What is the difference between window replacement and window framing rot repair in Gig Harbor?

Window replacement is the installation of a new window unit into an existing rough opening. Window framing rot repair addresses the structural members that form that rough opening — the header, jack studs, king studs, and rough sill. A window installer measures the existing opening, orders a unit, and installs it. They do not assess whether the header spanning that opening has lost structural fiber integrity to decay, or whether the jack studs carrying the header load have softened, or whether the rough sill at the bottom of the opening is pulling away from the framing. In Washington State, replacing structural rough opening framing members is general contracting under RCW 18.27 — it is not window installation scope. Our $350 forensic diagnostic identifies exactly which framing members behind the window unit are compromised before any repair scope is written.

How does a window installer miss rotted framing during a replacement project?

A window installer's scope is the unit itself — the glass, frame, and hardware. When they arrive to replace a window, they measure the rough opening from inside, confirm the new unit dimensions, pull the old window out, slide the new one in, and seal the exterior. They are not assessing the header above the opening for fiber integrity, probing the jack studs for moisture content, or inspecting the rough sill condition behind the sill trim. On Gig Harbor homes where failed flashing has been channeling water into the rough opening framing for years, a window replacement installs a new unit into a structurally compromised cavity — and the decay behind the new window continues to advance, concealed by the new installation.

Is a load-bearing wall header that has rotted a serious structural issue?

Yes — a load-bearing wall header that has lost structural fiber integrity to decay is one of the highest-consequence framing failures in a residential building. The header spans the rough opening and carries the gravity load of the structure above — floor joists, roof rafters, or upper wall framing, depending on location. When header fiber integrity is compromised by decay, that load path is degraded. Replacing a load-bearing header requires temporary shoring of the structure above the opening before the compromised member is removed — it cannot be swapped out while the wall carries load. This is structural general contracting under RCW 18.27. It is not a window installation task.

A Gig Harbor inspector flagged rotted window or door framing — what does that mean for my sale?

A structural framing deficiency notation on the NWMLS Form 35R is not closed by a window replacement invoice. It requires a licensed GC repair record specifying which structural members were replaced, the material specification, the permit record and inspection sign-off, and a written structural guarantee. At Gig Harbor's median near $930,000, a structural finding will be used by the buyer's agent to support a price reduction or repair credit demand. Our $350 diagnostic converts the inspector's notation into a written scope and fixed-price proposal — typically within 48 hours — fast enough to address within most inspection contingency windows. A completed repair documented with a written guarantee from APCON LLC (WA GC License #APCONL*825QO) closes the finding for disclosure purposes under RCW 64.06.013.

What are the signs that window or door framing has structural rot behind the unit?

Surface signs include: soft or spongy wall material adjacent to the window or door frame, visible staining on interior trim or drywall at the window corners or sill, window or door that has shifted out of square or no longer operates smoothly, exterior trim that is pulling away from the siding, and visible decay at the sill extension where the window or door unit meets the exterior wall. However, the most common presentation on Gig Harbor homes is no surface sign at all — the decay is contained within the wall cavity, advancing through the framing members while the interior and exterior finishes remain intact. Our diagnostic uses probe testing and moisture metering at the rough opening perimeter, not visual inspection of finished surfaces.

🚨 Tacoma & Pierce County — 253-891-9622 | $350 Credited Diagnostic · Fixed Once. Fixed Right. Fixed for Good.

Realty Repair Co.

Gig Harbor — Pierce County, WA

Window & Door Framing
Rot Repair — Gig Harbor

A window installer replaces the unit. They measure the existing rough opening, order the new window, slide it in, and seal the exterior. What they do not do — and in Washington State cannot do under RCW 18.27 — is replace the rotted header spanning that opening, the decayed jack studs carrying the header load, or the compromised rough sill behind the new unit. When a Gig Harbor inspection report flags structural rough opening framing deterioration, that is a general contracting scope. Realty Repair Co. repairs the framing behind the window, under Washington State General Contractor License #APCONL*825QO. Forensic diagnostic. Written scope. Lump-sum fixed price. Five-year written structural guarantee.

