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Tacoma · Pierce County · NWMLS Form 35R · GC #APCONL*825QO

Realtor
Inspection Repair
Tacoma WA

Realtor inspection repair in Tacoma from Pierce County's licensed GC for NWMLS Form 35R and inspection objection repairs. We respond to the inspection report, scope the findings on site, deliver fixed lump-sum pricing typically within three days, and produce lender-ready completion documentation the day the work is done.

  • Form 35R repair response — structural findings direct GC scope
  • Written scope and fixed price typically within three days of diagnostic
  • Closing-date timeline commitment — we treat it as a hard deadline
  • Lender-ready completion documentation at job completion
  • WA GC License APCONL*825QO — 5-year written structural guarantee
Send the Inspection Report 📞 253-891-9622
Agent Entry Point
$350
Forensic Diagnostic · Credited Toward Repairs
  • Inspection report reviewed same day received
  • On-site scope — real extent, not report estimate
  • Fixed pricing delivered typically within three days
  • Closing-date timeline confirmed in writing
  • Lender docs delivered at job completion
  • All structural work under GC license APCONL*825QO
Send Report & Book Diagnostic →
✓ $350 credited in full toward repair contract if project proceeds
Direct Answer

Inspection Repair for Real Estate Transactions in Tacoma, WA — Direct Answer

Transaction repair work means resolving inspection-response (Form 35R) structural items on a closing timeline, with documentation the lender and buyer's agent will accept. 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
Form 35R item scoping, fixed-price transaction repairs, completion documentation, closing-timeline scheduling
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 October 13, 2026

Closing Soon?

House Closing in a Month and the Buyer Asked for Repairs? One Licensed Contractor for the List

Realty Repair Co. (APCON LLC, Washington General Contractor #APCONL*825QO) takes on the repair list from a buyer’s inspection, a Form 35R addendum, or an FHA, VA or conventional lender condition on homes under contract in Tacoma and Pierce County. Structural, rot, framing, carpentry and safety items are performed directly; plumbing, electrical and mechanical items are coordinated with separately licensed Washington contractors and scheduled against the closing date. Send the inspection report, the repair addendum and the closing date to dispatch@realtyrepairco.com or call 253-891-9622.

Performed directly
Dry rot and wood rot, sill plate and rim joist, floor joists and girders, subfloor, crawl space vapor barrier, deck structure, window and door framing rot, handrails and guards, sealed-battery smoke and CO alarms, and other structural or carpentry items on the repair list.
Coordinated trades
Plumbing (RCW 18.106), electrical (RCW 19.28) and mechanical items are performed by separately licensed Washington contractors, scheduled around the same closing date.
Timeline
Diagnostic usually scheduled within one to three business days, with priority for closing deadlines. Written scope and fixed price typically within three days of the visit.
Vacant homes
Most pre-closing repairs happen after the seller has moved out. Access is coordinated through the listing agent; the seller does not need to be present.
Payment at closing
Where the transaction allows it, the repair invoice can be paid from the seller’s proceeds through escrow at closing, under a written escrow authorization signed by every seller on title.
Documentation
Code-referenced completion documentation and before-and-after photos taken from the same angle, so the lender, escrow and buyer can rely on it without a site visit. Permits pulled where required.
Referred out
Painting, cleaning, landscaping, roof covering replacement, pest treatment and mold remediation.
What Real Estate Agents Need to Know

The Form 35R
Repair Response Window

When a buyer submits NWMLS Form 35R citing structural inspection findings, the seller's response window is short and the wrong decision is expensive. Here is the decision framework and where we fit in.

What Is NWMLS Form 35R?

Form 35R — the NWMLS Inspection Addendum — is the Washington State real estate form used to document a buyer's repair requests following a home inspection. Once submitted, the seller must respond within the timeframe specified in the purchase and sale agreement, typically 3–5 business days.

Structural findings on Form 35R — dry rot, crawl space damage, sill plate deterioration, sagging floors, deck structural deficiencies — carry the most transaction risk because a credit cannot always resolve them. FHA and VA lenders may require completed repairs with licensed contractor documentation before the loan closes, regardless of what the parties agree to on the Form 35R response.

We respond to Form 35R structural findings by providing a written scope, fixed pricing, and a timeline commitment — in a format agents and escrow can use immediately.

Seller Option A

Refuse the Request

Buyer typically terminates or re-negotiates from a stronger position. Most structural findings are real — refusing them doesn't make them disappear from the next inspection.

Seller Option B

Offer a Credit

Buyer inflates the credit ask to price in uncertainty. Lender may still require completed repairs before funding regardless of the credit. Risk of lender hold remains open.

Seller Option C — Best Outcome

Complete the Repairs

Licensed GC documentation kills the re-negotiation leverage, clears lender conditions, and closes the transaction on schedule. Net proceeds preserved. Deal stays alive.

What We Fix

Form 35R Structural Findings
We Handle in Tacoma

These are the inspection findings that appear most frequently on Pierce County home inspection reports and generate Form 35R repair requests. All direct GC scope performed under WA GC License APCONL*825QO.

