Terms of service

Who you are contracting with

PropOps8 is operated by Smiling Bubbles Inc. ("we", "us"). Contact: [email protected].

What the audit is, and what it is not

The Operations Audit is an analysis of operational data you supply. It identifies patterns in vacancy timelines, maintenance work orders, and vendor spend, and presents findings for your consideration.

It is not real estate brokerage, property management, legal, tax, accounting, engineering, or investment advice. It does not value property, does not recommend transactions, and does not create an agency relationship of any kind.

Findings are observations about the data you provided. They are not assertions of fact about your vendors, employees, or contractors, and they do not allege wrongdoing by anyone. A vendor holding a large share of spend is a fact about a ledger, not a finding of overbilling.

The analysis is only as good as the export

Findings depend entirely on the completeness and accuracy of the data you send. Missing fields, mis-keyed dates, and inconsistent categories all limit what can be concluded, and the report states its own limitations where they apply.

We do not verify your data against source documents, inspect properties, or interview staff. Nothing in a report should be acted on as though it were an audited financial statement.

Free tools

The calculator and screening tools are provided as-is for informational purposes. They compute arithmetic from figures you enter. The results are estimates based on your inputs, are not verified against any source, and are not a valuation, an appraisal, or a statement of loss.

Your responsibilities

You confirm that you are authorised to share the data you upload, and that doing so does not breach any agreement, lease, management contract, or law that applies to you.

You are responsible for de-identifying data before sending it. See the privacy policy for what must be stripped.

Where you manage government-assisted or affordable housing, you remain solely responsible for your obligations under the applicable program, including any restrictions on disclosing resident data.

Delivery

We aim to deliver findings within 48 hours of receiving usable files, and will tell you promptly if an export needs work before analysis can begin. The 48-hour target is a goal, not a guarantee.

Digital products

Workbooks and kits sold through Gumroad are licensed to you for your own business use. You may not resell, redistribute, or publish them. Gumroad’s own terms and refund policy apply to those purchases.

Limitation of liability

To the fullest extent permitted by law, our total liability arising from or relating to the services is limited to the amount you paid for the specific engagement giving rise to the claim.

We are not liable for indirect, incidental, consequential, or punitive damages, or for lost profits, lost rents, or lost business opportunities.

Nothing here limits liability that cannot be limited by law.

Governing law

These terms are governed by the laws of the State of California. Any dispute will be brought in the state or federal courts located in Los Angeles County, California.