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 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.
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:
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:
These are the appraisal conditions we most frequently respond to in this market — with our scope classification for each.
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.
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 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 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.
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.
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 | Same day as completion |
| Dry rot — extended framing (12–40 LF) | 4–7 business days | GC Direct | Same day as completion |
| Floor joist sistering — partial repair | 2–4 business days | GC Direct | Same day as completion |
| Crawl space structural — post & beam repair | 5–10 business days | GC Direct | Same day as completion |
| Handrail installation or replacement | 1–2 business days | GC Direct | Same day as completion |
| Deck structural — ledger, posts, framing | 3–6 business days | GC Direct | Same day as completion |
| Window replacement (safety / egress condition) | 3–5 business days | GC Coordinated | Same day as completion |
| Electrical or plumbing safety conditions | Varies — confirm with us | GC Coordinated | Same day as 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.
We work backward from the closing date. Every step produces a deliverable your lender can act on.
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.
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 →
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.
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.
Written completion documentation itemized against each appraisal condition: scope performed, materials, GC license APCONL*825QO, and date of completion. Delivered to your lender, agent, and escrow the same day the work is finished. No waiting period for paperwork.
As a licensed appraisal repair contractor in Tacoma, we review same day, confirm feasibility against the timeline, and deliver fixed pricing within 48 hours of the diagnostic. Email the appraisal report and closing date to dispatch@realtyrepairco.com or call 253-891-9622.
253-891-9622