Report disclaimer.
What a report is, what it is not, and the limits to read it inside before you buy, sell or drill.
The disclaimer on every report (version sr-disclaimer-1)
A Beneath SiteReport is decision support built from public well records, groundwater databases, parcel data and terrain. Depth, yield and cost are modelled ranges, not measurements or quotes. It is not a survey, a well test, a title search, a legal opinion, or a guarantee that water exists at any depth, in any quantity or of any quality. Professional field investigation, permits and verification may be required before drilling.
What a report is
A SiteReport is decision support: a reading of the public record around one property, made from a desk. It gathers the wells on record within a radius, the groundwater database entries, the parcel and the terrain, and it states what those records support: how deep neighbouring wells were drilled, where the water was struck, which aquifer and district the property sits in, and what the records say nothing about.
Every claim carries the status of its evidence. Verified means a public record states it. Inferred means it is estimated from the records around the property, with its range. Not found, seller confirmation required, title or legal review required and insufficient evidence each mean what they say, and they appear in a report as often as the record demands.
What a report is not
It is not a guarantee that groundwater exists under the property at any depth, in any quantity or of any quality. It is not a survey, a well test, a pump test, a water quality test, a geophysical study or a site visit. It is not a title search, and it is not a legal opinion on water rights, severance, easements, shared wells or a seller's obligations.
It is not a quote. A cost figure in a report is a sensitivity built from the depth band and published regional rates; only a driller who has seen the site can give you a price. It is not a permit, and it does not tell you what a groundwater conservation district will allow.
It is not a substitute for a licensed hydrogeologist, a driller, an engineer, a title professional or an attorney where those services are appropriate. It narrows the questions to ask them.
Public records are public records
Driller's reports are filed by drillers, not verified by the state, and their locations are often approximate. The groundwater database is a sample, not a census. A parcel boundary is the appraisal district's, and can be out of date. A well on record may have been plugged; a well not on record may exist. A report reads what was filed and says so; it cannot read what was not.
Uncertainty is part of the answer
Depth to water and yield are ranges, and every inferred figure carries a confidence level that reflects how much of it stands on records near the property rather than on regional patterns. Until the Texas model has been validated against held-out wells, its confidence is capped at moderate and the report says so. Confidence is not a probability of success: groundwater varies at scales no public dataset resolves, and two wells on neighbouring parcels can behave nothing alike.
Seller disclosures
A report can organise the evidence relevant to a Texas seller's disclosure notice: known wells on or near the parcel, their record identifiers, the district context, and the questions the records leave open. It does not complete or sign a disclosure, does not state a seller's knowledge as fact, and does not decide the ownership or severance of rights without authoritative legal evidence. Those are the seller's, the title company's and the attorney's.
No agency endorses this product
The Texas Water Development Board, the Texas Geographic Information Office, the US Census Bureau and the groundwater conservation districts publish the records a report reads. None of them reviews, endorses or is affiliated with Beneath.