{"@context":"https://schema.org","@type":"CollectionPage","name":"Twellie Evidence Source Register","url":"https://twellie.com/evidence-sources","datePublished":"2026-07-10","dateModified":"2026-07-10","sourceCount":15,"roles":[{"key":"product_input","label":"Current product input","short_label":"Product input","description":"Twellie may attempt this source during a live report. Coverage, availability, record quality, and successful retrieval vary by address."},{"key":"buyer_follow_up","label":"Buyer or transaction follow-up","short_label":"Buyer follow-up","description":"The buyer or an appropriate transaction professional must obtain and review the property-specific record, document, test, or quote."},{"key":"methodology_reference","label":"Methodology reference","short_label":"Methodology reference","description":"Twellie uses this publication to explain evidence standards or context; it is not represented as a property-specific product input."}],"groups":[{"key":"identity_geography","label":"Property identity and geography","summary":"Resolve the address and relevant geography first, then confirm the parcel, unit, legal description, and property facts with controlling local records.","sources":[{"key":"census_geocoder","group":"identity_geography","name":"Census Geocoder","publisher":"United States Census Bureau","source_kind":"Federal address and geography service","official_url":"https://www.census.gov/programs-surveys/geography/technical-documentation/complete-technical-documentation/census-geocoder.html","role":"product_input","geographic_scope":"United States, Puerto Rico, and US Island Areas","record_or_dataset":"Address-range match, approximate coordinates, and requested Census geographies","vintage":"Twellie requests benchmark Public_AR_Current and geography vintage Current_Current; Census can change what those moving labels reference.","retrieval":"Attempted as a live address request when a report resolves the subject. The returned match and requested benchmark belong with the result.","supports":"Standardizing an address match and locating the Census geography used by downstream federal sources.","limitations":"Coordinates can be interpolated from an address range. A match does not prove that a structure exists, identify the legal parcel or unit, establish title, or justify a fixed meter-level accuracy claim.","conflict_rule":"If the match, unit, county, parcel source, or transaction document disagrees, treat identity as unresolved and do not transfer evidence across properties.","handoff":"Confirm parcel and legal identity with the local assessor/recorder, title or closing professional, survey, and transaction documents as applicable.","last_reviewed":"2026-07-10"},{"key":"local_assessor_parcel_record","group":"identity_geography","name":"Local assessor or parcel authority","publisher":"Jurisdiction-specific state, county, city, or township office","source_kind":"Local public record","official_url":"https://www.usa.gov/state-local-governments","role":"buyer_follow_up","geographic_scope":"Varies by jurisdiction and record system","record_or_dataset":"Parcel identifier, assessment record, tax record, mapped parcel, and selected property characteristics where the local office publishes them","vintage":"Use the record's stated assessment year, tax year, map version, and update date; there is no national current parcel-record vintage.","retrieval":"Find the controlling government office for the property, record the exact official URL or document, and preserve the retrieval date.","supports":"Cross-checking parcel identity, assessed facts, and the office's published tax or property record within that office's stated scope.","limitations":"Assessment facts can lag renovations, use different area definitions, omit units or improvements, and differ from deeds, surveys, appraisals, and inspections.","conflict_rule":"Preserve every conflicting identifier or property fact; do not select the value that produces the preferred price conclusion.","handoff":"Route identity, boundary, legal-description, exemption, and tax questions to the responsible public office and appropriate title, survey, tax, or legal professional.","last_reviewed":"2026-07-10"},{"key":"census_acs_2022_five_year","group":"identity_geography","name":"2022 American Community Survey 5-year estimates","publisher":"United States Census Bureau","source_kind":"Federal statistical estimates","official_url":"https://api.census.gov/data/2022/acs/acs5.html","role":"methodology_reference","geographic_scope":"Published ACS geographies; estimates describe groups, not homes","record_or_dataset":"2022 ACS 5-year population, household, income, housing, and related estimates","vintage":"The current Twellie code reference is explicitly the 2022 ACS 5-year endpoint, not the newest ACS release.","retrieval":"Not represented as a current automated report input. Any