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Post-Mitigation · Direct GC Work · #APCONL*825QO

Water Damage
Reconstruction
Tacoma WA

Water damage reconstruction in Tacoma is the post-mitigation structural rebuild — not the extraction-and-drying phase. After the mitigation crew dries the structure, we perform the full rebuild: damaged framing, subfloor, wall assemblies, and moisture barriers. Fixed lump-sum pricing, lender-ready documentation, and a 5-year structural guarantee. If you need a water damage restoration contractor in Tacoma or Pierce County, this is the scope we specialize in — the reconstruction phase after mitigation is complete.

  • Post-mitigation structural diagnostic — map full damage after drying
  • Framing, subfloor & wall assembly reconstruction — direct GC work
  • Moisture barriers installed correctly — not rebuilt over wet framing
  • Insurance documentation — timestamped, adjuster-ready
  • Fixed lump-sum pricing — no scope creep after demo
  • 5-year guarantee on all structural reconstruction
Book Post-Mitigation Diagnostic 📞 253-891-9622
Start Here
$350
Post-Mitigation Structural Diagnostic
  • Full structural damage mapping after drying
  • Hidden damage assessment — inside walls & subfloor
  • Moisture barrier condition documented
  • Insurance-ready written findings
  • Fixed lump-sum reconstruction proposal
Schedule Diagnostic →

$350 credited in full toward reconstruction when you move forward.

Direct Answer

Water Damage Reconstruction in Tacoma, WA — Direct Answer

Water damage reconstruction is the rebuild phase after a leak or flood has been dried out — replacing framing, subfloor, sheathing and finishes that were removed or destroyed. It is not drying or mitigation, which is a separate trade. 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
structural framing replacement, subfloor and sheathing rebuild, drywall reinstatement, insurance-documented scope
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

Two Scopes. Two Contractors. One Sequence.

Where Mitigation Ends
and Reconstruction Begins

Most homeowners don't know that water damage involves two entirely separate contractor scopes. Understanding the distinction protects you from rebuilding over wet framing — the single most common and costly post-water-event construction failure.

Mitigation Contractor
01

Extraction & Drying

Water extraction, structural drying, dehumidification, air movement. Mitigation ends when the structure is certified dry by moisture meter readings. This is not reconstruction. No structural framing is replaced in this phase.

Mitigation Contractor
02

Dry Certification

Written documentation of dry readings at all affected framing points. This document is required before reconstruction begins. Do not allow reconstruction to start without dry certification. Rebuilding over wet framing creates mold behind new finishes.

Our Scope — GC Direct
03

Structural Reconstruction

We begin here. Full structural rebuild — damaged framing replaced, subfloor restored, moisture barriers installed, wall assemblies rebuilt, finish work completed. Fixed lump-sum. 5-year guarantee. Insurance documentation produced.

Scope of Reconstruction

What We Rebuild —
Every Affected System

Water damage affects multiple building systems concurrently. We assess and rebuild all of them in a single coordinated scope — not as sequential separate projects. Homeowners searching for a water damage repair near me, reconstruction company near me, or home restoration contractor in Tacoma will find we are the only licensed GC in this market who handles the full post-mitigation structural scope under one fixed-price contract.

⚠️

Hidden damage rule: Water damage that appears localized at the surface is almost always more extensive inside wall cavities, below subfloor, and in the crawl space. Our post-mitigation diagnostic maps the full structural extent — including what didn't show up on the mitigation report — before we finalize the reconstruction scope.

Structural Framing Rebuild

Water-saturated framing that was not fully dried — or that experienced prolonged exposure before mitigation — loses structural integrity and must be replaced, not dried in place.

  • Wall stud replacement where saturation is confirmed
  • Floor joist replacement or sistering as required
  • Ceiling joist assessment and replacement
  • Sill plate and rim joist concurrent assessment
  • Structural sheathing replacement
  • Load path verification after rebuild

Subfloor Reconstruction

Subfloor delamination from water saturation is one of the most frequently underestimated damage items. We probe and assess the full extent — not just the visible wet zone — before scoping replacement.

  • Full delamination mapping before scope finalized
  • Tongue-and-groove subfloor replacement
  • Adhesive and fastener pattern per manufacturer spec
  • Transition management at adjacent floor sections
  • Underlayment re-integration for finish floor
  • Crawl space moisture barrier repair concurrent

Wall Assembly Rebuild

Wall cavities affected by water intrusion require full rebuild — insulation removal and replacement, vapor barrier re-installation, and drywall replacement after framing is confirmed dry and structurally sound.

  • Wet insulation removal — full cavity clearance
  • Framing inspection and replacement as needed
  • Vapor barrier and house wrap re-installation
  • New insulation to current R-value spec
  • Drywall installation — moisture-resistant where required
  • Tape, mud, and texture matching

Moisture Barrier Systems

Post-water-event reconstruction is the correct time to install or upgrade moisture barrier systems — they go in during the open-wall phase, before new finishes close everything in.

  • Crawl space vapor barrier replacement or upgrade
  • Wall cavity vapor retarder installation
  • Subfloor moisture protection at reinstall
  • Flashing and drainage correction where applicable

Insurance Documentation

Insurance claims live and die on documentation quality. We build the factual record from the first hour on site — not reconstructed after the fact from memory or incomplete photos.

  • Timestamped photos at all damage locations
  • Pre- and post-drying comparison documentation
  • Structural damage assessment with cause identification
  • Scope of repair — formatted for adjuster submission
  • Contractor license verification included
  • Retained in permanent project file

Finish Restoration

Once structural scope is complete, we coordinate or perform finish work — returning the space to pre-loss condition or better, with all materials documented for your insurance scope.