WA GC License #APCONL*825QO 5-Year Structural Guarantee Header · Jack Stud · Rough Sill · King Stud Door Threshold & Sill Plate Decay

$350

Forensic Structural Diagnostic — Credited 100% Toward Repair If You Proceed

No Free Estimates Written Scope Delivered Lump-Sum Fixed Price Licensed GC On-Site

The $350 diagnostic covers the full rough opening framing system at each flagged window or door — header fiber integrity and span adequacy for wall classification, jack stud and king stud condition at bearing points, rough sill moisture content and structural contact, adjacent wall sheathing condition at the rough opening perimeter, and door sill plate condition at grade-level entries. Probe testing and moisture metering at all flagged zones. Structural load classification of the wall determined during diagnostic — this determines whether temporary shoring is required before header replacement and whether a building permit is required. Written scope with member-by-member findings delivered before any demolition begins. The $350 credits 100% to the repair contract if you proceed.

The Gig Harbor Window & Door Framing Problem

The New Window Looks Perfect. The Framing Behind It Has Been Rotting for Years.

Gig Harbor's residential housing stock — built primarily between 1975 and 2005 — carries two specific vulnerabilities that make window and door rough opening framing decay both common and consistently underdiagnosed. First: the housewrap and flashing systems used on most of that era's construction predate current moisture management standards. Improper flashing sequencing at window and door rough openings — a deficiency identified in energy audits and building science research across Pacific Northwest housing stock — channels water directly behind the window unit with every driving rain event, saturating the rough opening framing silently within the wall cavity. Second: the large-format wood window frames common in Gig Harbor's estate and waterfront properties decay at the sill and jamb intersection, a wood-to-wall contact zone that retains moisture and transfers it into the adjacent framing long before the window unit itself shows visible distress.

The window replacement industry is built around unit turnover — a new vinyl or fiberglass unit sliding into the existing rough opening, sealed at the exterior, interior trim reinstalled, job complete. This model is appropriate when the rough opening framing is structurally sound. On Gig Harbor's pre-2000 housing stock, where failed flashing has been loading rough opening framing with water for 20 to 30 years, it is a cosmetic fix that installs a new product over an actively deteriorating structural substrate and conceals the problem behind it.

The Load-Bearing Header Risk: Not every rough opening header is a critical structural member. But on load-bearing walls — the exterior walls and interior walls that carry floor or roof loads down through the framing — the header spanning the rough opening is a structural beam. When that header loses fiber integrity to decay, the load path through that wall section is compromised. Replacing a load-bearing header requires temporary shoring of the structure above the opening before the rotted member can be safely removed. This is structural general contracting under RCW 18.27. It cannot be performed by a window installer, and it cannot be skipped because the new window looks level and the trim went back on clean.

~$930K

Gig Harbor median home price (Jan 2026) — structural rough opening framing rot is a material defect requiring disclosure under RCW 64.06.013

1975–2005

Primary Gig Harbor construction wave — most homes in active resale carry 20–50 year old flashing systems that predate current moisture management standards

19%

Wood moisture content threshold at which fungal decay activates — consistently exceeded in rough opening cavities with failed flashing on Gig Harbor's sustained-wet-season peninsula

57 days

Average Gig Harbor days on market (Redfin 2026) — a structural framing finding on Form 35R during a 10-day inspection window creates active transaction pressure

How Moisture Reaches the Framing on Gig Harbor Homes

Four Entry Paths — All Leading to the Same Structural Zone

Rough opening framing decay in Gig Harbor arrives through four distinct moisture pathways. Each targets specific members of the rough opening assembly, presents differently on an inspection report, and requires a different diagnostic approach. All four are addressed by the same structural GC repair process — and none of them are detectable by a window installer measuring for a replacement unit.

Moisture Path 01

Failed Flashing at the Window-to-Wall Interface

Improper flashing sequencing at the rough opening — the dominant installation pattern on Gig Harbor homes built before current housewrap and window flashing standards were codified — directs water from the window unit into the rough opening cavity rather than out and away from it. On a home receiving 40-plus inches of rainfall annually, this is not a slow-developing problem. A flashing failure at a window unit loads the rough opening framing continuously across every wet season. The header above absorbs moisture at its bearing ends; the jack studs soften at the bottom plate connection; the rough sill saturates at the window contact surface. None of this is detectable from the finished interior or from the exterior during a visual inspection.