cited statistic must carry its ACS vintage, geography, estimate, and relevant uncertainty.","supports":"Area-level statistical context when a page or analysis identifies the exact geography, vintage, measure, and limitations.","limitations":"ACS values are survey estimates with sampling and non-sampling error. They do not describe an individual property, prove neighborhood conditions, or support value decisions based on protected traits.","conflict_rule":"Do not resolve a property-record conflict with an area estimate. If ACS vintages differ, label each vintage rather than blending them as current.","handoff":"Use the Census methodology and margins of error for statistical interpretation; use property-specific sources for a home-buying decision.","last_reviewed":"2026-07-10"}]},{"key":"comps_market","label":"Comparable sales and market context","summary":"Keep address-level closed-sale evidence separate from broad market indexes and from professional appraisal standards.","sources":[{"key":"fannie_mae_comparable_sales","group":"comps_market","name":"Comparable Sales guidance","publisher":"Fannie Mae Selling Guide","source_kind":"Government-sponsored enterprise appraisal guidance","official_url":"https://selling-guide.fanniemae.com/sel/b4-1.3-08/comparable-sales","role":"methodology_reference","geographic_scope":"Fannie Mae appraisal and mortgage context in the United States","record_or_dataset":"Professional guidance for selecting, verifying, explaining, and reporting comparable sales","vintage":"Living guide; use the revision shown by Fannie Mae when the guidance is consulted.","retrieval":"Reviewed as a methodology reference, not treated as an address-level sale feed.","supports":"The discipline of choosing market-competitive sales, explaining older or more distant evidence, verifying facts, and avoiding a universal radius rule.","limitations":"The guide does not supply the subject's comps or turn buyer research into a licensed appraisal. Requirements and intended use belong to the appraisal context.","conflict_rule":"When candidate sales disagree, retain source quality, competitive fit, verification, and adjustment support instead of averaging every record.","handoff":"Use a state-licensed or certified appraiser for an appraisal or appraisal-specific question, and the lender for its valuation requirements.","last_reviewed":"2026-07-10"},{"key":"fhfa_hpi_q4_2024_snapshot","group":"comps_market","name":"FHFA House Price Index — Twellie Q4-2024 snapshot","publisher":"Federal Housing Finance Agency","source_kind":"Federal repeat-sales market index","official_url":"https://www.fhfa.gov/data/hpi","role":"product_input","geographic_scope":"Selected metropolitan statistical areas in Twellie's snapshot","record_or_dataset":"Annual FHFA All-Transactions HPI levels by selected CBSA, through 2024","vintage":"Static Twellie snapshot labelled Q4 2024; it is not fetched from FHFA anew for each report and must not be described as a 2026 index.","retrieval":"Read from the versioned application snapshot. A report should identify the snapshot label when this context is available.","supports":"Broad historical market-direction context for a covered CBSA and period.","limitations":"A metro repeat-sales index does not value one property, measure its condition, or establish current local movement after the snapshot's last observation.","conflict_rule":"Subject-relevant, verified closed sales and current market evidence take precedence. Do not use the last snapshot value as proof that a later market was unchanged.","handoff":"Use current local sale evidence and an appropriate licensed appraiser or market professional when the transaction requires a present property valuation.","last_reviewed":"2026-07-10"}]},{"key":"hazards","label":"Flood and hazard evidence","summary":"Federal map layers are useful screens. They do not replace local records, property inspection, loss history, or a bindable insurance quote.","sources":[{"key":"fema_nfhl","group":"hazards","name":"National Flood Hazard Layer","publisher":"Federal Emergency Management Agency","source_kind":"Federal regulatory flood-map layer","official_url":"https://www.fema.gov/flood-maps/national-flood-hazard-layer","role":"product_input","geographic_scope":"Mapped NFHL coverage; availability and effective panels vary","record_or_dataset":"Spatial intersection with published flood-zone and Special Flood Hazard Area fields","vintage":"Live FEMA map service at retrieval time; the effective map or study date remains distinct from the date Twellie requests the service.","retrieval":"Attempted as a point-in-polygon screen after address geocoding. A failed request or no returned polygon is recorded as unknown, not as Zone X.","supports":"Screening the geocoded point against the flood-zone attributes returned by the NFHL service.","limitations":"A map-zone result does not measure all sources