Inspection Repair
Contractor Tacoma

Yes. Send us the inspection report and we review it same day. For most structural findings — dry rot, sill plate damage, crawl space conditions, deck issues — we provide a ballpark cost range from the report before any site visit is scheduled. The ballpark lets agents and parties determine whether repairs are feasible within the transaction. The $350 on-site diagnostic is what produces the fixed lump-sum number that goes in the repair addendum and lender documentation — not a preliminary range.

Under RCW 18.27, all structural repairs require a registered general contractor. This covers every structural line item on a typical Tacoma inspection report: dry rot and wood rot excision and rebuild, crawl space structural repair, floor joist sistering and replacement, sill plate and rim joist repair, subfloor repair, deck structural work, and exterior framing rot repair. Plumbing findings require a licensed plumber (RCW 18.106). Electrical findings require a licensed electrician (RCW 19.28). We coordinate licensed trade contractors for those findings under GC oversight — one point of contact for the full repair list.

Ballpark range from report: same day. On-site diagnostic: typically 1–3 business days. Fixed-price written proposal: within 48 hours of the diagnostic. Completion: most structural inspection findings in Pierce County run 5–10 business days after scope confirmation, depending on extent. We confirm a hard timeline in writing before any work starts and treat the closing date as a deadline, not a target.

Yes — two structures work here. Most commonly: we complete the work before closing and submit our invoice to escrow, which pays from the seller's proceeds at the closing table. No cash required before closing. On conventional loans where the lender approves it, a post-closing escrow holdback withholds the repair cost from proceeds and releases funds after we deliver documented completion. Either way, the seller pays nothing upfront. Note: FHA and VA loans require physical completion and documentation before the loan funds — neither escrow structure applies to government-backed loans.

Written completion documentation itemized by inspection report line item: scope performed, materials used, WA GC License #APCONL*825QO, and date of completion. Formatted for FHA, VA, and conventional lender requirements. Delivered to agent and escrow the same day the work is finished — not days later. A five-year written structural guarantee is attached to all structural repair scope.

On structural findings, completed repairs consistently produce better outcomes than credits. Credits on structural items are routinely priced by buyers at 2–3× actual repair cost to account for unknowns. A completed repair with licensed GC documentation removes that uncertainty and the inflated credit demand. Additionally, FHA and VA lenders frequently hold loans on structural findings regardless of the credit amount — the lender hold requires documented completion, not money. Repairs kill two problems at once: the negotiation leverage and the lender condition.