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 within 48 hours
  • Closing-date timeline committed in writing
  • Lender docs delivered same day as completion
  • GC license APCONL*825QO on all documentation
Book a $350 Diagnostic →
✓ $350 credited in full toward repair contract if project proceeds
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.

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 [email protected] 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.

3

Fixed Lump-Sum Proposal — 48 Hours

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 — Same Day

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.

Clear the Hold

$350
Diagnostic · Credited Toward Repairs
  • Appraisal conditions reviewed same day
  • On-site scope — real extent confirmed
  • Fixed pricing within 48 hours
  • 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 the same day the work is finished, 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 within 48 hours. 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.
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.

Email the appraisal report and closing date to [email protected] or call 253-891-9622. We review same day, confirm feasibility against the timeline, and deliver fixed pricing within 48 hours of the diagnostic.

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