of flooding, prove future safety, replace a survey or elevation certificate, or quote insurance coverage or premium.","conflict_rule":"If geocoding, effective panels, local maps, lender determination, elevation data, or insurer findings disagree, keep the conflict open and use the controlling source.","handoff":"Confirm with FEMA's Map Service Center, the local floodplain authority, survey or engineering evidence when relevant, the lender, and a licensed insurance professional.","last_reviewed":"2026-07-10"},{"key":"fema_map_service_center","group":"hazards","name":"FEMA Flood Map Service Center","publisher":"Federal Emergency Management Agency","source_kind":"Official flood-map retrieval portal","official_url":"https://msc.fema.gov/portal/home","role":"buyer_follow_up","geographic_scope":"United States flood-map products available through FEMA","record_or_dataset":"Effective flood map, panel, amendments, revisions, studies, and related map products","vintage":"Use the effective date and product version shown for the exact location; retrieval date alone does not make a map new.","retrieval":"Buyer or professional checks the exact property and preserves the relevant product, panel, date, and any amendment or revision.","supports":"Reviewing the official map products and effective dates available for the location.","limitations":"The portal does not promise property-level completeness, predict every flood event, or determine a carrier's underwriting, premium, exclusions, or claims decision.","conflict_rule":"Ask the local floodplain authority, lender, surveyor or engineer, and insurer to resolve material map, elevation, boundary, or underwriting differences.","handoff":"Route map interpretation and property-specific elevation questions to qualified local and technical professionals; obtain written insurance terms from a licensed provider.","last_reviewed":"2026-07-10"}]},{"key":"permits_title","label":"Permits, land records, and title","summary":"These records are jurisdiction- and transaction-specific. An online search can identify questions but cannot issue a legal opinion or title policy.","sources":[{"key":"local_permit_planning_records","group":"permits_title","name":"Local building, permit, zoning, and planning authority","publisher":"Jurisdiction-specific state or local government office","source_kind":"Local public record and controlling local rule","official_url":"https://www.usa.gov/state-local-governments","role":"buyer_follow_up","geographic_scope":"The authority with jurisdiction over the exact property","record_or_dataset":"Permit applications, inspections, certificates, code cases, planning or zoning maps, and adopted rules where the authority makes them available","vintage":"Record the ordinance or map effective date and each case, permit, or inspection date. Local portals and record retention differ.","retrieval":"Identify the controlling office, search the exact parcel/address, and request records directly when the public portal is incomplete.","supports":"Showing what that authority's available records say about applications, approvals, inspections, violations, and mapped rules.","limitations":"No online hit does not prove no work occurred, that work was lawful, that every inspection passed, or that the present use is permitted.","conflict_rule":"If listing, seller, physical, assessor, or municipal evidence conflicts, preserve the difference and obtain written clarification from the controlling authority.","handoff":"Use the relevant local office and, as needed, a permit expediter, architect, engineer, surveyor, inspector, title professional, or real-estate attorney.","last_reviewed":"2026-07-10"},{"key":"title_commitment_and_recorded_land_records","group":"permits_title","name":"Title commitment and recorded land records","publisher":"Transaction title/closing provider and jurisdictional recorder","source_kind":"Property-specific transaction document and public land record","official_url":"https://www.consumerfinance.gov/owning-a-home/close/shop-for-title-insurance-and-other-closing-services/","role":"buyer_follow_up","geographic_scope":"The exact property and the law and recording system that govern it","record_or_dataset":"Title commitment or equivalent, deed and legal description, requirements, exceptions, easements, covenants, liens, and related recorded instruments within the search scope","vintage":"Use the commitment effective date, revision date, record-search period, and the recording information on each cited instrument.","retrieval":"Obtain the current transaction document and its cited instruments from the title, settlement, escrow, or legal professional appropriate to the jurisdiction.","supports":"Identifying the interests, requirements, exceptions, and recorded documents actually listed within the commitment's scope.","limitations":"A website summary or deed image is not a title