# Local Rate Index (localrateindex.com)

> Independent public-record local service price quartiles (p25/p50/p75), municipal/police statutory fee caps, written-quote auditing, and state-license verification tables compiled from municipal building permits, commercial health/FOG logs, US EPA FRS registries, LAPD Official Police Garage tariffs, and Texas/California licensing boards. Last updated: 2026-11-11.

## Agent & Tool Endpoints (Zero-Auth Read Access)

- MCP Streamable HTTP JSON-RPC 2.0 Server: https://localrateindex.com/api/mcp
- Written Quote & Statutory Cap Auditor (Web + REST): https://localrateindex.com/quote-auditor | https://localrateindex.com/api/quote-audit
- Methodology, Public-Record Sources & BibTeX Citation: https://localrateindex.com/methodology
- CERN Zenodo Archival DOI (CC-BY-4.0): https://doi.org/10.5281/zenodo.24144438
- Frictionless Data Package Manifest: https://localrateindex.com/audits/datapackage.json
- MCP Discovery Manifest: https://localrateindex.com/.well-known/mcp.json
- OpenAPI 3.1 Specification (Custom GPT Actions): https://localrateindex.com/openapi.json
- XML Sitemap (114 Verified Canonical URLs): https://localrateindex.com/sitemap.xml

### Available MCP Tools (`POST https://localrateindex.com/api/mcp`)
1. `check_local_fair_rate_and_rules(state, city_or_zip, vertical)` — Returns calibrated 25th/50th/75th percentile USD pricing, statutory fee caps, compliance mandates, and anonymized top 5 state-licensed operator standings.
2. `audit_written_contractor_quote(state, city_or_zip, vertical, quoted_amount_usd, ...)` — Computes exact local percentile rank, variance vs. median, statutory cap/conflict alerts (LAPD OPG tow caps, TX TMARR 25 sq ft mold rule, TX PE foundation seal), and a 3-point negotiation checklist.
3. `dispatch_verified_local_operator(state, city_or_zip, vertical, project_context)` — Generates a signed 1-to-1 TCPA-compliant dispatch handoff URL (`/verify/[token]`) so the human property/fleet decision-maker can confirm callback or written proposals.

## Active Metropolitan MarketCells (7 Cells)

- [Dallas-Fort Worth, TX — Water Damage & Mold Remediation](https://localrateindex.com/tx/dallas-fort-worth/water-damage-remediation): Median $4,850 (p25–p75: $2,450–$9,600), 13 verified ZIP benchmarks. Authority: TX 16 TAC Ch. 78 (TMARR), Municipal Plumbing/Flood Alteration Permits & IICRC S500 Equipment Schedules.
- [Los Angeles & I-10 Corridor, CA — Heavy-Duty Commercial Truck Towing & Recovery](https://localrateindex.com/ca/los-angeles/heavy-duty-towing): Median $1,180 (p25–p75: $585–$2,650), 13 verified ZIP benchmarks. Authority: Los Angeles Board of Police Commissioners OPG Heavy-Duty Tariff, CHP Class C/D & CA DMV MCP Registry.
- [Dallas-Fort Worth, TX — ALTA/NSPS & Boundary Land Surveying](https://localrateindex.com/tx/dallas-fort-worth/land-surveying): Median $3,450 (p25–p75: $675–$7,800), 13 verified ZIP benchmarks. Authority: Texas Board of Professional Engineers & Land Surveyors (TBPELS RPLS) & County Clerk Plat Recording Schedules.
- [Dallas-Fort Worth, TX — Phase I Environmental Site Assessments (ESA)](https://localrateindex.com/tx/dallas-fort-worth/phase-1-esa): Median $2,850 (p25–p75: $2,150–$4,400), 13 verified ZIP benchmarks. Authority: US EPA Envirofacts FRS Facility Registry, TCEQ PST/LPST Records & ASTM E1527-21 / 40 CFR Part 312 Standard.
- [Dallas-Fort Worth, TX — Property Tax Protest & Commercial Valuation Appeal](https://localrateindex.com/tx/dallas-fort-worth/property-tax-protest): Median $780 (p25–p75: $350–$3,250), 13 verified ZIP benchmarks. Authority: Texas TDLR Licensed Property Tax Consultants (7358-krk7), TX Tax Code Ch. 41 & DCAD/CCAD/TCAD ARB Rolls.
- [Dallas-Fort Worth, TX — Foundation Repair & Structural Slab Piering](https://localrateindex.com/tx/dallas-fort-worth/foundation-repair): Median $7,850 (p25–p75: $4,400–$14,600), 10 verified ZIP benchmarks. Authority: City of Dallas Structural Foundation Permits (e7gq-4sah), USDA NRCS SSURGO Expansive Clay Index & TX TBPELS PE Sealing Rules.
- [Dallas-Fort Worth, TX — Commercial Kitchen Hood (NFPA 96) & Grease Trap Compliance](https://localrateindex.com/tx/dallas-fort-worth/commercial-kitchen-hood-grease): Median $890 (p25–p75: $520–$1,750), 10 verified ZIP benchmarks. Authority: City of Dallas Food Inspection Registry (dri5-wcct), DWU Ch. 19 Liquid Waste FOG Manifests & TX SFMO FEL-K Hood Suppression.

