Lender Hold on Structural Repairs? Call Now — 253-891-9622  |  Closing-Date Response
FHA · VA · Lender Hold · Appraisal Conditions · GC #APCONL*825QO

FHA & VA
Loan Repair
Tacoma WA

Lender won't fund until repairs are completed and documented? We perform structural repairs required by FHA appraisers and VA MPR conditions in Tacoma and Pierce County — and deliver lender-formatted written documentation the day the work is finished.

  • FHA and VA appraisal-required structural repairs — direct GC scope
  • Written completion documentation formatted to lender requirements
  • Fixed lump-sum pricing — no open-ended repair estimates
  • Closing-date timeline commitment confirmed in writing
  • WA GC License APCONL*825QO — 5-year structural guarantee
Book a $350 Diagnostic 📞 253-891-9622
Lender Hold? Start Here.
$350
Forensic Diagnostic · Credited Toward Repairs
  • Appraisal findings reviewed before scheduling
  • On-site scope — full extent confirmed
  • Fixed lump-sum pricing typically within three days
  • Closing-date timeline committed in writing
  • Lender docs delivered at completion, with code references
  • GC license APCONL*825QO on all documentation
Book a $350 Diagnostic →
✓ $350 credited in full toward repair contract if project proceeds
Direct Answer

FHA / VA Loan Repair in Tacoma, WA — Direct Answer

FHA and VA loan repairs are the structural and safety conditions an appraiser required before the loan can close, executed and documented on the lender's timeline. Realty Repair Co. (APCON LLC, Washington General Contractor #APCONL*825QO) performs this work directly as the general contractor in Tacoma, Washington. Scope is confirmed on site with moisture meters and physical probing before any price is issued; the resulting repair contract is lump-sum fixed price, not hourly, and structural repairs carry a five-year written guarantee.

Work performed
appraiser condition scoping, structural repair execution, code-referenced completion documentation for lender submission
How it starts
$350 forensic structural report — on-site, written, photographed. Credited 100% against the repair contract if you proceed.
Pricing method
Lump-sum fixed price issued after the failure boundary is confirmed. No hourly billing. No open-ended scope.
Guarantee
Five-year written guarantee on structural repairs.
Licensing
WA General Contractor #APCONL*825QO, bonded and insured. Work performed under the 2021 Washington State Residential Code (WAC 51-51, effective March 15, 2024).
Not offered
Crawl space encapsulation, waterproofing, basement finishing, painting, pressure washing, landscaping. Plumbing, electrical and mechanical are coordinated through separately licensed contractors per RCW 18.27.
Contact
253-891-9622 · dispatch@realtyrepairco.com · 711 115th St S, Tacoma, WA 98444

Reviewed by Dindar Nasim, owner and Washington licensed general contractor (#APCONL*825QO) · Updated September 28, 2026

Why the Lender Is Holding

FHA & VA Repair Conditions
Explained

FHA and VA loans carry property condition standards the appraiser must certify. When the appraiser flags structural or safety conditions, the loan cannot close until those conditions are resolved by a licensed contractor with written documentation. A credit to the buyer does not satisfy the requirement.

⚠

Credits Do Not Clear FHA or VA Appraisal Conditions

Both FHA and VA require that flagged repair conditions be physically completed and documented by a licensed contractor before the loan funds. No amount of seller credit resolves a repair hold — the work must be done, inspected if required, and documented with the contractor's license number and completion date.

FHA Appraisal Required Repairs

FHA appraisers evaluate properties against HUD's "three S" standards: safe, sound, and secure. Any condition that fails these standards must be corrected before the appraisal is given a clear-to-close. Most common FHA flagged conditions in Pierce County homes:

  • Exposed or deteriorated structural wood — dry rot, sill plates, rim joists
  • Sagging, soft, or unsound floors indicating joist or subfloor failure
  • Crawl space moisture, standing water, or visible structural damage
  • Missing or deteriorated handrails on stairs and elevated decks
  • Peeling paint on pre-1978 homes (lead paint stabilization protocol)
  • Broken, missing, or boarded windows affecting security
  • Foundation visible cracking or settlement concerns
  • Roof deterioration or exposed structural sheathing

VA Minimum Property Requirements (MPR)

VA Pamphlet 26-7 establishes Minimum Property Requirements that the appraiser must certify for loan eligibility. VA is generally comparable to FHA on structural conditions, with some additional requirements. Common VA MPR flags in Tacoma and Pierce County:

  • Structural deficiencies — joists, beams, sill plates, foundation
  • Wood rot and deterioration in load-bearing or accessible framing
  • Crawl space drainage, moisture, and ventilation deficiencies
  • Safety hazards — handrails, steps, egress windows
  • Lead paint stabilization on pre-1978 construction
  • Water intrusion evidence and active moisture damage
  • Deck structural deficiencies and ledger connections
  • Mechanical, plumbing, or electrical safety hazards (coordinated)
Common Conditions

Most Common FHA / VA Repair Holds
in Tacoma & Pierce County

These are the appraisal conditions we most frequently respond to in this market — with our scope classification for each.

