Terms of Service

GreenLight prepares municipal lien search reports for real property located in the entire State of Florida. Each report compiles information from public City and County sources, including property taxes, recorded tax liens, city user fees and special assessments, permits, and code-enforcement records, into a single report with a summary of amounts due.

We provide reports in two stages: a preliminary report, typically delivered within 1 business day, and a final report that incorporates the responses to our public-records requests to the relevant city or county, typically within 6-12 days (est.). Final reports are delivered in your dashboard and by email; preliminary reports are available in the dashboard only.

GreenLight is not a title insurance company, law firm, or licensed abstractor of title, and our reports are not a title search, title commitment, title insurance policy, or legal advice. Our reports do not guarantee clear title and should not be relied upon as a substitute for title insurance or the advice of a licensed attorney.

We compile our reports in good faith from sources we believe to be reliable. Public records may be incomplete, delayed, or contain errors outside our control. All amounts and findings should be independently verified with the issuing authority prior to closing or disbursing funds.

The fee for a complete municipal lien search ordered directly with us, for example by a title company, is quoted per order and provided before you are charged. Invoices for these orders are payable net 30, meaning payment is due 30 days from the invoice date shown on the invoice, unless otherwise agreed in writing. There are no setup fees or per-source upcharges.

Auction reports and subscriptions sold on our website are priced and paid differently. See Section 6, “Auction reports and subscriptions,” below.

This section covers municipal lien search orders placed directly with us, for example by a title company. For auction reports and subscriptions purchased on our website, see Section 6, “Auction reports and subscriptions,” below.

Cancellation. You may cancel an order at no cost any time before we begin work on it. Once a report has been prepared and delivered, the fee for that report is earned.

Refunds. If a delivered report contains a material factual error attributable to GreenLight, we will promptly issue a corrected report at no charge and, at our discretion, refund all or part of the fee. To request a correction or refund, contact us at orders@greenlightmunisearch.com within 30 days of delivery, describing the error.

Duplicate or ineligible orders. If you order a search for a property outside our service area, or a duplicate of an open order, we will notify you and the order will be voided with no charge.

Auction reports and pre-orders. We prepare municipal lien search reports for Duval County foreclosure and tax deed auction properties and sell them on our website. These reports, including pre-orders placed before a report is finished, are paid for up front at checkout, and the price is shown before you pay. A pre-ordered report is emailed to you automatically as soon as it is approved.

Report validity.Each auction report is current as of the dates stated on it. Its findings are tied to the city's response to our records request, which stays valid for 30 days, and the report states the exact date through which it remains good. Review that date before relying on the report.

Canceled, postponed, or redeemed sales. Sale dates are set by the Clerk of Court, not by us. If a property is canceled, postponed, redeemed, or otherwise removed from the auction calendar after you purchase, the purchase is not refundable, and a subscription credit used on it stays used. A report already delivered stays yours and remains valid for the property itself through the date stated on it. A canceled sale is often re-listed for a later auction date; if it is, we finish and deliver the report once it is published for the re-listed sale, at no extra charge.

Subscription. Our auction subscription is $299 per month and includes 9 reports per billing month. Included reports do not roll over to the next month. Additional reports are $50 each while your subscription stays active. You may cancel any time through the billing portal in your account. Cancellation takes effect at the end of your current billing period.

If a delivered auction report contains a material factual error attributable to GreenLight, the correction and refund terms in Section 5 apply.

What we do. When you request estoppel coordination, GreenLight identifies the homeowners, condominium, master, and sub-associations that govern the property, requests the estoppel certificate from each association or its management company or attorney, follows up until the certificates are issued, and delivers them to you in one package with a GreenLight summary on top. When we find no mandatory association, we deliver a written verification letter describing what we checked. GreenLight is not the issuer of any certificate and does not control how long an association takes to answer.

The certificates control. Each estoppel certificate is prepared and signed by the association or its authorized agent, and under Florida law the association is bound by the amounts its certificate states as against a person who relies on it in good faith. Our summary is a reading aid: every figure on it is taken from the enclosed certificate and cites where it appears, and where a figure is computed or derived we say so. If the summary and a certificate ever differ, the certificate governs. Certificates are valid for 30 days after issuance when delivered electronically or by hand and 35 days when sent by regular mail; if your closing moves past that window, a refreshed or amended certificate is required and we will request it.

Fees. Our coordination fee is $90 for each association from which we request a certificate, $90 when no mandatory association is found and a verification letter is delivered, and $0 for a community development district, whose assessments appear on the property tax bill and require no certificate. Rush coordination is $50 per request and is waived when no association is found. A condo or lender questionnaire requested alongside a certificate carries no additional coordination fee; the management company's own questionnaire fee passes through at cost. Coordination fees are earned when we send the requests. If the closing falls through, we refund the coordination fee in full. A delayed closing does not change the fee, and the fee is not refunded when the file is moved to another provider after the requests have gone out. Association charges we have already advanced are not part of that refund; where an association refunds a prepaid certificate fee, we pass that refund back to you when we receive it.

Association charges. Associations, their management companies, portals, and attorneys charge their own fees for certificates, expedited service, delinquent accounts, questionnaires, and document packages. Florida caps the certificate fee itself. Where GreenLight advances one of these charges on your behalf, it is passed through to you at cost on your invoice, itemized and never marked up. Where the charge is large, payable at closing, or payable to an attorney, we may ask you to pay the issuer directly, and we will tell you before the request goes out. Amounts an association collects at closing, such as transfer fees, capital contributions, and past due assessments, are obligations of the parties to the transaction and are not GreenLight fees.

Information you provide. Associations release figures against the buyer, seller, and closing date you give us. You are responsible for the accuracy of that information and for telling us when it changes. Estoppel coordination is not a title search, title insurance, or legal advice, and Sections 2, 3, and 8 apply to it in full.

To the maximum extent permitted by law, GreenLight's total liability arising out of or relating to a report or these Terms shall not exceed the fee paid for that report. GreenLight shall not be liable for any indirect, incidental, consequential, or special damages, including lost profits, even if advised of the possibility of such damages.

Reports are provided for the use of the ordering party in connection with a specific real estate transaction. You may not resell, republish, or redistribute our reports without our written consent. Reports remain our intellectual property.

These Terms are governed by the laws of the State of Florida, without regard to its conflict-of-laws rules. Any dispute shall be brought in the state or federal courts located in Duval County, Florida.

We may update these Terms from time to time. The version in effect at the time you place an order governs that order. Material changes will be posted on this page with an updated date.

Questions about these Terms? Email orders@greenlightmunisearch.com.