How we write an 11 Risks report.
Step 0 - location precision
We geocode the address, verify the municipality in the national register, identify LAU and NUTS units, and - where a public cadastre allows it - the exact parcel. Whatever we reach is stated on the cover as parcel / address / settlement / municipalityprecision. Every finding inherits this cap. If we cannot reach settlement-level precision, you get a refund.
Three pillars, 11 categories
Pillar A - Nature: climate baseline & trend, water, geophysical hazards, wildfire, severe weather.
Pillar B - State & society: security & resilience, governance & ownership.
Pillar C - Location & infrastructure: access & mobility, utilities, neighbourhood & context, economy & viability.
Three dimensions per category
Risk: green, amber, red, or unrated. Composite categories get a sub-indicator table and the critical override rule - a single material sub-finding is never averaged away.
Evidence confidence: high, medium, or low, based on the strength of sourcing behind the rating.
Coverage: complete, partial, or none, based on how much of the category we could cover for this location. A great fluvial flood map plus missing pluvial mapping is green / high / partial - not green / medium / complete.
2050 outlook
Climate projections use the 2041–2060 mean compared with the 1991–2020 baseline. The middle scenario is primary. Ensemble median with range, scenario always cited. A bare number without a scenario does not go into the report.
Country baselines
Each report inherits security-resilience and climate-risk baselines from the corresponding 11 Houses country specials. If the baseline is unavailable, we mark it as "baseline not provided" rather than invent one.
What you receive
A PDF: cover with the 11-category spine, at-a-glance tile grid, decision page (top 3 risks, top 3 data gaps, verify-before-deposit checklist, walk-away triggers when justified), the full dashboard, per-pillar findings using the five methodology blocks (what we found / why it matters / what we could not verify / what to ask before an offer / possible mitigation), aggregated recommendations, questions by addressee, and a source register.
Best-effort statement
We deliver on best effort with public and lightly paid sources. We name what we could not verify. We do not replace a lawyer, a surveyor, a valuer, or a title check.