Appraisal Condition
FHA Hold
VA Hold
Our Scope
Dry rot — sill plates, rim joists, framing
YES
YES
GC Direct
Sagging or soft floors — joist damage
YES
YES
GC Direct
Crawl space structural damage / moisture
YES
YES
GC Direct
Sill plate deterioration from ground moisture
YES
YES
GC Direct
Missing or deteriorated deck / stair handrails
YES
YES
GC Direct
Deck structural — ledger, posts, framing
YES
YES
GC Direct
Subfloor deterioration / delamination
YES
YES
GC Direct
Peeling paint — pre-1978 construction
YES
YES
GC Coordinated
Electrical safety hazards — panel, wiring
YES
YES
GC Coordinated
Plumbing safety or sanitary conditions
YES
YES
GC Coordinated

GC Direct = performed by APCON LLC under license APCONL*825QO. GC Coordinated = performed by licensed trade contractor under GC oversight per RCW 18.106 / RCW 19.28.

Regulatory Framework

The Rules That Govern These Repairs

Three regulatory bodies govern FHA and VA repair conditions and the contractors who perform them. Understanding which standard applies prevents documentation errors that delay closing.

FHA · HUD Handbook 4000.1

FHA appraisal standards are governed by HUD Handbook 4000.1. Section II.A.3 establishes the Minimum Property Requirements (MPR) and Minimum Property Standards (MPS) appraisers must certify. Structural deficiencies, wood deterioration, crawl space moisture, and safety hazards fall under the "safe, sound, and secure" standard. Repairs must be completed and documented by a licensed contractor before the appraiser can issue a revised appraisal or the lender can issue clear-to-close.

VA · VA Pamphlet 26-7

VA Minimum Property Requirements are established by VA Pamphlet 26-7, Chapter 12. VA MPR conditions must be satisfied before the VA will issue the Certificate of Reasonable Value (CRV) required to close. VA applies a "safe, structurally sound, and sanitary" standard. Structural deficiencies, wood rot, crawl space conditions, and safety hazards trigger MPR holds. All flagged conditions must be repaired and documented by a licensed contractor — the VA Tidewater process and reconsideration of value are separate from MPR conditions.

WA State · RCW 18.27

Washington State law (RCW 18.27) requires that general construction work — including structural repairs to load-bearing framing, floor joists, sill plates, beams, and posts — be performed by a registered general contractor. Lenders accepting completion documentation for FHA and VA conditions require that the contractor's license number appear on all paperwork. APCON LLC holds WA GC License #APCONL*825QO. This license number appears on every piece of documentation we deliver.

Timeline Reference

Typical Completion Timelines
by Repair Type

These are working timelines from scope confirmation to lender documentation delivery. All timelines assume materials are in stock — we confirm this before committing to any closing date.

Repair Type Typical Completion Scope Classification Lender Docs Delivered
Dry rot — isolated sill plate (<12 LF) 2–4 business days GC Direct At completion
Dry rot — extended framing (12–40 LF) 4–7 business days GC Direct At completion
Floor joist sistering — partial repair 2–4 business days GC Direct At completion
Crawl space structural — post & beam repair 5–10 business days GC Direct At completion
Handrail installation or replacement 1–2 business days GC Direct At completion
Deck structural — ledger, posts, framing 3–6 business days GC Direct At completion
Window replacement (safety / egress condition) 3–5 business days GC Coordinated At completion
Electrical or plumbing safety conditions Varies — confirm with us GC Coordinated At completion

All timelines run from scope confirmation following the $350 diagnostic — not from first contact. GC Direct = APCON LLC under license #APCONL*825QO. GC Coordinated = licensed trade contractor under GC oversight per RCW 18.106 / RCW 19.28. Timelines assume standard material availability and single-location scope.

Our Process

Condition Flagged.
Repaired. Documented. Cleared.

We work backward from the closing date. Every step produces a deliverable your lender can act on.

1

Send the Appraisal Report & Closing Date

Email the appraisal report with the flagged repair conditions and your closing date to dispatch@realtyrepairco.com or call 253-891-9622. We review the conditions same day, identify direct GC scope versus coordinated trade work, and confirm whether we can meet the timeline before scheduling anything.

2

$350 On-Site Diagnostic

We assess every flagged condition on site. Structural conditions flagged by FHA and VA appraisers — dry rot, crawl space damage, floor deterioration — consistently extend further than the appraisal report indicates. We scope the real extent before pricing anything. $350 credited toward repair. Why we charge for diagnostics instead of free estimates →

3

Fixed Lump-Sum Proposal — Within Three Days

Written repair proposal with fixed lump-sum pricing — not a range. Itemized by appraisal condition so the lender can match repairs to the flag list. Timeline commitment for the closing date. Formatted for lender and escrow review.

