Overview
Property Research is an administrative information-gathering service. DeedSide retrieves publicly available property information from Michigan county, municipal, and registry sources, documents the source and retrieval date of each item, organizes the material into a consistent format, and delivers a written summary with the underlying records attached.
This is a documentation service, not an evaluation. We report what the records show and where they came from. Property Research is not an appraisal, a title search or title opinion, a legal opinion, an engineering or environmental report, a property inspection, or an investment analysis, and it is not a guarantee of a property's value, condition, boundaries, or marketability of title.
Public records are compiled by third parties and may be incomplete, delayed, or inconsistent between sources. DeedSide reports what each source states as of the date it was retrieved, notes where sources conflict, and identifies what could not be located. Interpretation and reliance decisions rest with you and your licensed professionals.
Purpose
The purpose of Property Research is to put verified, sourced information in front of you early — before an offer, a listing, a closing, or a decision — rather than after. Public records are public but not accessible: they sit across register of deeds portals, assessor databases, treasurer systems, building departments, and planning offices, each with its own format, coverage, and lag.
By assigning that retrieval to a dedicated administrator working from a documented methodology, every property is researched the same way, each finding is traceable to its source, and gaps are identified plainly instead of assumed away.
Common Problems Solved
- Hours are spent moving between county, assessor, and municipal websites
- Findings are collected but never organized into a usable summary
- Different team members research the same property twice
- Property files lack the basic record set needed for review
Who It's For
- Investors evaluating acquisition targets before committing
- Agents preparing listings on properties with unclear or incomplete history
- Landlords and property owners resolving records or documentation questions
- Out-of-state owners who cannot visit county and municipal offices
- Buyers wanting sourced information before writing an offer
- Attorneys and title professionals needing retrieval support
What's Included
Public Property Information
- Parcel identification number, situs address, and municipality confirmation
- Legal description and lot dimensions as recorded
- Recorded acreage, frontage, and parcel boundaries as shown on public maps
- Year built, building square footage, and room counts as listed by the assessor
- Improvement, structure, and outbuilding details as recorded in assessing data
- Zoning classification and published municipal ordinance references
- Plat maps, recorded surveys, and recorded easements of record
- Flood zone designation as published on FEMA mapping
- Water, sewer, and utility service designation where publicly documented
- Notation of any field where public sources conflict or are silent
Tax Information
- Current taxable value, assessed value, and state equalized value as published
- Assessment history across available years
- Current tax status: amounts billed, amounts paid, and outstanding balances
- Delinquency history and county treasurer status where published
- Millage rates and taxing jurisdictions applicable to the parcel
- Principal residence exemption status as shown in public records
- Special assessments, drain assessments, and district charges where published
- Prior transfer dates and recorded consideration where available
- Notation of pending assessment changes or appeals where publicly posted
Public Records Research
- Register of Deeds retrieval of recorded deeds and instruments of conveyance
- Recorded mortgages, discharges, assignments, and land contracts of record
- Recorded liens, judgments, and encumbrances appearing in the index
- Ownership chain compiled from recorded documents across available years
- Building permit history and inspection records where publicly accessible
- Code enforcement, blight, and violation history where published
- Rental registration and certificate of occupancy records where maintained
- Demolition, condemnation, or tax-reversion notations where published
- Copies of each retrieved instrument with recording data and retrieval date
Neighborhood Information
- School district and attendance-area designation as published by the district
- Municipal boundaries, ward, precinct, and district identification
- Published zoning of adjacent and surrounding parcels
- Publicly posted planning, rezoning, and development applications nearby
- Municipal capital improvement and road project notices where published
- Publicly available assessing data for comparable nearby parcels, presented as raw data only
- Publicly published census and demographic reference data on request
- Publicly available association or district documentation where applicable
Property File Organization
- A dedicated research file created per property with standardized naming
- Retrieved documents filed by category: ownership, tax, permits, mapping, and municipal
- Source citation and retrieval date recorded for every document
- Written research summary organized by section with findings stated plainly
- Open items and unavailable records listed explicitly rather than omitted
- Conflicting source data flagged side by side for your review
- Delivery in a format your attorney, lender, or title company can use directly
- Research file retained in your system for future reference and updates
Custom Research Requests
- Defined-scope research on a specific question you identify
- Multi-parcel research across an assemblage, portfolio, or target area
- Ownership and contact research for off-market outreach lists you direct
- Historical record retrieval beyond standard lookback periods
- Municipal department inquiries submitted in writing and tracked to response
- Updated research refreshing a prior file to current record status
- FOIA-style written requests to municipalities where records are not published online
- Written scope and turnaround confirmation before any custom research begins
Typical Deliverables
- A written scope confirming the research question, sources, and turnaround
- A written research summary organized by section, with each finding sourced and dated
- Copies of every retrieved record, including recording data where applicable
- A tax and assessment summary compiled by parcel
- An ownership chain compiled from recorded instruments
- A mapping package including plats, recorded surveys, and flood designation
- An explicit list of records that could not be located or are unavailable
- An organized property research file retained in your system
Benefits
- Complete, sourced record sets without hours spent across county and city offices
- Questions surfaced early, while they can still be addressed
- Findings organized in a format your attorney, lender, or title company can use
- A consistent research methodology applied to every property
- Traceable citations, so any finding can be verified independently
- Gaps stated plainly instead of quietly omitted
- A retained research file that can be refreshed rather than rebuilt
Why DeedSide
Public records are public, not accessible — scattered across county, municipal, and registry systems with no common format and no shared standard of completeness. DeedSide performs that retrieval systematically and delivers a documented, sourced record set with its limits stated clearly.
