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What is TIER®?

TIER® (Title Insurance Exceptions Review®) is a basic legal due diligence tool analyzing legal risks that title insurance doesn't cover, risks that may affect the enjoyment and value of a parcel.

TIER delivers a Legal Opinion letter of public-record documents found at the Country Recorder's office. Each one of these exceptions documents represents a type of uninsured legal risk to the use and enjoyment of the parcel.

TIER starts by assigning The GREEN Light System® risk rating using GREEN, YELLOW, or RED as an intuitive way to convey the risk to use and enjoyment of the parcel.

In addition, each public-record document receives an individual risk rating and an explanation for the rating and information on how to address negatively-rated documents. 

Finally, every effort is made to write the TIER letter so that the average reader can understand its contents.

What types of documents are reviewed?

TIER® produces a legal analysis addressing the following types of documents found at the County Recorder's Office are:

  • Covenants, Conditions & Restrictions (CC&Rs)
  • Deeds
  • Easements
  • Judgments
  • Plats
  • Record of Surveys
  • Road Agreements
  • Septic Agreements
  • Tax Liens
  • Water Agreements
How does TIER® work?

Order Request. Upload an Order Request.

Preliminary title report. A preliminary title report will be ordered for your parcel.

TIER® analysis. After all documents have been received, your attorney produces your TIER analysis in four business days.

Attorney phone call. After reading your TIER, speak to your attorney and address questions you may have.

What is The Green Light System®?

The GREEN Light System® assesses the legal risk of a parcel, risk the law assumes you understand. One of the following three risk assessments is assigned to each TIER:

GREEN: Market-ready for highest-and-best use pricing

YELLOW: Potential use, title, or lending weakness affecting market value

RED: Defects require legal work before close of escrow

Parcels that qualify as GREEN Light earn the GREEN Light Certified® designation. 

Why should I get TIER®?

TIER® identifies legal weaknesses in a parcel's County Recorder's office public-record documents, weaknesses that affect a parcel's market value, sometimes significantly.

For the seller, when the public documents are in market-ready condition, the parcel qualifies for highest and best use pricing. By addressing negative circumstances of a parcel's public-record documents, an owner can increase its value, sometimes significantly.

For the buyer, knowing that your parcel is GREEN Light Certified® means that you have a legal opinion regarding the legal risk profile of your property that can be compared to other similar parcels to determine a market-based price for the parcel. Without the TIER analysis, you don't know what legal risks the parcel carries.  

How much does it cost?

TIER costs $1500 per parcel.

I'm interested. What information do I need to order?

Have the following information handy:

  • Name and contact information
  • Legal description, parcel number, and/or street address of the Subject Property
  • VISA, MasterCard, AMEX, or Discover information

Ordering takes less than five minutes.

What happens next?

Preliminary Title Report. Preliminary title report for the parcel is ordered.

TIER analysis. After all necessary, supporting documents have been received, your TIER letter will be delivered in four (4) business days.

Attorney phone call. Your attorney will call at the scheduled time to answer your questions.

Note: Eight (8) holidays are observed per year: New Year's Day, Memorial Day, Independence Day, Labor Day, Thanksgiving, Christmas Eve, Christmas, and New Year's Eve.