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 within 48 hours, and produce lender-ready completion documentation the day the work is done.
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.
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.
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.
Full excision and structural rebuild — sill plates, rim joists, exterior framing, deck framing, window and door surrounds. Not surface patching. Lender-grade documentation included.
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.
Sistering, partial replacement, or full joist replacement. Soft, bouncy, or sloping floors — root cause identified and structurally resolved, not shimmed and covered over.
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.
Ledger connections, post bases, beam and joist rot, handrail deficiencies. Structural repair to current code — not cosmetic refinishing that fails the follow-up inspection.
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.
Deteriorated rafter tails, fascia framing rot, and structural sheathing damage. Scoped and repaired under GC license with completion documentation.
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.
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.
Every step in our process is designed to produce a transaction deliverable — not contractor output that the agent has to translate for escrow.
Email the inspection report, Form 35R, and the closing date to [email protected] or call 253-891-9622. We review findings same day and confirm whether the scope is direct GC work, coordinated trade work, or requires a structural engineer referral.
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 the inspection report indicates. We establish real scope before pricing anything. $350 credited toward repair.
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.
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.
Written repair completion report: scope performed, materials, GC license number APCONL*825QO, and date of completion. Formatted for FHA, VA, and conventional lender requirements. Delivered to agent and escrow same day the work is finished.
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.
Email the inspection report and closing date to [email protected] or call 253-891-9622. We review same day, schedule the diagnostic, and deliver fixed pricing within 48 hours. Lender-ready documentation included at completion.
253-891-9622