What's Not Included
- Appraisals, opinions of value, valuation, or return analysis
- Title searches, title examination, title opinions, or title insurance
- Legal advice or interpretation of deeds, liens, easements, or encumbrances
- Certification that title is clear or that records are complete
- Survey work, boundary determination, or engineering assessment
- Environmental site assessment or contamination testing
- Property inspections or opinions on condition, systems, or repairs
- Investment analysis, underwriting, or purchase recommendations
- Guarantees regarding value, condition, boundaries, zoning outcomes, or permitted use
- Zoning approvals, variance applications, or municipal advocacy
- Any activity requiring a real estate, appraisal, engineering, or law license
Service Options
- Standard Property Report
- A full research summary for a single parcel covering property, tax, recorded document, and mapping information with sourced attachments.
- Focused Lookup
- A defined single-question request — tax status, ownership confirmation, permit history, or document retrieval — delivered on a short turnaround.
- Multi-Parcel Research
- Consistent research across several parcels for an assemblage, portfolio review, or target area, compiled into one comparative package.
- Ongoing Research Support
- Continuing research capacity for a defined monthly volume, delivered alongside Investor Support or Administrative Support when engaged.
Frequently Asked Questions
- What does Property Research include?
- Retrieval and organization of publicly available property information: parcel and assessing data, tax and assessment history and status, recorded deeds, mortgages, liens and easements, ownership chain, permit and code enforcement history, mapping and flood designation, published neighborhood and municipal information, and an organized property file with a written summary. Custom, defined-scope research is available on request.
- Who is this service designed for?
- Investors evaluating acquisition targets, agents preparing listings on properties with unclear history, landlords and owners resolving records questions, out-of-state owners, buyers wanting sourced information before an offer, and attorneys or title professionals needing retrieval support.
- Is this the same as a title search?
- No. We retrieve publicly available records and document their source and retrieval date. Title examination, title opinions, and title insurance are provided by a title company or attorney and require professional judgment we do not offer.
- Is this an appraisal or a valuation?
- No. Property Research does not include an opinion of value. Where publicly available assessing data on nearby parcels is provided, it is presented as raw public data only, with no analysis, adjustment, or conclusion about value.
- Does this replace an inspection or engineering report?
- No. We never assess condition. Any condition-related item we report comes from a public record — a permit, a code enforcement entry, an assessing note — and reflects what that record states, not the property's actual condition.
- Do you provide investment analysis or a recommendation?
- No. We gather and organize information so you can analyze it. Underwriting, projections, and buy or pass decisions remain entirely yours.
- Where does the information come from?
- County register of deeds and treasurer offices, municipal assessing, building, and planning departments, published GIS and parcel viewers, FEMA flood mapping, school district publications, and other publicly accessible sources. Each item is cited to its source.
- How accurate is public record data?
- It is only as accurate as the agency that maintains it. Records can be delayed, incomplete, or inconsistent between sources. We report what each source states, flag conflicts side by side, and never reconcile discrepancies by assumption.
- What happens when a record cannot be found?
- We list it as an open item and explain why — the record is not digitized, the office does not publish it, or coverage does not extend to the period requested. Unavailable records are stated explicitly rather than omitted.
- How are findings delivered?
- As a written research summary organized by section, with the underlying documents attached, every item cited and dated, and open items listed — in a format your attorney, lender, or title company can use directly.
- How long does research take?
- A focused lookup is typically same or next business day. A standard property report is usually a few business days. Timing depends on the responsiveness of the offices involved and whether records are online or require a written request; we confirm turnaround in the scope before beginning.
- Can you research multiple properties at once?
- Yes. Multi-parcel research applies the same methodology across an assemblage, portfolio, or target area and compiles the results into a single comparative package.
- Can you research properties outside Michigan?
- Our methodology and source familiarity are built around Michigan county and municipal systems. Out-of-state requests are considered case by case, with any coverage limits stated in writing before we begin.
- Do you contact municipalities directly?
- Yes, when records are not published online we submit written inquiries or records requests and track them to response. Those inquiries are administrative requests for information only — never advocacy, negotiation, or a position on your behalf.
- Can you refresh a prior research file?
- Yes. An update refreshes an existing file to current record status and notes what changed since the prior retrieval, which is faster than rebuilding from scratch.
- Is my research confidential?
- Yes. Property addresses, target lists, and research findings are treated as confidential client information and are not shared or reused.
- How is Property Research priced?
- By defined scope: per focused lookup, per standard property report, per multi-parcel package, or within an ongoing support engagement. Scope and pricing are confirmed in writing before work begins.
- How do we get started?
- Start the conversation with the property or question you need researched. We confirm the scope, sources, and turnaround in writing, then deliver the organized file and summary.
- Can I purchase Property Research on its own?
- Yes. Property Research can be retained as a standalone service, or combined with other services under a single ongoing engagement.
- Can the service be customized?
- Yes. Every engagement begins with a review of how you currently work. The task list, turnaround expectations, and reporting cadence are documented in a written scope before work begins.
- How do I get started?
- Complete the Partner Inquiry or schedule a consultation. We review your current volume and processes, propose a scope, and begin once it is confirmed in writing.
Discovery Consultation
Book a ConsultationReady to start the conversation?
A 30-minute Discovery Consultation, at no cost and with no obligation. We review how your business runs today and where administrative support would help most.