4

Repairs Completed on Closing Timeline

GC-direct structural work performed by APCON LLC. Licensed electrical and plumbing contractors coordinated under GC oversight for trade-specific appraisal conditions. Closing date treated as a hard deadline.

5

Lender Completion Documentation — Code-Referenced

Written completion documentation itemized against each appraisal condition: scope performed, materials, GC license APCONL*825QO, date of completion, applicable code references, and before-and-after photos taken from the same angle. Delivered to your lender, agent, and escrow at completion. Closers can rely on it without a site visit.

Clear the Hold

$350
Diagnostic · Credited Toward Repairs
  • Appraisal conditions reviewed same day
  • On-site scope — real extent confirmed
  • Fixed pricing typically within three days
  • Timeline commitment in writing
  • Lender docs delivered at completion
Book a $350 Diagnostic → 📞 253-891-9622
✓ 5-Year Guarantee — All Structural Repair Scope
Common Questions

FHA & VA Repair Hold
Questions We Get

FHA appraisers evaluate properties against HUD's "three S" standards: safe, sound, and secure. The most common FHA-required repairs we respond to in Tacoma and Pierce County are: exposed or deteriorated structural wood (dry rot, sill plate damage, floor joist deterioration), sagging or unsound floors, crawl space standing water or moisture conditions, visible foundation damage, deteriorated or missing handrails, peeling paint on pre-1978 homes (lead paint protocol), and broken or missing windows. FHA will not fund the loan until flagged conditions are completed by a licensed contractor and documented with written completion paperwork including the contractor's license number.
VA Minimum Property Requirements (MPR) are established by VA Pamphlet 26-7 and require that a property be safe, structurally sound, and sanitary for loan eligibility. VA appraisers in Tacoma flag conditions similar to FHA: structural deficiencies, wood rot and deterioration, compromised floor or foundation systems, crawl space moisture issues, and safety hazards including missing handrails, broken steps, and inadequate egress. All flagged MPR conditions must be resolved by a licensed contractor before the VA will issue the Certificate of Reasonable Value needed to close.
To clear an FHA or VA repair condition, the lender typically requires written documentation of the completed repairs identifying: specific scope performed, materials used, the contractor's state license number, and the date of completion. The contractor must hold an active state general contractor license. APCON LLC holds WA GC License APCONL*825QO. We produce lender-formatted completion documentation at completion, itemized against each condition the appraiser flagged.
It depends on how the purchase and sale agreement was negotiated. In most Tacoma transactions, lender-required repairs are completed by the seller before closing, or the parties negotiate responsibility through escrow. Regardless of who pays, FHA and VA will not fund a loan on an uncompleted repair condition — the work must be done and documented before closing. We work with both sellers and buyers depending on which party is responsible under the purchase and sale agreement.
Yes. We treat the closing date as a hard deadline. After the $350 diagnostic, we deliver written scope and fixed pricing typically within three days. Most structural conditions that trigger FHA and VA holds in Pierce County — dry rot, sill plate damage, floor joist sistering, crawl space structural repair — can be completed within 5–10 business days of scope confirmation. We confirm a specific timeline in writing before any work begins and do not miss it without advance notice and an alternative plan.
Generally no. FHA and VA both require that flagged repair conditions be physically completed and documented before the loan funds. A seller credit or escrow holdback does not satisfy an FHA or VA appraisal repair condition — the work must be done and documented with a licensed contractor's completion paperwork, including the state license number and completion date. Some conventional loans allow repair escrow holdbacks at lender discretion, but FHA and VA do not follow this standard. If you're being told a holdback will work on an FHA or VA loan, verify this directly with the loan officer — it is not standard policy for either program.
The loan will not fund. FHA will not issue clear-to-close and VA will not issue the Certificate of Reasonable Value (CRV) until all flagged repair conditions are completed and documented. If the closing date passes without completion, the parties must either extend escrow — which requires mutual agreement and may have cost implications — or renegotiate the transaction entirely. This is why timeline is the first question we address: we confirm feasibility against the closing date before scheduling anything.
Related Services

Related Pages

Realtor & Agent Inspection Hub — Tacoma
NWMLS Form 35R response, inspection objection repair, and escrow documentation for agents.
Pre-Listing & Inspection Repair — Tacoma
Seller-side inspection repairs — structural findings scoped and completed on transaction timelines.
Dry Rot Remediation — Tacoma
The #1 FHA and VA appraisal flag in Pierce County — full excision, structural rebuild, lender documentation.
Mudsill & Sill Plate Replacement — Tacoma
Sill plate deterioration is a top FHA/VA flag on Pierce County homes — full replacement with lender docs.

Lender Hold Won't
Clear Itself.

As a licensed appraisal repair contractor in Tacoma, we review same day, confirm feasibility against the timeline, and deliver fixed pricing typically within three days of the diagnostic. Email the appraisal report and closing date to dispatch@realtyrepairco.com or call 253-891-9622.

253-891-9622
Book a $350 Diagnostic 📞 Call Dispatch