Sagging beams, failed floor joists, sill plate rot, compromised load paths. We perform a forensic root-cause diagnostic before we rebuild anything — so the repair is permanent, not a patch over a problem that will return.
$350 credited in full toward your repair when you move forward.
Every one of these symptoms is a structural system communicating that something has failed or is actively failing. None of them resolve on their own. Delay increases repair scope — in most cases significantly.
You feel give when you walk across a specific area. Classic indicator of joist deflection, partial rot, or subfloor delamination.
Marbles roll one direction. Furniture rocks on a flat surface. Visible slope across a room. Load path failure or beam sag.
Floor bounces when you walk near center spans. Joists are under-sized, over-spanned, or have lost cross-bearing connections.
Interior doors that bind seasonally or won't latch year-round can indicate foundation settlement or structural frame movement.
Diagonal cracks at window and door corners, or horizontal cracks in walls, indicate differential movement in the structural frame.
Dark discoloration on joists, soft spots when probed, white or black fungal growth on framing. Active rot requires immediate scope assessment.
Persistent musty smell in the first floor — especially near exterior walls — is fungal activity in the crawl space framing. The source must be found and stopped.
A carrying beam that is visibly bowed, twisted, or separating from its posts is a structural priority. It will not recover on its own.
All structural work below is performed directly by APCON LLC under WA GC License #APCONL*825QO. No subcontractors on structural scope — this is our core trade.
Sagging carrying beams, failed flush beams, undersized spans. We shore, remove, and replace with correctly sized engineered lumber or dimensional stock — with post bearing corrected.
The most efficient structural repair when joists are deflected but not fully compromised. A full-length sister bears the load while restoring the structural plane of your floor.
When rot, pest damage, or physical failure has compromised the full joist depth, sistering is not sufficient. We replace fully — including bearing plate and hardware.
Where the framing meets the foundation. Sill plate rot is among the most common structural failure in Tacoma's moisture climate — and is always repairable.
Point loads need full bearing columns. Rotten or failed posts transfer their failure to the beam above. We replace post and verify the footing beneath before re-loading.
Water damaged, delaminated, or rot-compromised subfloor. We replace only what is actually compromised — with correct adhesive, fastener pattern, and seams over bearing.
We do not enter a repair job with pre-loaded assumptions about scope. Every structural failure has a root cause. Finding it before we open the floor is what separates a permanent repair from a recurring one.
One call or form. We schedule within 3–5 business days for non-emergency structural issues, sooner for active failures. The $350 fee is credited 100% toward your repair.
We access crawl space, probe framing, check bearing conditions, trace moisture paths, and evaluate load transfer. We do not give you an estimate based on a 10-minute walkthrough.
You receive a documented report: what failed, why it failed, what conditions allowed it to fail, and a photo-supported written scope. This document is yours regardless of whether you hire us.
One number. Not a range. Not an estimate. A fixed lump-sum that covers all labor and materials for permanent repair. You approved it before we start.
We pull required permits, execute the structural repair, and document the completed work. Every repair is photograph-documented at each stage — for your records, your insurer, and your future buyer.
After project completion you receive a written 5-year guarantee. Same structural problem from our repair — we return, we fix it, no charge. No paperwork. One call.
Structural repairs fail when the root cause is not addressed. We have seen it — a joist sistered over a wet sill plate that continues to wick moisture, a beam replaced without correcting the drainage that saturated the original post. The repair looks correct. It isn't.
Our process requires that we identify and address the reason the structural failure occurred — the water source, the drainage failure, the inadequate bearing condition — before or concurrent with the structural rebuild. When both are corrected, the failure cannot return.
We back that standard with a written guarantee. If the same structural problem recurs from our repair within five years, we come back and make it right. No paperwork. No runaround. One call.
5-Year Written Guarantee — All Structural RepairsQuestions we hear most often from Tacoma homeowners, agents, and investors.
Structural failures rarely exist in isolation. These services are frequently scoped and executed concurrently.
Every week a structural problem sits unaddressed, the repair scope grows. Book a $350 forensic diagnostic — you get the root cause identified, a written report, and a fixed price to solve it permanently.
253-891-9622