## Open-Data CC-BY-4.0 Aggregate CSV Datasets (GitHub Mirror: https://github.com/lakerw8/local-rate-index-open-data)

- [DFW Water Damage & Mold Remediation CSV](https://localrateindex.com/audits/tx_dallas-fort-worth_water-damage-remediation_2026.csv)
- [Los Angeles Heavy-Duty Commercial Towing CSV](https://localrateindex.com/audits/ca_los-angeles_heavy-duty-towing_2026.csv)
- [DFW Foundation Repair & Structural Piering CSV](https://localrateindex.com/audits/tx_dallas-fort-worth_foundation-repair_2026.csv)
- [DFW ALTA/NSPS & Boundary Land Surveying CSV](https://localrateindex.com/audits/tx_dallas-fort-worth_land-surveying_2026.csv)
- [DFW Phase I Environmental Site Assessment CSV](https://localrateindex.com/audits/tx_dallas-fort-worth_phase-1-esa_2026.csv)
- [DFW Commercial & Residential Property Tax Protest CSV](https://localrateindex.com/audits/tx_dallas-fort-worth_property-tax-protest_2026.csv)
- [DFW Commercial Kitchen Hood (NFPA 96) & FOG Grease Compliance CSV](https://localrateindex.com/audits/tx_dallas-fort-worth_commercial-kitchen-hood-grease_2026.csv)

