The reflex right after a viewing

You just came from a viewing. Get a friend's honest read before you make an offer.

You don't always have a real-estate-agent friend on hand, or the time, or the €500–700, to bring in an expert for a re-visit before you decide. We'll look at what you've already got (co-ownership, zoning, EPC, technical certificates) and tell you, honestly and without judging anyone, what's worth checking before you commit.

Upload my documents Why ImmoBFF
🏢🏠 Apartment or house 🔒 Documents deleted at D+30 🏛️ IPI/BIV agency #514.835
Basic €35 / analysis

The full document analysis: points to watch, inconsistencies, questions to ask.

Choose Basic
+ recommended Premium €59 / analysis

Everything in Basic, plus the AI-generated read of a friend in the business, putting each point in perspective.

Choose Premium
Why ImmoBFF exists

Friends used to call me. Now, anyone can.

Jean-Sébastien Vinois, founder of ImmoBFF

"I just came from a viewing, I think I'm going to make an offer, can you take a look?"

For years, that was the call I'd get from friends and their families: I'm a licensed real-estate agent (IPI/BIV) by trade. A quick call before they committed, for an honest take on what they'd just viewed. The problem: I can't answer everyone, and most people don't have anyone to ask, or the time or the budget (€500 to €700) to bring in an expert for a re-visit just to feel reassured before an offer.

ImmoBFF is that phone call, made available to everyone. You send what you've already got after your viewing, and you get back an honest, unfiltered read. Never a judgment on the work of the agent selling the property, that's never been our role. Just the facts that come out of your documents, and the concrete questions to ask before you decide.

What's at stake

What a trained eye spots right away

💶

Works approved, not yet billed

In co-ownership: a facade renovation or roof approved at the general assembly but never invoiced. The bill can come back to you after the purchase.

🗺️

Unregularized zoning violation

In a house: an extension, garage or veranda built without a permit. At resale, regularizing it becomes your problem, not the seller's.

🏚️

Insufficient reserve fund

In co-ownership: collective savings too low for the building's age exposes you to an unplanned special assessment, without notice.

🔌

Non-compliant electrics or soil

In a house: a non-compliant electrical installation or an unclear soil history. Two mandatory checks a rushed buyer doesn't have time to cross-reference alone.

Scope

Which documents can you send us?

You're not expected to know what each of these documents means, that's our job. The EPC is almost always available right at the viewing; the others are often available on simple request from the agent, the syndic, or the notary, even before you make an offer. Send what you already have, and add the rest as it comes in.

🔋 Common to both

🔋

EPC certificate

The property's energy performance certificate. Score (A to G), 10-year validity, and recommended works to improve insulation.

🏢 For an apartment (co-ownership)

📋

General assembly minutes

The record of co-owners' decisions: works approved, budgets, disputes, syndic changes. The richest source of warning signs.

📜

Base deed (acte de base)

The co-ownership's "rulebook": your rights over the unit and common areas, cost allocation, usage restrictions.

🧾

Charges statement & reserve fund

What you pay every year, and the collective savings available for future major works (roof, elevator, facade).

🏠 For an individual house

🗺️

Zoning information (renseignements urbanistiques)

Zoning violations, permit history, risk zones (flooding), special restrictions.

🔌

Electrical compliance certificate

Compliance of the electrical installation, mandatory at sale in several regions.

🌱

Soil certificate

Risk of historical soil pollution (bodemattest in Flanders, attestation du sol in Brussels/Wallonia).

Draft sale agreement: read by the system but not yet analyzed in detail (planned for a future version).

Real examples

What the report concretely flags

Works approved, bill not yet sent

Facade renovation approved at the general assembly for €32,000, absent from the latest charges statement: the special assessment hasn't been issued yet. If you buy this unit, the bill can become yours.

Ask the syndic: the date of the special assessment and who will owe it.

A reserve fund running dry

Building from 1968, 24 units, reserve fund of €8,400: barely enough to cover a small repair. In case of a bigger issue (roof, elevator, facade), a special assessment follows, often several thousand euros per unit, without notice.

Ask the syndic: is there a multi-year works plan, and what level should the fund be at?

An extension never regularized

Zoning information for an individual house: an 18 m² veranda added in 2019, absent from the original permit and not mentioned in the draft sale agreement. Without regularization before the sale, you inherit the case with the municipality.

Ask the seller or the notary: has the veranda been regularized, and is there an open violation report?

The deliverable

Here's exactly what you receive

What's shown alongside isn't a vague mock-up: it's the exact format of the report, with the level of precision (amounts, source document and page) you'll get for your own file. An overall risk score, each flagged point explained clearly, and the questions to copy-paste for the seller, the syndic, or the notary: readable in 5 minutes, not 40 pages of jargon. With the Premium plan, an extra paragraph puts each point in perspective, in the same spirit as the phone calls I used to get from friends before an offer. Available online, downloadable as a PDF.