Moisture Path 02

Wood Window Frame Sill and Jamb Decay

Large-format wood windows — a defining feature of Gig Harbor's 1975–1995 estate and waterfront architecture — decay at the intersection of the wood sill and the exterior wall surface. The painted wood sill sits in direct contact with the rough opening framing at a horizontal surface where water pools. When the paint film fails, the end-grain wood absorbs moisture and transfers it into the jack stud and rough sill framing below. On Gig Harbor's coastal lots, the combination of sustained humidity, salt aerosol, and north-facing shade conditions that prevent drying accelerates this failure pattern significantly compared to inland housing stock. By the time the wood window sill shows visible paint failure or soft spots, the framing below has typically been compromised for 2 to 5 years.

Moisture Path 03

Door Threshold Failure at Grade-Level Entries

Grade-level entry doors — particularly on the water-facing or weather-exposed elevations of Gig Harbor hillside properties — accumulate driven rain, wind-borne moisture, and runoff at the threshold zone. When the threshold seal fails and the door sill plate below is untreated lumber in direct contact with the concrete or grade surface, moisture absorption begins at the end grain of the king studs flanking the opening, the door sill plate running beneath the threshold, and the bottom of the jack studs. Sill plate rot at door openings advances laterally into the adjacent wall framing — it is not isolated to the door's rough opening, and its full extent cannot be determined without probe testing the wall framing adjacent to the opening on both sides.

Moisture Path 04

Eave-Line Moisture Migration Into Adjacent Window Openings

On Gig Harbor homes where rafter tail decay and failed fascia allow water to run down the wall sheathing from the eave line, upper-floor and top-of-wall window rough openings are the first interior structural zone the moisture reaches. Water that enters at the eave line travels behind the wall sheathing or through gaps in the housewrap, and concentrates at the header of the window opening directly below — a moisture accumulation point created by the geometry of the rough opening itself. This is the mechanism that links roof framing decay and window framing decay as concurrent findings on the same wall elevation, and why a diagnostic that addresses only one without evaluating the other will miss concurrent damage sharing the same moisture source.

Forensic Diagnostic Output

Member-by-Member Assessment — What the Rough Opening Framing Evaluation Covers

A structural rough opening assessment is not a window condition inspection. Every member forming the rough opening — and the adjacent wall framing that carries its load — is assessed for its specific failure mode, its load classification, and its repair or replacement threshold. This is the level of evaluation a licensed GC performs before any structural rough opening framing repair can be accurately scoped.