  • Paint — color and sheen matching
  • Trim and base reinstallation
  • Door and window reinstallation
  • Flooring reinstallation coordination
  • Cabinet reinstallation where affected
  • Pre-loss condition restoration documented
Our Process

Diagnostic First.
Fixed Price. Then Build.

Reconstruction scoped from a mitigation report alone consistently underestimates actual damage. Hidden framing damage only fully reveals itself after drying. We diagnose after drying — not before — and we price from that assessment.

1

Confirm Dry Certification from Mitigation

Before we schedule the post-mitigation diagnostic, confirm your mitigation contractor has issued written dry certification with moisture readings. Do not start reconstruction without this document.

2

Book the $350 Post-Mitigation Diagnostic

We assess all water-affected areas after drying is complete. Full framing inspection, subfloor probing, wall cavity assessment, crawl space evaluation. We find what the mitigation report missed — and there is almost always something. Why we charge for diagnostics →

3

Written Findings + Fixed Lump-Sum

You receive a complete written damage assessment with photo documentation and a single fixed lump-sum reconstruction price covering all structural scope. Insurance-formatted. No ranges that expand after demo begins.

4

Structural Reconstruction

We rebuild in the correct sequence — framing and structural work first, moisture barriers installed during open-wall phase, then insulation, then sheathing and drywall, then finish work. Each phase documented before the next begins.

5

Insurance Claim Support

We produce a complete project documentation package — scope, materials, labor, before-and-after photos — formatted for your insurance adjuster. We provide this as a standard deliverable on every insurance-involved reconstruction project.

6

5-Year Structural Guarantee

All structural reconstruction is guaranteed for 5 years. Same structural failure from our work within five years — we return and correct it at no charge. No paperwork. One call.

Book Your Diagnostic

$350
Post-Mitigation Diagnostic · Credited Toward Reconstruction
  • Full structural damage mapping
  • Hidden damage assessment — walls & subfloor
  • Crawl space evaluation concurrent
  • Insurance-ready written findings
  • Fixed lump-sum reconstruction price
  • $350 credited 100% toward reconstruction
Schedule Diagnostic → 📞 253-891-9622
✓ 5-Year Written Guarantee — All Structural Reconstruction
Fixed Once.
Fixed Right.
Fixed for Good.

Post-water reconstruction fails for one reason: wet framing was enclosed before it was fully dry, or damaged framing was rebuilt over rather than replaced. Both failures produce mold, rot, and structural deterioration behind the new finishes — typically discovered at the next inspection, sale, or insurance claim.

Our reconstruction sequence does not allow either failure mode. Dry certification is required before we start. All damaged framing is replaced — not dried in place if structural integrity is compromised. Moisture barriers are installed during the open-wall phase — not skipped because they add cost. Structural scope is documented before close-in.

We guarantee the structural work for five years. Same structural failure from our reconstruction within five years — we come back, correct it, no charge. No paperwork. No runaround. One call.

5-Year Written Guarantee — All Water Damage Reconstruction
Common Questions

Water Damage Reconstruction
FAQ

Water damage restoration is the mitigation phase — extraction, drying, and dehumidification. Reconstruction is the structural rebuild that follows once drying is complete and certified. These are separate scopes performed by different contractors. Many mitigation companies offer reconstruction as an add-on, but you are not obligated to use them. We specialize in the reconstruction phase and frequently take over projects where mitigation was done by another company.
Wait until your mitigation contractor issues written dry certification — documented moisture meter readings at all affected framing points confirming the structure has reached acceptable moisture content levels. This typically takes 3–7 days for minor events and 10–21 days for major ones. Do not allow reconstruction to begin without this document. Rebuilding over wet framing is the single most common post-water-event construction failure — it traps moisture behind new finishes and produces mold.
Cost depends entirely on the extent of structural damage. Minor framing and subfloor repairs typically run $4,000–$6,000. Room-level reconstruction — full wall, floor, and ceiling rebuild — typically runs $8,000–$25,000. Whole-floor events with structural framing damage run $20,000 and above. Our $350 post-mitigation diagnostic maps the full structural damage extent after drying and delivers a fixed lump-sum price. Concealed conditions found after demo are handled only by signed written change order.
Coverage depends on the cause of the water event. Sudden and accidental events — burst pipes, appliance failures, roof intrusion from storm damage — are typically covered under standard homeowners policies. Gradual leaks, maintenance-related failures, and external flooding are frequently excluded. We produce insurance-formatted documentation on every project. We are not a public adjuster, but our documentation gives your adjuster a complete, professionally formatted factual record that typically results in faster and more accurate settlement.
No. You have the right to select your own reconstruction contractor regardless of who performed mitigation. You are not obligated to use your mitigation company's reconstruction services even if they pressure you otherwise. Your insurance policy gives you the right to competitive bidding on reconstruction scope. We take over post-mitigation reconstruction projects frequently and work directly with your insurance adjuster using our own documentation.
Often Combined With

Related Services

Water damage reconstruction frequently uncovers or involves these adjacent scopes.

Pre-Listing & Inspection Repairs

Water damage discovered at point of sale. Fast scope, written documentation, and execution to keep your transaction on track.

View Service →

Crawl Space & Floor Joist Repair

Water events frequently cause crawl space damage invisible at the surface. Concurrent assessment and repair prevents secondary failure.

View Service →

Dry Rot Remediation

Extended moisture exposure activates fungal decay. When rot is found during post-mitigation assessment, we excise and rebuild in the same scope.

View Service →

Mitigation Complete.
Time to Rebuild.

Once your structure is dry-certified, do not wait. Every day without reconstruction is a day with exposed framing, open cavities, and an incomplete insurance claim. If you need a water damage contractor near me, property restoration near me, or water damage restoration near me in Tacoma or Pierce County, book the $350 post-mitigation diagnostic and get a fixed price to finish the job correctly.

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