Now serving all Florida counties
We correct bedroom, bathroom and living-area counts on your county property record, so buyers, lenders, insurers and home-value websites see the home you actually have.
Look up your county record
Pick your county to open its property appraiser's website, then search your address and compare the bedroom and bathroom count to your home.
Opens the county's official site in a new tab. Found a mismatch? Get a free record check.
Why it matters
Zillow, Realtor.com and agent searches pull county data. A 4-bedroom home recorded as a 3 never shows up for buyers searching "4+ beds."
Underwriters and appraisers compare the listing to the public record. When they don't match, you get conditions, delays and harder conversations at closing.
A mismatch found during due diligence makes buyers nervous. A record that matches the home keeps the deal, and the price, on track.
Your listing says 4/2 and the county says 3/2. Correct it before it costs you showings or an appraisal condition.
You added the bedroom and the bath. Get the record to match before you list. Volume pricing available.
Selling, refinancing or insuring? Make sure the public record describes the home you actually own.
What counts as a bedroom
Before we file, we check each room against the standard appraisers use. If a room is missing one, we tell you in your free record check, before you pay anything.
Opens off a hallway or living area, not through another bedroom.
A door that closes, for privacy.
For light, air and a second way out in an emergency (egress).
Climate controlled like the rest of the living area.
A permanent closet, not a freestanding wardrobe.
How it works
Every job starts with a free record check: send the address and we tell you what doesn't match. Then we document the home in one of two ways, prepare a property-record consultation report (it describes the home and gives no opinion of value), file it with your county, and confirm when the record updates.
Timing
Typical time from your approval to an updated county record. Counties sometimes ask for extra documents, such as the owner's signed authorization form, which can add time. We handle that with you.
Outside South Florida, we give you an estimate for your county with your free record check.
Broward: about 48 hours on weekdays.
Flat fee
$1,000$850 per property
We correct the public description of the home. We don't permit or legalize additions; if your home has unpermitted work, ask us about permit help.
A larger recorded living area can affect your assessed value. When it might, we tell you up front, and you can choose to correct only the bedroom and bathroom count.
Any owner can ask the county to update a record on their own. Clients hire us for the documentation, the know-how and the time it saves.
Questions
Typical time from your approval to an updated record: Broward about 48 hours on weekdays, Palm Beach 3 to 4 days, Miami-Dade about 10 days. For other Florida counties we give you an estimate with your free record check.
Yes, every county in Florida. In Miami-Dade, Broward and Palm Beach we visit the home. Everywhere else the service is remote: you scan the home with the CubiCasa app and send photos, and we prepare the report and file it.
Download the CubiCasa app on your phone, walk through the home while it scans (it builds the floor plan for you), then send us the scan and photos of each room using the shot list we send. We take it from there.
In our experience, these updates are handled as administrative record corrections. We can't speak for every county decision, but we will tell you what to expect for your property before you start.
Correcting a bedroom or bathroom count alone is often minor. Adding recorded living area can raise the assessed value. We review this with you before filing so you decide what to correct.
Usually the owner's signature on the county's authorization form and a copy of their ID; after a recent sale, sometimes the deed. We tell you exactly what your county asks for.
Free record check
Send the address and what the home actually has. We'll reply within one business day with what we found and what a correction involves.