examination, legal opinion, survey, owner's policy, or guarantee that unlisted matters do not exist.","conflict_rule":"Do not resolve legal-description, ownership, lien, exception, boundary, or access conflicts from marketing copy; require the controlling documents and professional review.","handoff":"Use the title or closing professional and a qualified real-estate attorney where appropriate; use a surveyor for boundary or location questions.","last_reviewed":"2026-07-10"}]},{"key":"finance_closing","label":"Financing and cash to close","summary":"Market rate series provide context; the buyer's lender documents and final closing disclosure control the actual transaction terms.","sources":[{"key":"fred_mortgage_rate_series","group":"finance_closing","name":"Freddie Mac mortgage-rate series published through FRED","publisher":"Federal Reserve Bank of St. Louis / Freddie Mac","source_kind":"National weekly mortgage-rate series","official_url":"https://fred.stlouisfed.org/series/MORTGAGE30US","role":"product_input","geographic_scope":"National survey series, not a borrower or property quote","record_or_dataset":"MORTGAGE30US and MORTGAGE15US weekly observations when the service is available","vintage":"The source observation date controls. Twellie's current integration can display the report retrieval date rather than the observation date, so buyers must verify the latest dated FRED observation before relying on it.","retrieval":"Attempted from FRED during report generation and used only as general scenario context.","supports":"A broad market-rate reference for illustrating a financing scenario.","limitations":"It is not a rate lock, Loan Estimate, approval, APR, lender fee schedule, or quote for the buyer, loan program, property, points, credit, occupancy, or closing date.","conflict_rule":"Use the dated written lender terms for the buyer's scenario. Never replace a Loan Estimate with a national survey observation.","handoff":"Confirm rates, points, APR, eligibility, cash requirements, and lock terms with the buyer-selected lender or licensed mortgage professional.","last_reviewed":"2026-07-10"},{"key":"cfpb_loan_estimate","group":"finance_closing","name":"Loan Estimate","publisher":"Consumer Financial Protection Bureau","source_kind":"Official federal mortgage disclosure and explainer","official_url":"https://www.consumerfinance.gov/owning-a-home/loan-estimate/","role":"buyer_follow_up","geographic_scope":"Covered United States mortgage transactions","record_or_dataset":"Borrower- and loan-specific estimated interest rate, payment, costs, cash to close, and loan features on the lender-issued form","vintage":"Use the issue date and current version for the exact application; compare revised estimates rather than treating the first form as final.","retrieval":"Obtain directly from each lender after the applicable mortgage application steps.","supports":"Comparing disclosed estimated loan terms and closing costs for the buyer's scenario.","limitations":"It is not final closing cash, a guarantee of approval, or a substitute for reading change rules, assumptions, rate-lock status, and lender explanations.","conflict_rule":"Compare like loan scenarios and document every changed term, fee, credit, escrow, and cash item; ask the lender to explain discrepancies in writing.","handoff":"Use the lender for loan-specific explanations and an independent housing counselor, attorney, tax professional, or financial professional when their scope is needed.","last_reviewed":"2026-07-10"},{"key":"cfpb_closing_disclosure","group":"finance_closing","name":"Closing Disclosure","publisher":"Consumer Financial Protection Bureau","source_kind":"Official federal mortgage disclosure and explainer","official_url":"https://www.consumerfinance.gov/owning-a-home/closing-disclosure/","role":"buyer_follow_up","geographic_scope":"Covered United States mortgage transactions","record_or_dataset":"Final disclosed loan terms, payments, transaction costs, credits, prepaids, escrows, and cash to close on the lender-issued form","vintage":"Use the issue date and final corrected version for the exact closing; compare it with the most recent Loan Estimate.","retrieval":"Obtain through the lender or closing agent within the transaction's applicable timeline.","supports":"Reviewing the final disclosed mortgage and closing figures before signing.","limitations":"It does not resolve title, deed, tax, insurance coverage, property condition, legal, or document-execution questions outside the form's scope.","conflict_rule":"Reconcile each material difference against the Loan Estimate, contract, settlement figures, invoices, and written lender or closing-agent explanation before signing.","handoff":"Use the lender and settlement/closing professional; route legal, tax, title, deed, or insurance questions to the appropriately qualified