GC Direct

Dry Rot & Wood Rot

Full excision and structural rebuild — sill plates, rim joists, exterior framing, deck framing, window and door surrounds. Not surface patching. Lender-grade documentation included.

GC Direct

Crawl Space Structural

Sagging floors, deteriorated joists, damaged sill plates, post and beam failures. Full structural repair with moisture correction — not cosmetic improvement that re-triggers at next inspection.

GC Direct

Floor Joist Repair

Sistering, partial replacement, or full joist replacement. Soft, bouncy, or sloping floors — root cause identified and structurally resolved, not shimmed and covered over.

GC Direct

Sill Plate & Rim Joist

One of the most common Pierce County structural findings on pre-1980 homes. Replaced with pressure-treated material and moisture barrier — documented to FHA/VA standard.

GC Direct

Deck & Balcony Structural

Ledger connections, post bases, beam and joist rot, handrail deficiencies. Structural repair to current code — not cosmetic refinishing that fails the follow-up inspection.

GC Direct

Subfloor Replacement

Delaminated or deteriorated subfloor from moisture or rot. Full removal and replacement — not coverage with new flooring over a substrate that will fail within 12 months.

GC Direct

Roof Framing & Rafters

Deteriorated rafter tails, fascia framing rot, and structural sheathing damage. Scoped and repaired under GC license with completion documentation.

GC Coordinated

Plumbing & Electrical

Licensed plumbing (RCW 18.106) and electrical contractors (RCW 19.28) coordinated under GC oversight for trade-specific Form 35R findings. GC manages scope, timeline, and lender documentation.

Lender Hold Risk

Foundation & Structural Load

Foundation findings and load-path concerns assessed on site. We identify what is direct GC repair scope versus what requires a licensed structural engineer referral — before pricing anything.

Agent Workflow

Report In.
Scoped. Priced. Closed.

Every step in our process is designed to produce a transaction deliverable — not contractor output that the agent has to translate for escrow.

1

Send the Report — We Sort the Scope Before the Diagnostic

Email the inspection report, Form 35R, and the closing date to dispatch@realtyrepairco.com or call 253-891-9622. We review findings the same day and confirm what is structural GC scope versus specialty-trade work, so agents and parties know who needs to be involved. We do not quote prices from the report; the $350 site visit produces the fixed lump-sum price.

2

$350 On-Site Diagnostic → Fixed Lump-Sum Price

Once parties decide to proceed, we assess every flagged finding on site — including items the inspector noted but did not fully scope. Structural findings in Tacoma homes consistently extend further than inspection reports indicate. We confirm real scope before producing the fixed price. $350 credited in full toward the repair contract.

3

Fixed Lump-Sum Proposal — Within Three Days

Written repair proposal with fixed lump-sum pricing, not a range. Scope clearly delineated. Timeline commitment tied to your closing date. Formatted for immediate use by agent, escrow, and lender.

4

Repairs Completed on Closing Timeline

GC-direct structural work performed by us. Licensed trade subcontractors coordinated under GC oversight for electrical and plumbing findings. Closing date is a hard deadline — we do not miss it without advance notice and an alternative plan.

5

Lender-Ready Documentation — Code-Referenced

Written repair completion report: scope performed, materials, GC license number APCONL*825QO, date of completion, applicable code references, and before-and-after photos taken from the same angle. Formatted for FHA, VA, and conventional lender requirements. Delivered to agent and escrow at completion.

Send the Report Now

$350
Diagnostic · Credited Toward Repairs
  • Inspection report reviewed same day
  • On-site diagnostic — real scope confirmed
  • Fixed lump-sum pricing typically within three days
  • Timeline commitment for closing date
  • Lender docs delivered at job completion
Book a $350 Diagnostic → 📞 253-891-9622
✓ 5-Year Guarantee — All Structural Repair Scope

Repeat Agent Relationships

We work with listing agents, buyer's agents, and transaction coordinators across Tacoma and Pierce County. Agents who refer us consistently receive the same response speed, documentation standard, and timeline commitment on every transaction — not just the first one. Send us the report and closing date. We handle the rest.

Book a Diagnostic
How Agents Use Us

Three Entry Points.
Same Frictionless Process.

The most productive agent relationships we have all started from one of three scenarios. Each has a different trigger, a different timeline, and a different payment structure — but the same deliverable at the end.

NWMLS Form 35R · Post-Inspection

Inspection Findings After Offer

Buyer submits Form 35R citing structural findings. Seller needs a fixed-price scope and timeline before the response deadline. Send the report and closing date — we review the report the same day, confirm what is structural GC scope, then produce a fixed lump-sum after the $350 diagnostic. Documentation formatted for lender and escrow at completion.

Payment: Seller pays before closing · Timeline: Tied to closing date
RCW 64.06 Form 17 · Pre-Listing

Seller Disclosure Before Listing

Washington State's Seller Disclosure Statement (Form 17, RCW 64.06) requires sellers to disclose known material defects. When a listing agent reviews the Form 17 with a seller and structural conditions surface — crawl space issues, soft floors, visible rot — many agents refer for repair before listing rather than disclosing and reducing price. Repairs completed pre-listing remove objections before a buyer inspector finds them.

