Inspection findings that kill transactions are almost always structural — dry rot, crawl space damage, sill plate deterioration, floor joist failure. We fix them on transaction timelines with written repair documentation that satisfies buyers, lenders, and agents. One licensed GC. Fixed price. No surprises at closing.
$350 credited in full toward repair scope when you proceed.
Pre-listing and inspection repairs touch every party in a real estate transaction. We work directly with all of them — on the same fixed-price, documented, licensed-GC standard.
Fix structural findings before they appear on the buyer's inspection report — or respond to post-inspection repair requests with professional documentation that holds the deal together.
Inspection findings on a home you want to buy don't have to kill the deal. We assess the true scope of structural findings and provide a repair-or-credit analysis based on actual cost — not inflated estimates.
We work on transaction timelines, communicate directly with escrow, and deliver repair completion documentation in lender-ready format. Deals that might die on structural findings stay alive with the right contractor response speed.
These are the structural findings that appear most frequently on Tacoma home inspection reports and most often trigger lender holds or deal re-negotiations. All direct GC scope under license #APCONL*825QO — no subcontracting the structural work.
The most common Tacoma inspection finding. Full rot excision, structural rebuild, and moisture source correction — not surface patching that fails re-inspection.
Sagging floors, deteriorated joists, damaged sill plates, and vapor barrier failures. Full structural repair with moisture correction — not cosmetic improvement.
Sistering, partial replacement, or full joist replacement. Soft and bouncy floors — cause identified and structurally corrected, not shimmed and closed in.
Deteriorated sill plates from ground moisture — one of the most common Pierce County structural findings on older homes. Replaced correctly with pressure-treated material and moisture barrier.
Ledger connections, post bases, beam and joist deterioration, and handrail code compliance. Structural repair to code — not cosmetic refinishing that masks the problem.
Delaminated, deteriorated, or soft subfloor from moisture exposure. Full removal and replacement — not coverage with new flooring over a failed substrate.
We coordinate licensed plumbing contractors (RCW 18.106) for inspection findings involving supply lines, drain conditions, and water heater issues. GC manages the full scope.
Licensed electrical contractors (RCW 19.28) coordinated for panel, wiring, and GFCI findings. Documentation produced for lender compliance.
Foundation findings, structural load path concerns, and seismic strap deficiencies — assessed and scoped for lender documentation. We identify what requires a structural engineer referral versus what is direct GC repair scope.
Sellers consistently underestimate what credits actually cost them versus completing the repairs with a licensed contractor. Here is the real comparison on the structural findings we see most frequently in Tacoma transactions.
Send us the inspection report and closing date. We review the structural findings, confirm what is direct GC scope versus coordinated trade work, and deliver a written scope with fixed pricing and a timeline commitment — within 48 hours of the diagnostic. Agents who refer transactions consistently get the same priority response and documentation standard every time.
We built our process around transaction timelines — not contractor convenience. Every step produces a deliverable that moves the transaction forward.
Send the inspection report and closing date to 253-891-9622 or through our contact form. We review the findings and identify what is direct GC scope, what requires trade coordination, and what may need a structural engineer referral — before we schedule anything.
We assess all flagged findings on site — including what the inspector flagged but did not fully scope. Structural findings consistently have more extent than the inspection report shows. We map the real scope before pricing. $350 credited toward repair.
Written repair proposal with fixed lump-sum pricing — not a range. Scope clearly delineated. Timeline commitment for your closing date. Formatted for agent, escrow, and lender review.
We perform GC-direct structural work ourselves and coordinate any licensed trade work under GC oversight. Closing date is treated as a hard deadline. We do not miss it without advance notice and an alternative plan.
Written repair completion documentation — scope performed, materials, GC license number, date of completion — formatted for FHA, VA, and conventional lender requirements. Delivered at job completion, not days later.
Each of these services covers the full scope of the most common Tacoma inspection findings in detail.
We review findings, schedule the diagnostic, and deliver a fixed repair price with a closing-date timeline commitment. Lender-ready documentation at completion. One licensed GC. No surprises.
253-891-9622