell you what to do with your money, or how anything is taxed.

What people ask

Do I need a separate account for houses I am looking at?

No. One account holds every place you are weighing beside any home you already own, each as its own property. Choose Evaluating when setup asks what the property is to you.

What happens when I buy?

Press I bought it on the Buying page: give the closing date, what you paid and what the house is to you now. The same record carries on, and the repairs you marked for before moving in can become work items.

And if I don't?

Press I passed on it and say why in a line. The record is kept, marked as passed, at the end of your list of properties.

Where do the repair figures come from?

From your own figure, where you typed one. Otherwise from a quote you accepted for the job, then the estimate on the finding, then a typical cost for that kind of defect. The page says how many are typical.

Can my partner or our agent see it?

You can send a view-only link with the sections you choose, with ready-made choices for a partner or a real estate agent. The Buying page is never shown on a link.

Do I have to use AI?

No. Everything can be typed in by hand. Nothing from the record goes to an AI provider until you press a button that carries its mark.

Is it free?

Domicusto is free during early access. AI use may have limits or need a separate setup, which your account details will say.

Start with the house you are looking at.

Its address, the asking price and the first paper you were handed.

Get started free

Already own it? For homeowners picks up from the closing.