Dossi is our own internal review platform for proof of our due diligence
We built our own document intelligence platform, for you
Here, every piece of sellers documentation is read, and every risk to you surfaces
An average of 76 findings per seller package. All of them in one report, tailored to your bid
01 What is Dossi
When you are close to making an offer, the selling agent sends over the property file. It runs to hundreds of pages, written in Dutch for professionals. Reviewing these documents takes three to six hours. While most teams lack proof of their due diligence, Dossi gives you a clear paper trail by condensing our deep research into one easy report you keep.
Dossi is our own AI driven document intelligence platform. We built Dossi inside Hendriks Housing to read that file the way we would, and to write up what it finds: every risk, every point worth clarifying, every cost, and what is in order, graded and sourced, in one report you have before you bid.
What it does
It reads every document
Leasehold deeds, VvE minutes and annual accounts, long-term maintenance plans, structural surveys, permits, land registry and municipal extracts. We run everything through our own custom-built market analysis standards, providing you with expert results.
It reports in your language
The file arrives in Dutch and is read in Dutch, because that is where the meaning is. Your report is then written in the language you asked for, with the original wording quoted where a phrase matters.
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It grades what it finds
Every finding carries a severity, the document it came from and the page it sits on, so you can turn to it yourself. Green is a finding too. It records what is genuinely in order, which is just as useful when you are weighing an offer.
It writes the whole thing up
Not a list of problems. A full breakdown: what to act on before an offer, what is worth clarifying, what speaks in the home's favour, what the file is still missing, what it takes to close, and what it costs to live there each month, down to the service charge, the ground rent and the maintenance already scheduled.
It notices what is absent
The file is checked against what should be there for this kind of property, and the mandatory documents are separated from the merely useful ones. A survey nobody sent is easy to miss precisely because there is nothing to read.
It reads them against each other
When the seller's questionnaire says one thing and the deed says another, or the floor area in the listing does not match the measurement report, the contradiction becomes a finding of its own. Each document on its own looks fine.
And every one of them is written down
76 findings
in an average seller package. We have always read the file. What we could not do was hand you all 76 in one document, each graded, sourced and costed, within a day. That report is what Dossi makes possible, and it is the difference between knowing the file and being able to act on it.
02 How it works
You send us nothing and you chase nobody. The work happens between the selling agent and us, and what reaches you is the conclusion.
01
The selling agent sends the property file to us in whatever mix of PDFs and scans it happens to be. Combined documents are separated, and a scan with no text layer is read as an image rather than skipped.
02
Each document is identified first, then read in full against the rules that apply to that type. Nothing is sampled and nothing is summarised away.
03
Fixed thresholds are applied by a rules engine, so a date or a percentage is never a matter of opinion. Everything that needs reading rather than counting is handled by the analysis, and the two are then compared across documents.
Each finding keeps its source and page, so every line in the report can be traced back to the document it came from.
04
No finding reaches you without a quote. Each one has to cite the exact sentence it came from, and that sentence is then searched for in the real text of the document. If it is not there, the finding is dropped before you ever see it.
The same rule runs in reverse. Anything that would soften or remove a finding also has to cite a specific sentence in another document, verified the same way. Without one, the finding stands.
05
The thresholds that decide red from amber are anchored as numbers, not inferred: how many years of VvE minutes count as enough, how close a ground rent revision has to be, how far a floor area may deviate. This is done through a deterministic rules engine and hard-coded symbolic logic.
The Dutch terms that trigger a check are written down too, and they are read with their negations attached, so geen tekort and niet verhuurd are understood as the absence of a risk rather than its presence.
06
These findings, are reviewed and confirmed by our agents to build you a customised report with the whole package in one document, in your language. What to act on before an offer, what is worth clarifying, what speaks in the home's favour, what the file is still missing, and lastly, the total costs of living there.
07
A finding is only useful if somebody does something with it. We request the missing documents, put the open questions to the selling agent, and tell you what came back and what it changed.