Payment: Seller pays pre-listing · Timeline: Before listing date
Conventional Transactions · Escrow

Repairs Paid From Closing Proceeds

Two structures work here. Most commonly: we complete the work before closing and submit our invoice to escrow — it gets paid from the seller's proceeds at the table. No cash required before closing. Alternatively, 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 out of pocket before the transaction closes.

Payment: From closing proceeds · No seller cash required upfront
Common Questions

Form 35R & Inspection Repair
Questions We Get From Agents

NWMLS Form 35R is the Inspection Addendum used in Washington State real estate transactions to document a buyer's repair requests following inspection. When a buyer submits Form 35R citing structural findings — dry rot, crawl space damage, sill plate deterioration, sagging floors, deck structural problems — the seller has three options: complete the repairs, offer a credit, or refuse. We respond to Form 35R structural findings by providing written scope, fixed lump-sum pricing, a timeline commitment for closing, and lender-ready completion documentation upon job completion.
We prioritize transactions with defined closing deadlines. After receiving the inspection report and Form 35R, we schedule the $350 on-site diagnostic as quickly as our calendar permits — typically within 1–3 business days. Written scope and fixed pricing is delivered typically within three days of the diagnostic. Repair timeline depends on scope, but most structural inspection findings in Tacoma and Pierce County can be completed within 5–10 business days after scope confirmation.
Yes. Repair completion documentation includes scope performed, materials used, GC license number APCONL*825QO, date of completion, applicable code references, and before-and-after photos taken from the same angle — formatted to satisfy FHA, VA, and conventional lender repair conditions. We deliver documentation at job completion, with code references and before-and-after photos taken from the same angle. Agents and escrow officers receive it at completion.
For structural findings, completed repairs almost always produce a better outcome than credits. A credit leaves the problem unresolved — the buyer's FHA or VA lender may hold the loan regardless of the credit amount. A lender hold on structural findings cannot be resolved with money; it requires completed, documented repairs by a licensed contractor. Separately: buyers consistently inflate credit demands to account for unknowns. A seller who provides completed repairs with written GC documentation removes that uncertainty entirely, which preserves more net proceeds than the equivalent credit.
Direct GC scope under license APCONL*825QO: dry rot and wood rot excision and structural rebuild, crawl space structural repair, floor joist sistering and replacement, sill plate and rim joist repair, subfloor repair and replacement, deck and balcony structural repair, roof framing and rafter repair, exterior structural framing rot repair, and window and door framing replacement. We coordinate licensed plumbing (RCW 18.106) and electrical contractors (RCW 19.28) under GC oversight for trade-specific inspection findings.
Yes. We communicate directly with listing agents, buyer's agents, transaction coordinators, and escrow officers throughout the repair process. We know what format each party needs at each stage of the transaction and we produce documentation in that format. We do not need the agent to relay information — direct communication is faster and reduces the risk of timeline miscommunication.
Yes. Send the inspection report and closing date and we review it the same day. We confirm which findings are structural general-contractor scope and which need a licensed plumber, electrician, or mechanical contractor, so agents and parties know who needs to be involved before the response deadline. We do not quote prices from an inspection report: concealed damage makes report-based numbers unreliable, and a wrong number in a negotiation is worse than none. The $350 on-site diagnostic produces the written findings and the fixed lump-sum price that goes in the repair addendum, lender documentation, and escrow.
Form 17 is Washington State's Seller Disclosure Statement under RCW 64.06 — sellers must complete it before accepting an offer, disclosing known material defects. When a listing agent sits down with a seller to complete Form 17 and structural issues come up — a crawl space the seller knows is wet, floors they know are soft, past water damage — many listing agents refer the seller to us before listing rather than disclosing the condition and pricing down. Repairs completed before listing eliminate the disclosed defect, let the property list clean, and remove the issue from the buyer's inspection entirely.
Yes. Two structures work here. The most common: we complete the work before closing and submit our invoice directly to escrow — it gets paid from the seller's proceeds at the closing table. No cash required from the seller before or during the transaction. Alternatively, on conventional loans where the lender approves it, a post-closing escrow holdback withholds the repair cost from proceeds and releases the funds after we deliver documented completion. Both structures eliminate the need for the seller to come out of pocket before closing. FHA and VA loans are different — on government-backed loans, repairs must be physically completed and documented before the loan funds, and neither escrow structure applies as an alternative.
Related Services

Related Pages

Pre-Listing & Inspection Repair — Tacoma
General seller and buyer inspection repair services — all scopes, all stages of the transaction.
FHA / VA Loan Repair & Documentation — Tacoma
Lender-required structural repairs for FHA and VA appraisal conditions in Pierce County.
Dry Rot Remediation — Tacoma
The most common Pierce County inspection finding — full excision and structural rebuild.
Crawl Space & Floor Joist Repair — Tacoma
Sagging, soft, and bouncy floors — structural root cause repaired, not masked.

Send the Report.
We Handle the Rest.

Email the inspection report and closing date to dispatch@realtyrepairco.com or call 253-891-9622. We review same day, schedule the diagnostic, and deliver fixed pricing typically within three days. Lender-ready documentation included at completion.

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