See an example by generating one
The difference

Make an offer blind, or with full knowledge

Without an outside read
  • ✗ You find out after signing what was approved, omitted, or undisclosed
  • ✗ A hidden cost (reserve fund, works, zoning) shows up without warning
  • ✗ No one had time to read everything line by line
  • ✗ You make your offer on trust in the seller alone
With ImmoBFF
  • ✓ You know what was approved, omitted, or undisclosed, before making an offer
  • ✓ You know the possible hidden costs, quantified where possible
  • ✓ You have the precise questions to ask before you commit
  • ✓ You decide with full knowledge
Pricing

Two plans, one goal: decide with full knowledge

Basic: €35

The full document analysis: points to watch, inconsistencies between documents, missing documents, precise questions to ask the seller, the syndic, and the notary.

Premium: €59

Everything in Basic, plus an AI-generated professional perspective: think of it as the read of a friend in the business, putting each point in perspective without replacing individualized advice.

Worth weighing against an offer running into the hundreds of thousands of euros, and an expert re-visit billed at €500 to €700. An empty reserve fund or unfunded approved works can cost several thousand euros once the sale is signed. Report in 2 to 10 minutes, about the time for a coffee.

Upload my documents

The journey

How it works

  1. State the property type and upload what you haveApartment or house: drag the documents you got after your viewing. 300 MB maximum in total.
  2. Check the classificationWe identify each document automatically in seconds; you confirm or correct with one click if needed.
  3. Choose your plan and payBasic (€35) or Premium (€59). Secure payment by card or Bancontact via Stripe. No account needed.
  4. Receive your reportBy email, in 2 to 10 minutes: a summary, points to watch ranked by impact, and concrete questions to ask. Available online and downloadable as a PDF.
Questions

Frequently asked questions

Does ImmoBFF replace a notary or a lawyer?

No. ImmoBFF flags points to check in your documents; it's neither legal advice nor an opinion on the property's value. The notary authenticates the deed and secures the sale legally. The two roles complement each other, neither replaces the other.

Do you criticize the agency or agent selling the property?

No, never. Our job is to flag what factually comes out of your documents, not to judge a fellow professional's work. You remain free to draw your own conclusions and ask your own questions. We never take sides in a negotiation.

I just came from a viewing, do I already have all the documents I need?

Not necessarily, and that's fine. The EPC is almost always available right at the viewing. For a co-owned apartment, ask the agent or the syndic for the general assembly minutes, the base deed, and the charge statements before making your offer, most hand these over on simple request. Send us what you already have, and add the rest as it comes in.

My documents are in French or Dutch, is that a problem?

No. You can send documents in French or Dutch (the EPC certificate format differs by region, by the way): the report is delivered to you in English.

How long does the analysis take?

Between 2 and 10 minutes after your payment, depending on the number of documents submitted. You receive an email as soon as the report is ready.

What is the difference between Basic and Premium?

Both plans include the full document analysis (points to watch, inconsistencies, questions to ask). The Premium plan adds a "professional perspective": a paragraph that puts the flagged points in context, in the spirit of the advice a friend in the business would give.

Is the Premium professional perspective personalized to my file?

It's generated by AI from patterns commonly observed by IPI/BIV professionals on this type of document: it's not the individualized opinion of a specific licensed professional who personally reviewed your file, and it never recommends buying, not buying, or a negotiation amount. Like the rest of the report, it doesn't replace notarial advice.

What happens if a document is unreadable or poorly scanned?

We flag it in the report rather than inventing information that isn't in the document. If a key point isn't legible, it is clearly indicated so you can ask the right person for it.

What happens to my documents after the analysis?

Your PDFs are automatically deleted 30 days after upload. The report remains accessible via a personal link for 12 months. See our privacy policy.

Can I get a refund if the report doesn't suit me?

Since the report is generated and delivered immediately after payment, the right of withdrawal no longer applies once the analysis has started (see our terms of sale). In case of a technical issue on our end, we prioritize reprocessing your file.

Who is behind ImmoBFF?

ImmoBFF is operated by Vinois Services SRL (BE0882.326.450), a real-estate agency licensed by the IPI/BIV under number 514.835. For years, the founder got phone calls from friends right before they made an offer; ImmoBFF makes that same advice available to everyone. This isn't an algorithm left to its own devices.

This report is a document analysis, not legal advice or a notarial expert opinion, and that isn't its purpose: our job is to prepare you with the right questions, the notary's job is to authenticate the deed and secure the sale legally. The two complement each other; neither replaces the other.