Worked example How a finding is found
4. Onderhoud en beheer
De voorzitter opent het agendapunt en licht toe dat de reguliere werkzaamheden aan het schilderwerk aan de voorzijde in het afgelopen boekjaar zijn afgerond conform de eerder vastgestelde begroting.
Het bestuur meldt dat de kosten voor tuinonderhoud licht zijn gestegen ten opzichte van voorgaand jaar. Er wordt voorgesteld het huidige contract met de leverancier ongewijzigd te verlengen. De vergadering stemt hiermee in.
Ten aanzien van het dakonderhoud wordt opgemerkt dat de dakbedekking aan de achterzijde in redelijke staat verkeert en dat op korte termijn geen ingrijpende maatregelen worden voorzien.
5. Bouwkundige situatie
De heer De Vries vraagt naar de scheurvorming die enkele leden hebben waargenomen in de gemeenschappelijke trappenhuiswand ter hoogte van de eerste verdieping.
Naar aanleiding van de door meerdere bewoners gemelde scheurvorming aan de grachtzijde is een indicatief onderzoek uitgevoerd. Daaruit volgt dat een funderingsgebrek niet kan worden uitgesloten. Een definitief funderingsonderzoek is nog niet opgedragen.
Het bestuur geeft aan hierop terug te komen zodra offertes zijn ontvangen. Een termijn kan op dit moment niet worden gegeven.
De vergadering neemt kennis van de toelichting.
6. Rondvraag
Er zijn geen vragen voor de rondvraag. De voorzitter dankt de aanwezigen en sluit de vergadering om 21.15 uur.
“…is een indicatief onderzoek uitgevoerd. Daaruit volgt dat een funderingsgebrek niet kan worden uitgesloten.”
Quoted from the document, and checked back against it
Illustration. The document and the finding are fabricated for this page.
03 How this benefits you
The sentence on the previous page is now a red finding in your report. On its own that is just information. What follows is the part you are actually buying: we take it from there, and you hear about it once, settled.
Day 1 · 09:40 — the report lands
A possible foundation defect, raised at a meeting and never followed up. In Amsterdam that is the difference between a house that has settled and one that is still settling.
Day 1 · 14:05 — we ask
HH Hendriks Housing to the selling agent
Foundation survey — Zilverlingstraat 27-II
Good afternoon,
The minutes of the owners' association meeting on page 4 note that a foundation defect on the canal side could not be ruled out, and that a definitive survey had not yet been commissioned.
Could you confirm whether that survey has since been carried out, and send it across if so? Our client would like it in hand before making an offer.
Kind regards,
Hendriks Housing
Shown here in English. In practice we write to the selling agent in Dutch, because that is what gets the fastest answer. You are not copied in, and you do not chase.
Day 3 · 11:20 — they answer
SA Selling agent to Hendriks Housing
RE: Foundation survey — Zilverlingstraat 27-II
Hello,
The survey was carried out in March. It found no active settlement, and the association decided at that point not to proceed further. Report attached.
Regards,
Selling agent
Funderingsonderzoek_maart.pdf · 2.1 MB
Day 3 · 16:00 — it closes
The new document is read the same way the rest of the file was, the red is closed as green, and your report says so. One update, at the end, instead of a week of email.
What that is worth to you
You bid on facts
A maintenance plan the association has not funded, a ground rent about to be revised, a floor area that does not match the listing. Each of these changes what the home is worth to you, and each is knowable before you bid.
Nothing is lost in Dutch
Everything is read in the original and reported to you in your own language, with the Dutch wording kept where the exact phrase carries the risk, or the phrase that illustrates the opportunity.
The chasing is ours
Missing documents are requested, answers are tracked, and the report is updated when something arrives. You are delivered with the points that have been clarified, the open points and the positives.
You ask better questions
The open points are the first thing the report shows you, which is usually the difference between an expensive surprise after the keys and a condition written into the offer.
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Dossi by Hendriks Housing · Amsterdam