professional.","last_reviewed":"2026-07-10"}]},{"key":"condition_private_documents","label":"Condition and private transaction documents","summary":"Inspection reports, seller records, association documents, quotes, and specialist tests must be tied to the exact property, scope, and date.","sources":[{"key":"hud_home_inspection_notice","group":"condition_private_documents","name":"For Your Protection: Get a Home Inspection","publisher":"US Department of Housing and Urban Development","source_kind":"Federal home-buyer inspection notice","official_url":"https://www.hud.gov/sites/dfiles/OCHCO/documents/92564-CN.pdf","role":"methodology_reference","geographic_scope":"United States home-buyer education and FHA context","record_or_dataset":"Official explanation of why a home inspection differs from an appraisal","vintage":"Use the revision and OMB expiration printed on the current HUD form; the linked form is not a property inspection.","retrieval":"Reviewed as a methodology and buyer-education reference. The property-specific source is the buyer's own inspector and specialist documentation.","supports":"The separation between an appraisal's value purpose and an inspection's condition scope.","limitations":"The notice does not inspect the home, select an inspector, define every local standard, or guarantee that an inspection will find all defects.","conflict_rule":"When seller, listing, photo, inspection, and specialist evidence differs, keep each scope and date visible and ask the relevant professional to reconcile the issue.","handoff":"Hire an appropriately qualified independent inspector and any property-specific structural, electrical, plumbing, roofing, environmental, or other specialist needed.","last_reviewed":"2026-07-10"},{"key":"epa_pre_1978_lead_information","group":"condition_private_documents","name":"Lead information before buying or renting a home","publisher":"United States Environmental Protection Agency","source_kind":"Federal lead disclosure and consumer guidance","official_url":"https://www.epa.gov/lead/what-information-can-i-get-about-lead-based-paint-home-i-buy-or-rent-it","role":"buyer_follow_up","geographic_scope":"Covered pre-1978 housing under federal rules, subject to exceptions","record_or_dataset":"Required federal lead information, warning, available records, pamphlet, and buyer opportunity to conduct an inspection or risk assessment where applicable","vintage":"Use the current federal materials and the dates of the exact transaction disclosures, records, inspection, or risk assessment.","retrieval":"Obtain the transaction's lead materials and any property-specific professional evidence; confirm whether the federal and additional local rules apply.","supports":"Checking whether the required information and available records were provided within the source's stated federal scope.","limitations":"A disclosure is not a lead inspection, risk assessment, clearance test, or proof that lead-based paint or hazards are absent. State and local requirements can add obligations.","conflict_rule":"Do not infer safety from a blank, unknown, or no-known-lead response. Preserve conflicts and obtain the testing and legal or transaction guidance appropriate to the property.","handoff":"Use a qualified lead professional and the appropriate transaction or legal professional for applicability, timing, contract, and remedy questions.","last_reviewed":"2026-07-10"},{"key":"fannie_mae_condo_buyer_documents","group":"condition_private_documents","name":"Questions to ask before buying a condo","publisher":"Fannie Mae YourHome","source_kind":"Government-sponsored enterprise buyer guidance","official_url":"https://yourhome.fanniemae.com/buy/buying-condo","role":"methodology_reference","geographic_scope":"United States condominium purchases and buyer education","record_or_dataset":"Buyer questions about project condition, finances, insurance, litigation, governance, fees, and restrictions","vintage":"Living guidance; the transaction's declaration, bylaws, budget, financials, minutes, reserve information, insurance, and lender review need their own dates.","retrieval":"Reviewed as a diligence reference. Buyers must obtain the exact association and transaction documents from the appropriate parties.","supports":"A structured set of questions for reviewing a condominium project and its private records.","limitations":"The guidance does not approve a project, audit an association, establish reserve adequacy, interpret governing documents, or predict assessments or litigation.","conflict_rule":"Where questionnaires, minutes, budgets, reserve studies, insurance, seller statements, and lender findings disagree, keep the conflict open until the proper owner resolves it.","handoff":"Use the association or manager, lender, insurer, inspector or engineer, accountant, and qualified real-estate attorney as the issue requires.","last_reviewed":"2026-07-10"}]}]}