How it works
Rules, then paths, then value.
VALITER reads a parcel the way an experienced entitlement team would: every rule that applies, the paths to get it entitled, and what each move is worth. In order, with sources, starting with whatever could stop the project.
The process
From a parcel to entitled.
- 1
Tell us the site and the plan
An address or parcel, the use you have in mind and roughly how big. A site plan helps but is not required.
- 2
The rules layer reads the parcel
Code, jurisdictions, aquifer, sensitive land, impervious cover, watershed, utilities today and planned, deed restrictions and vested rights. Every fact carries its source.
- 3
The solutions layer lays out Path A, B and C
The approvals in order, who to talk to, how to work the portal, what to push for and what not to, and the words to use.
- 4
The financial layer prices each path
Time to entitle, carrying cost and what each move saves, as ranges, with the assumptions shown.
- 5
You get one next move
The single most useful thing to do now, with the letter, question or meeting prep drafted for you to send.
- 6
The plan updates as answers come back
When the utility, the county or title answers, the path and the next move change with it.
Inside a finding
Every answer shows its work.
A finding is more than a yes or no. It says what applies, where it comes from, how sure we are, who decides and what to do about it.
When an engineer, surveyor or attorney has to make the call, we mark it as a professional gate and hand it off.
Part of the lot is in the mapped floodplain
The building pad as drawn sits outside it. Parking in the southeast corner falls inside and needs a floodplain development permit, or a smaller lot layout.
- Source
- FEMA flood map panel and county floodplain rules
- Confidence
- High for the map; the exact line on the ground needs a survey
- Who decides
- County floodplain administrator
- Depends on
- Site layout
- Professional gate
- Your civil engineer confirms the line and any fill
- Next action
- Move parking north of the line, or budget the permit
Illustrative finding.
Four answers
Clear, requirement, unknown, conflict.
Every check lands in one of four states. Nothing is rounded up to a pass.
Clear
Checked against the source and nothing stands in the way for this item.
Requirement
Something you must do or provide: a permit, a study, a dedication, a fee. We say what, who decides and roughly what it takes.
Unknown
Not confirmed yet. Unknown is never treated as a pass. We tell you how to find out, and how much it matters.
Conflict
Sources disagree, or the plan conflicts with a rule. Conflicts rank above unknowns because they can change everything after them.
Choosing the next move
How we pick the one thing to do now.
The next move follows a fixed order of priorities, the same way every time, so you can see why it was chosen.
- 1
Anything that stops the project
If a finding can end the project as planned, it comes first, with the ways out.
- 2
What everything else depends on
Prerequisites go next. A legal lot comes before a site plan, and water capacity before a fire review.
- 3
The unknown that could kill the deal
An open question that could end the deal outranks the ones that only change cost.
- 4
The cheapest decisive question
Between two questions, ask the one that is quick and cheap to answer and settles the most.
- 5
Your goals
Then your priorities: speed, cost, building size, or keeping options open.
People in the loop
Software for speed. People for judgment.
Reviewed by people
The software proposes; a person checks the work before it reaches you.
Licensed professionals decide
Drainage, structural, survey and legal calls belong to licensed engineers, surveyors and attorneys. We bring them in, we do not replace them.
You stay in control
We draft the letter or the question. You decide whether and when to send it.
Questions
Common questions.
How long does a report take?
A first look at a site is quick. A full Pathway Report takes longer because a person reviews it and some facts need records requests. We will tell you the expected turnaround when you send a site.
Do I need a site plan?
No. An address or parcel and the intended use is enough to start. A concept plan sharpens the setbacks, impervious cover and fire flow answers.
Does VALITER talk to the city or county for me?
We draft the questions, letters and meeting prep. You or your team send them. We do not represent you before the approving authority.
What if the rules change?
Findings carry the date and source they were checked against. In Texas, a project can often be held to the rules in effect when its first permit application was filed, with exceptions. We flag where that applies and where it does not.
Waitlist open · Starting in Central Texas
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VALITER opens to a small group first, starting in Central Texas. Teams with a live site get in first.