Direct answers on pricing, licensing, scope, documentation, and how structural repair works in the Tacoma and Pierce County market. If your question isn't here, call 253-891-9622 or use the contact form.
The $350 diagnostic is an on-site structural assessment covering the full property condition — not just what the inspection report flagged. We access and assess crawl spaces, exterior framing, sill plates, floor systems, and any area where moisture-driven structural damage is likely to be present.
The diagnostic produces a written findings report, a fixed lump-sum repair proposal, and a timeline commitment — all delivered within 48 hours. The $350 fee is credited in full toward the repair scope when you proceed.
Fixed lump-sum pricing means the repair price is agreed in writing before work begins and does not change. It is the opposite of time-and-materials billing, where the invoice grows as the work unfolds.
Most restoration companies use time-and-materials on structural work — which means the final cost is unknown until the job is done. Our fixed price covers the full scope identified in the assessment. If additional structural damage is found during the repair that was not accessible during the diagnostic, we document it and present a written change order before proceeding. No surprise line items appear on the invoice.
Every structural repair scope performed by APCON LLC under GC License #APCONL*825QO carries a 5-year guarantee covering the work performed. If a structural failure occurs within 5 years that is directly attributable to the repair scope, we correct it at no additional cost.
The guarantee applies to structural framing, dry rot remediation, crawl space repair, and subfloor work. It does not cover new damage caused by conditions that were not present at the time of the original repair — for example, a new water intrusion event causing fresh rot in a previously unaffected area. Guarantee claims are handled by the same licensed entity that executed the original scope, with full documentation on what was done.
APCON LLC holds a Washington State General Contractor license (#APCONL*825QO), which covers structural, framing, and carpentry scope directly. Plumbing requires a separate WA plumbing contractor license under RCW 18.106, and electrical requires a separate electrical contractor license under RCW 19.28.
We do not perform plumbing or electrical work directly. When a scope requires this work, we coordinate licensed trade contractors, supervise the work on site, and deliver the documentation under GC oversight. One invoice, one point of contact — the licensed trade work is coordinated into the scope, not handed off.
Whether a permit is required depends on the scope and jurisdiction. In Washington State, like-for-like structural member replacement — sistering joists, replacing a sill plate section — typically does not require a permit. Larger structural repairs, deck reconstruction, or work that changes the structural system may require a permit depending on the local jurisdiction.
We advise on permit requirements before any work begins and include permit coordination in the scope when required. We do not perform work that requires a permit without pulling one.
APCON LLC GC License #APCONL*825QO can be independently verified at Washington State Department of Labor & Industries: secure.lni.wa.gov/verify/.
Certificates of insurance are available upon request before work begins — required by most property managers and agents before a contractor steps on site, and we provide them without delay.
True dry rot is fungal decay that penetrates structural wood fiber — not surface discoloration or weathering. The field test: probe the wood with a screwdriver or awl. If it penetrates more than a quarter inch without significant resistance, the wood fiber is compromised and requires excision, not surface treatment.
Painted surfaces frequently conceal dry rot that has been progressing for years — the paint holds shape while the wood behind it has lost structural integrity. The most reliable assessment is a physical probe inspection, particularly at crawl space sill plates, around window and door framing, and at exterior wall bases.
Crawl space structural damage typically falls into three categories:
The inspection report will identify visible findings, but crawl space conditions frequently extend beyond what an inspector can see from the access point. Our diagnostic maps the full extent before pricing — including areas the inspector noted as inaccessible. Repair scope typically includes structural framing correction, vapor barrier assessment and replacement, and moisture cause identification to prevent recurrence.
Yes. Active dry rot fungus (Serpula lacrymans) can spread through structural framing, across masonry, and even through plaster — it does not require continuous wood contact to propagate. In Pacific Northwest conditions, an active colony can advance several inches per month under optimal moisture conditions.
Deferred treatment is the primary driver of scope expansion on dry rot repairs. A repair that costs $2,400 when first identified frequently becomes a $7,000–$12,000 structural rebuild two to three years later. The diagnostic exists to find the full extent before it advances further.
Yes. Pre-listing and buyer-requested repairs tied to escrow are a core part of our work. We treat closing dates as hard deadlines, not targets. The fixed-price proposal includes a timeline commitment, and our documentation at completion is formatted to satisfy lender conditions for FHA, VA, and conventional loans.
We review the inspection report before the diagnostic to ensure the scope we price covers everything the lender will require — not just the items the buyer flagged. Agents and escrow officers can contact us directly for status updates without routing through the owner.
Every completed scope includes written documentation covering:
This documentation is formatted to satisfy FHA and VA lender repair conditions, conventional lender requirements, insurance claim submission, and seller disclosure obligations at resale. Documentation is part of every scope — not an add-on.
Yes. We offer dedicated GC relationships for property managers handling single-family, duplex, triplex, and small multifamily portfolios. The structure is straightforward:
See the Property Manager Services page for the full relationship structure.
Mitigation is the emergency stabilization phase — water extraction, structural drying, and mold prevention. This requires a licensed mitigation contractor with specialized drying equipment and industrial hygiene protocols. Mitigation companies are not general contractors and typically do not perform structural repair.
Reconstruction is the repair phase that follows once the property is dried and cleared — replacing structural members, subfloor, drywall, cabinets, flooring, and finish work. APCON LLC performs reconstruction under GC License #APCONL*825QO. We coordinate with mitigation contractors and sequence the reconstruction scope to begin as soon as clearance is issued.
We produce documentation formatted for insurance claim submission — scope of damage, materials, GC license, photos, and completion records. We work alongside the owner's claim process but do not act as a public adjuster or negotiate claims directly with insurers.
If your insurer requires a licensed contractor's written assessment or repair estimate as part of the claims process, we provide that as part of the diagnostic. Our documentation is formatted to meet the submission standards most carriers require.
Water emergency response is handled through our GC-coordinated response service. Inbound requests are triaged through our intake system, which collects property details and routes urgent requests for same-day or next-day GC assessment.
Our role in an active water event is structural triage and GC coordination — we assess what is structurally compromised, coordinate licensed mitigation contractors, and sequence the repair scope so structural work begins as soon as the property is cleared for reconstruction. For active flooding or a burst pipe: stop the water source first, then contact us.
We are based in Tacoma (711 115th St S, 98444) and serve all of Pierce County and adjacent South Sound communities:
For properties outside this territory, contact us directly. We assess remote scope requests on a case-by-case basis depending on project size.
Our primary focus is residential — single-family, duplex, triplex, and small multifamily. We also work on light commercial properties where the structural repair scope aligns with our residential work: wood-frame construction, dry rot remediation, crawl space repair, and post-event reconstruction.
We do not take large commercial general contracting scopes — multi-story new construction, commercial tenant improvement, or projects requiring a commercial GC bond structure beyond our current license tier. If you are unsure whether your property qualifies, contact us and we will give you a direct answer.
Call 253-891-9622 or submit a contact form. Scope-specific questions are answered by the licensed principal — not routed through a general inbox with a multi-day response time.
$350 on-site diagnostic. Full structural condition mapped before pricing. Fixed lump-sum proposal and timeline commitment delivered within 48 hours. WA GC License #APCONL*825QO.
253-891-9622