Contract explainer

Drop in a purchase contract and get the main points in plain English — parties, price, earnest money, key dates, and contingencies — in seconds. Then, if you want a deeper walk-through, send it to ChatGPT or Claude in one click.

Private by design. Your file is read entirely inside your own browser. It is never uploaded to any server, never stored, and never sent anywhere — unless you choose to copy the text into an outside AI chat yourself.

Not legal advice. This is an automated reading aid that can miss or misread terms. Always confirm against the actual signed contract, and route legal questions to a real estate attorney or your broker.

Upload a contract

Drag & drop, or click to choose — PDF, Word (.docx), or text file

Main points

Key dates & deadlines

Want the full breakdown?

Copy this ready-made prompt (your contract text is already attached) and paste it into ChatGPT or Claude for a detailed, plain-English explanation and a list of anything to watch out for.

Open ChatGPT Open Claude

View the raw extracted text

Plain-English glossary

Earnest money

A good-faith deposit the buyer puts down to show they're serious. It's typically held in escrow and applied to the purchase at closing — but can be at risk if the buyer backs out for a reason not protected by a contingency.

Option / inspection period

A set number of days early in the contract when the buyer can inspect the home and, in many contracts, cancel for any reason (sometimes for a small non-refundable option fee). Missing this deadline usually means losing the right to walk away freely.

Financing contingency

A clause that lets the buyer cancel and recover earnest money if they can't secure the loan described in the contract by a stated deadline. Watch the loan type (FHA/USDA/VA/Conventional) and the date.

Appraisal contingency

Protects the buyer if the home appraises below the purchase price — allowing renegotiation or cancellation. New-construction contracts sometimes handle this differently.

Closing / settlement date

The target date ownership transfers and funds are disbursed. On new construction it's often tied to completion and can shift — look for language about estimated vs. firm dates.

Possession

When the buyer actually gets the keys and can move in. Usually at closing, but contracts can specify a different date or a post-closing occupancy arrangement.

Co-op commission

The portion of commission paid to the buyer's agent (your 3% on Lennar Tulsa deals). Confirm it's documented and registered so it's protected.

Have a question on a specific deal?

Blake gets back to realtors the same day. Just head back to the toolkit and reply to his email, or register your buyer to lock your 3% co-op.

The fine print. This tool extracts and highlights text using automated pattern-matching that runs only in your browser; it does not interpret legal meaning and may miss, mislabel, or misread provisions, especially in scanned or image-based PDFs. Nothing here is legal, financial, or tax advice, and it is not a substitute for reading the full executed contract or consulting a licensed attorney or your broker. Blake Mason is a New Home Consultant, not an attorney. If you paste contract text into an outside AI service (ChatGPT, Claude, etc.), that text leaves your browser and is governed by that service's privacy terms — avoid pasting sensitive personal information you don't want to share.