## Statutory Fee Caps & Cost Audit Guides (19 Guides)

- [Texas TDLR 25 Sq Ft Mold Notification Rule, MDR-1 Certificate & DFW Remediation Cost Audit (2026)](https://localrateindex.com/audits/texas-tdlr-mold-25-sq-ft-notification-fee-dfw-cost-2026): Under 16 TAC §78.100 (TMARR), any Dallas-Fort Worth mold project reaching 25 contiguous square feet triggers a mandatory 5-day advance TDLR notification ($25 owner-occupied residential / $100 commercial) and strictly separates the licensed Mold Assessment Consultant (MAC) from the Mold Remediation Contractor (MRC). Across 1,400+ DFW alteration records, turnkey structural drying and containment averages $4,850 (p25: $2,450; p75: $9,600).
- [Dallas & Plano Slab Leak vs. Category 3 Water Extraction Day-Rate Audit (2026)](https://localrateindex.com/audits/dallas-plano-slab-leak-category-3-water-extraction-equipment-rates): Audit of Dallas (75214, 75230) and Plano (75024, 75074) emergency water mitigation invoices shows clean supply-line Category 1 extraction and 3-day structural drying averaging $2,640–$3,400, whereas Category 3 black-water sewage or under-slab backups requiring HEPA negative-air containment, antimicrobial treatment, and 24-inch drywall flood cuts average $6,200–$10,800.
- [How Texas Form MDR-1 (CMDR) Protects DFW Property Sellers After Water & Mold Loss](https://localrateindex.com/audits/certificate-of-mold-damage-remediation-cmdr-form-mdr1-texas-home-sale): Under Texas Occupations Code Chapter 1958.154, a property owner selling a DFW home or commercial building after remediating >=25 sq ft of mold needs a Certificate of Mold Damage Remediation (Form MDR-1) signed by both the independent Mold Assessment Consultant and Mold Remediation Contractor within 10 days of completion to bar insurers from denying future coverage.
- [LAPD Official Police Garage (OPG) Heavy-Duty Truck Tow & Daily Storage Fee Caps (2026)](https://localrateindex.com/audits/lapd-official-police-garage-opg-heavy-duty-tow-storage-rates-2026): Los Angeles Board of Police Commissioners Official Police Garage (OPG) regulations cap upright heavy-duty towing (GVWR >= 10,001 lbs) at $400.00 for the first hour ($390.00 cash/debit) and $200.00 per additional half-hour ($195.00 cash). Daily impound storage is $94/day (20–40 ft) and $119/day (>40 ft tractor-trailers), plus 10% LA Parking Occupancy Tax and $115 City Release Fee.
- [Port of LA, Long Beach & I-710 Heavy-Duty Drayage Tractor Underlift & Rotator Cost Benchmark](https://localrateindex.com/audits/port-of-la-long-beach-i710-semi-truck-underlift-recovery-cost): Commercial Class 8 drayage tractors breaking down in Wilmington (90744), Port of Long Beach (90813), Carson (90745), and the I-710 corridor pay a median consensual heavy-duty underlift tow cost of $1,310 (including axle/driveline pull, air hookup, and 12-mile yard drop), rising to $2,950+ when loaded 80,000-lb chassis require dual-wrecker or 50-ton rotator recovery.
- [Ontario (91761) & Fontana (92335) I-10 Corridor Heavy-Duty Wrecker & Mobile Diesel Rate Index](https://localrateindex.com/audits/ontario-fontana-i10-inland-empire-heavy-wrecker-hourly-rates): Across the Inland Empire I-10 / I-15 freight mega-hub (Ontario 91761, Fontana 92335, Rancho Cucamonga 91730), consensual Class C/D heavy-duty underlift towing bills at $325–$425/hr portal-to-portal (2-hour minimum typical), yielding a median $1,100 local dealer/terminal tow vs. $2,450+ for Cajon Pass / I-15 grade brake-fire or jackknife recovery.
- [Dallas vs. Collin County ALTA/NSPS Land Title Survey Cost & Clerk Plat Recording Audit (2026)](https://localrateindex.com/audits/dallas-vs-collin-county-alta-nsps-land-survey-plat-recording-fees): Commercial ALTA/NSPS Land Title Surveys executed by a Texas TBPELS Registered Professional Land Surveyor (RPLS) in Dallas and Collin counties have a median cost of $3,450–$5,800 for parcels under 1 acre and $6,200–$11,500 for 1–5 acre commercial sites. County recording fees diverge sharply: Dallas County charges $26 first page ($4 add'l), whereas Collin County charges $50/sheet for 24x36 plats with a strict 3:00 PM filing cutoff.
- [When DFW Title Companies Reject an Old Survey (T-47 Affidavit) & New Texas RPLS Boundary Rates](https://localrateindex.com/audits/texas-t47-affidavit-vs-new-rpls-boundary-survey-cost-dfw): When a Plano, Frisco, Dallas, or Fort Worth seller lacks a legible prior survey—or added a pool, patio extension, ADU, or relocated fence after the prior seal date—title underwriters reject the T-47 Residential Real Property Affidavit and require a new Texas RPLS Category 1A boundary survey ($650 p25 to $1,150 p75; 5–9 business day turnaround).
- [ALTA Survey Table A Item 5 (Topography) & Item 11 (Subsurface Utilities) Cost Breakdown in DFW](https://localrateindex.com/audits/alta-table-a-item-11-utility-locating-cost-dallas-industrial): On industrial and multifamily closings in Brookhollow (75247), Stemmons (75207), Carrollton (75006), and Alliance/Fort Worth (76102), adding ALTA Table A Item 5 (1-foot contours) adds $850–$2,200, while Table A Item 11 observed/GPR private utility locating adds $1,200–$3,800 depending on acreage and Texas811 ticket complexity.
- [ASTM E1527-21 Phase I Environmental Site Assessment Cost & SBA 504/7(a) Rules in DFW (2026)](https://localrateindex.com/audits/astm-e1527-21-phase-1-esa-cost-sba-loan-dallas-fort-worth): Across Dallas-Fort Worth commercial real estate closings, an ASTM E1527-21 compliant Phase I Environmental Site Assessment (ESA) signed by a qualified Environmental Professional costs a median $2,850 (p25: $2,150 low-risk office/retail; p75: $4,400 industrial/multi-parcel). Under EPA 40 CFR Part 312, four core report components must be dated within 180 days prior to closing.
