Legal
Data Accuracy Disclaimer
Last updated: June 2026
Please read this page carefully. Kairos Real Estate Systems aggregates data from official government sources for your convenience. All data may contain errors, omissions, or delays originating from the source agencies. You must independently verify all findings with licensed professionals before making any real estate, financial, or legal decisions.
01 Data Source Limitations
The Platform queries nine official Miami-Dade County and Florida state data sources. Each source has inherent limitations on accuracy and timeliness:
Miami-Dade County Property Appraiser
Ownership records, assessed values, legal descriptions, and property characteristics. Data is refreshed on a monthly cycle — recorded ownership transfers may lag behind actual closings by 30 to 60 days.
Lag: 30–60 days
FEMA National Flood Hazard Layer
Flood zone designations based on the most recently published Flood Insurance Rate Map (FIRM) panels. These maps may not reflect recent hydrological changes, new construction, or pending map amendments (LOMAs/LOMRs).
Based on most recent FIRM panels
Miami-Dade County GIS
Zoning designations, land use, municipal boundaries, and geographic overlays pulled from official GIS layers. Zoning data may not reflect pending amendments, variance approvals, or recently adopted comprehensive plan changes.
May not reflect pending amendments
Miami-Dade Clerk of Courts
Recorded liens, lis pendens, code violations, and other encumbrances. Recording data typically has a 24 to 48 hour lag between the time a document is filed and when it appears in the public record system.
Lag: 24–48 hours
Miami-Dade Building Department (IBIS)
Building permits, inspection results, and certificate of occupancy records. IBIS data may not include permits issued by individual municipalities within Miami-Dade County that maintain their own permitting systems.
May exclude some municipalities
Additional Sources
Florida SunBiz (corporate ownership records), Miami-Dade Tax Collector (tax payment status), Miami-Dade DERM (environmental records), and Miami-Dade Planning Department (comprehensive plan data). Each source maintains its own update schedule and may contain temporary gaps or errors.
Varies by agency
02 What Kairos Is NOT
Kairos Real Estate Systems is a data aggregation and screening tool. We are not, and do not represent ourselves as, any of the following:
- Not a licensed real estate appraiser — our values are assessed values from public records, not appraisals
- Not a licensed real estate broker — we do not facilitate transactions or represent buyers or sellers
- Not a law firm or provider of legal advice — our findings do not constitute legal opinions
- Not a licensed surveyor or engineer — our boundary and setback data is from GIS, not a field survey
- Not a financial advisor — our feasibility estimates are not investment recommendations
03 Professional Verification Required
Before making any real estate decision based on information obtained through the Platform, you should:
- Obtain a current title search from a licensed title company to confirm ownership, liens, and encumbrances
- Verify zoning with the local municipal planning department to confirm permitted uses and any pending changes
- Obtain a boundary survey from a licensed surveyor before closing on any property
- Consult a real estate attorney for all legal matters including contract review, title issues, and regulatory compliance
- Obtain a Phase I Environmental Site Assessment for any property with potential environmental concerns, contamination history, or industrial use
04 Limitation of Liability
To the maximum extent permitted by applicable law, Kairos and its owners, officers, employees, and affiliates shall not be liable for any indirect, incidental, special, consequential, or punitive damages arising from your use of the Platform or reliance on data presented through the Platform, including but not limited to loss of profits, loss of data, or loss of business opportunities.
In no event shall our total aggregate liability exceed the amount you have paid to Kairos in the twelve (12) months immediately preceding the event giving rise to the claim. This limitation applies regardless of the form of action, whether in contract, tort, negligence, strict liability, or otherwise.
For full terms, see our Terms of Service.
05 Report Accuracy
Feasibility reports, screening verdicts, deal scores, and other outputs generated by the Platform are estimates based on publicly available data. They are not appraisals, broker price opinions, or professional valuations. These outputs are generated algorithmically and reflect the data available at the time of generation — they may not account for factors not captured in public records, including but not limited to physical condition, market sentiment, pending regulatory changes, or off-record agreements.
All Platform outputs are provided for informational purposes only and should be used as a starting point for your own professional due diligence, not as a substitute for it.
In summary: Kairos screens deals as go, caution, or kill, and traces each finding to its official public-record source so you can check our work rather than take our word. That sourcing makes our findings auditable — it does not make them verified. Confirming the underlying records, and the decision to proceed, remain yours, made with the licensed professionals — title companies, attorneys, surveyors, appraisers, and environmental consultants — who are essential to completing a real estate transaction safely.
Martinez Family Partners LLC, doing business as Kairos Real Estate Systems. Miami, Florida.