Fees, on the table first

Nothing is generated until you have seen this. No dual-agency split. No surprise percentage later.

— No hidden fees. This screen appears before any packet is generated.
— The person keeps occupancy rights while they need the home.
— Family (or named beneficiaries) keep sale proceeds after documented operating costs and the stewardship fee above.
— We do not take title as a prize. People are the purpose.

When	What	Amount	Note
Before any paperwork	Season check and explainer	$0	Read, quiz, and decide. No invoice.
Before any paperwork	Facts intake	$0	Owners, deed, who lives there, intent to stay.
Before any paperwork	Draft packet from locked templates	$0	We fill blanks. We do not invent terms. Nothing is filed yet.
If you choose to file	Supervising attorney review, paralegal pass, and signature	$1,800 flat	Paid to the attorney’s office, not hidden inside a percentage. You see it before a packet is generated.
If you choose to file	County recording	At cost	Pass-through of the clerk’s fee. Receipts live on the dashboard.
While you live there	Occupancy	$0	You keep the right to live in the home for as long as you need it. We do not charge rent to the person we are protecting.
While you live there	Repairs and upkeep	At documented cost	Receipts in the log. No markup. Family can see every line.
While you live there	Annual stewardship accounting	$240 / year	Twenty dollars a month for insurance tracking, logs, and a family report. Cancel if occupancy ends and the file is quiet.
Only after occupancy ends, if the family agrees to rent it as affordable housing	Operating stewardship on collected rent	8% of rent collected	The rest follows the waterfall: operating costs, then family. Never charged while the elder still needs the home.
Only if the home is later sold	Stewardship sale fee	3.5% of sale price	Instead of a typical 5–6% realtor commission. Documented costs come out. Remainder to named family or beneficiaries. No dual agency games.

I have read the fee schedule. I understand occupancy stays with the person who needs the home, and that a packet is only a draft until an attorney signs.

Finish facts first

Education, not legal advice. Porchlight does not practice law and does not promise a Medicaid result. A supervising Georgia elder-law attorney reviews facts before anything is signed or recorded.