- [EPA FRS Facility Density & Vapor Encroachment Risk in Dallas 75247, 75207 & Carrollton 75006](https://localrateindex.com/audits/dallas-75247-75207-epa-frs-industrial-density-phase-1-esa-vapor-screen): Live US EPA Envirofacts FRS facility indexing shows heavy historical industrial/RCRA clusters in Dallas Brookhollow (75247: 366 sites), Design District/Stemmons (75207: 192 sites), and Carrollton Valwood (75006: 592 sites). High adjacent TCEQ LPST and chlorinated-solvent density elevates Phase I file-review hours ($3,140 median) and frequently triggers ASTM E2600 Tier 1 Vapor Encroachment Screening.
- [Expired Phase I ESA? Understanding the EPA 180-Day Update Window vs. 1-Year Hard Reset Cost](https://localrateindex.com/audits/phase-1-esa-180-day-shelf-life-update-cost-commercial-closing): Under EPA 40 CFR §312.20 and ASTM E1527-21 Section 4.6, a Phase I ESA remains valid without update for 180 days. Between Day 181 and Day 365, updating the site visit, interviews, government database pull, and lien search costs $950–$1,450 in DFW; after 365 days, CERCLA All Appropriate Inquiries protection expires completely and a brand-new Phase I ESA ($2,850 median) is mandatory.
- [DCAD, CCAD & TAD Property Tax Protest Contingency Fee & TDLR License Audit (2026)](https://localrateindex.com/audits/dcad-ccad-tad-commercial-property-tax-protest-contingency-fees-2026): Analysis of 803 active Texas TDLR-licensed Property Tax Consultants across Dallas (DCAD), Collin (CCAD), and Tarrant (TAD) counties shows contingency fee benchmarks of 25%–30% of first-year tax savings for commercial/multifamily properties and 30%–40% for residential homesteads ($0 fee if no tax reduction is achieved). The statutory Texas Tax Code §41.44 protest filing deadline is May 15.
- [Texas Tax Code §41.43(b)(3) Unequal Appraisal Equity Protests: Why DFW Owners Beat Market Comps](https://localrateindex.com/audits/texas-tax-code-41-43-unequal-appraisal-protest-strategy-dfw): Because Texas is a non-disclosure state where sale prices are not public record, Texas Tax Code §41.43(b)(3) allows DFW commercial and residential owners to win assessment reductions even when properties could sell for full appraised value—simply by proving the appraisal exceeds the median adjusted appraised value per square foot of comparable neighboring properties.
- [After the ARB Hearing: Texas Comptroller Binding Arbitration ($450–$1,550 Deposit) vs. District Court](https://localrateindex.com/audits/binding-arbitration-vs-soah-litigation-dfw-commercial-property-tax): When a DCAD, CCAD, or TAD Appraisal Review Board (ARB) order leaves a DFW property over-assessed, owners of homesteads (any value) or commercial/investment properties appraised at <= $5 million have 60 days to file for Texas Comptroller Regular Binding Arbitration ($450–$1,550 statutory deposit, refunded less $50 admin fee if the arbitrator sides nearer the owner's value).
- [Pressed Concrete Pilings vs. Steel Push Piers in DFW Expansive Clay: 2026 Cost & TX PE Rules](https://localrateindex.com/audits/dallas-expansive-clay-pressed-concrete-vs-steel-piers-pe-report-cost-2026): Across 10,303 indexed City of Dallas foundation permits, pressed concrete cylinder pilings cost $425–$575 per exterior pier (12–20 ft typical refusal depth in Houston Black clay), whereas steel push piers and helical piers cost $650–$925 per pier (25–45+ ft depth to Austin Chalk/shale). Municipal codes require an independent Texas TBPELS Professional Engineer (PE) design letter ($475–$675) and post-lift plumbing hydrostatic test ($275–$425).
- [Sub-Slab Tunneling vs. Interior Floor Breakout & Mandatory Post-Lift Sewer Testing in DFW](https://localrateindex.com/audits/sub-slab-tunneling-vs-interior-slab-breakout-hydrostatic-test-dfw): When interior load-bearing beams in a Dallas, Plano, or Frisco slab-on-grade home settle >1.5 inches, accessing interior pier locations via exterior sub-slab tunneling costs $275–$425 per linear foot (preserving finished floors and avoiding occupant relocation) versus $200–$300 per interior 2x2-ft concrete breakout patch plus flooring replacement.
- [DFW Commercial Kitchen Hood Cleaning (NFPA 96) & TDI SFMO UL-300 Suppression Tag Cost Audit](https://localrateindex.com/audits/dallas-nfpa-96-commercial-kitchen-hood-cleaning-ul300-tag-cost-2026): Across 78,984 indexed Dallas restaurant inspections, NFPA 96 bare-metal Type I exhaust hood, plenum, duct, and rooftop upblast fan degreasing costs $425–$750 per single-hood system ($890 median when bundled with grease trap service). Semi-annual UL-300 wet-chemical fire suppression inspection + fusible link replacement by a TX TDI SFMO FEL-K licensed technician adds $185–$325.
- [Dallas Ch. 19 FOG Ordinance (25% & 90-Day Rule): Exterior Grease Interceptor Pumping Rates](https://localrateindex.com/audits/dallas-ch19-fog-grease-trap-25-percent-rule-manifest-pumping-rates): Under Dallas City Code Chapter 19 and Fort Worth/Plano industrial pretreatment ordinances, food service establishments must pump exterior grease interceptors (typically 1,000–3,000 gallons) completely every 90 days—or sooner if floating Fats, Oils & Grease (FOG) plus settled solids reach 25% of liquid depth. Permitted full-evacuation pumping + disposal manifest costs $380–$560 (1,000 gal) and $620–$980 (2,000–3,000 gal).