Structural Member	Load Classification	Failure Mode in Gig Harbor Climate	Diagnostic Method & Repair Threshold
Header Horizontal beam spanning the rough opening; carries gravity load in load-bearing walls	Critical — Load-Bearing Walls	Moisture accumulation at header bearing ends where the header bears on the jack studs — the geometry of the rough opening traps water at these contact points. In load-bearing walls, header decay directly compromises the gravity load path. Failed flashing above the rough opening concentrates water at the header top surface. Decay advances from bearing ends inward; structural fiber loss precedes visible surface distress by months to years.	Probe testing at both bearing ends and at mid-span where accessible. Moisture metering at header faces. Wall load classification confirmed before any repair scope is written — load-bearing headers require temporary shoring during replacement. Replacement specified to IRC Table R602.7 header sizing requirements for wall load classification and opening span.
Jack Studs (Trimmers) Vertical members flanking the opening; carry header load to bottom plate	Primary Structure	End-grain moisture absorption at bottom plate contact zone — the jack stud bottom is a cut end-grain face in direct proximity to the rough sill and bottom plate moisture accumulation zone. Failed flashing or door threshold decay loads the jack stud base continuously. Decay at the jack stud base reduces the effective bearing length of the member carrying header load — a connection failure that is undetectable without probe testing at the base of each jack.	Probe testing at bottom plate contact zone and at any moisture-stained zones on the jack stud face. Replacement required where base fiber integrity is compromised below the threshold for bearing under header load. New jack studs installed with proper dimensional sizing to match existing header bearing length per IRC R602.3.
King Studs Full-height studs flanking the rough opening on both sides; provide lateral stability and nailing base	Primary Structure	King stud decay at the base is a common accompaniment to door sill plate failure — the king stud terminates at the bottom plate adjacent to the door threshold zone and absorbs moisture by capillary action from the saturated bottom plate and sill. On window openings, king stud decay at mid-height results from water migration through failed housewrap adjacent to the rough opening, producing a decay zone that is entirely within the wall cavity and invisible without opening the wall.	Probe testing at base and at any zone adjacent to a known flashing failure location. King studs that carry significant shear load in a shear wall assembly require special attention to replacement sequencing. Full-height replacement specified where decay extent exceeds structural threshold.
Rough Sill Horizontal member at the base of the window rough opening; window unit bearing surface	Hidden Failure	The rough sill sits at the bottom of the window rough opening, directly behind the window unit's sill flange. Moisture from failed flashing or wood window sill decay accumulates on the rough sill's top surface — a horizontal wood face in sustained contact with water infiltrating the rough opening. Decay at the rough sill is entirely hidden behind the window unit and is detectable only after the window unit is removed. A visual inspection with the window in place cannot assess rough sill condition.	Rough sill condition assessed only after window unit removal is authorized as part of the diagnostic scope. Probe testing at accessible edges. Replacement required where decay has progressed through the bearing surface. New rough sill installed with pressure-treated lumber per IRC R317.1 requirements for wood in contact with moisture-prone surfaces, and sill pan flashing installed as part of the structural repair scope.
Door Sill Plate Bottom plate at door rough opening; threshold bearing surface; grade-level entries only	Critical — Grade-Level Entries	At grade-level doors, the sill plate below the threshold is the first framing member to receive moisture from threshold seal failure, concrete slab moisture migration, and driven rain at the entry zone. Sill plate rot at door openings is not isolated — it migrates laterally into the bottom plate of the adjacent wall framing on both sides of the opening, potentially compromising 4 to 8 feet of wall bottom plate beyond the visual edge of the door frame. Extent cannot be determined without direct probe testing of the bottom plate adjacent to the door opening.	Probe testing of sill plate and adjacent bottom plate extending outward from the rough opening on both sides until solid wood is confirmed. Replacement specified with pressure-treated lumber per IRC R317.1. Lateral extent of replacement mapped from diagnostic findings before any scope is written — this is the member type most likely to require scope expansion beyond the visible rough opening perimeter.
Adjacent Wall Sheathing OSB or plywood sheathing panels immediately flanking the rough opening	Concurrent Damage Zone	Failed window flashing that has loaded the rough opening framing also saturates the adjacent wall sheathing panels in the water infiltration zone. OSB sheathing edge-swells permanently on moisture contact, degrading fastener withdrawal capacity and the sheathing's contribution to lateral wall shear resistance. Sheathing damage adjacent to rough openings is frequently more extensive than the framing damage it accompanies — the sheathing absorbs the water volume that the framing was also receiving, and its failure is broader and more diffuse.	Moisture metering at sheathing panels adjacent to rough opening perimeter. Panel replacement where saturation damage is confirmed. New panels installed and integrated with housewrap flashing system to eliminate the moisture infiltration pathway that produced the original framing decay. Sheathing replacement coordinated with siding reinstallation — not referred out, coordinated as part of the structural repair scope.

The Critical Scope Distinction

Why a Window Installer Cannot Close a Structural Framing Finding

When a Gig Harbor home inspector writes "rotted window framing," "deteriorated rough opening," or "structural decay at door frame" on the NWMLS Form 35R, that finding cannot be closed by a window replacement invoice. Here is the specific reason that distinction matters — in the transaction, in the disclosure, and in the structural condition of the building.

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Licensing Scope Under RCW 18.27

Replacing structural rough opening framing members — headers, jack studs, king studs, rough sills, and door sill plates — is general contracting under Washington State RCW 18.27 and WAC 296-200A-016(23). A window installation company can legally install and replace window units and door assemblies. They cannot legally perform or supervise the structural framing repair behind those units. An invoice from a window company for "framing repair" performed during window replacement does not constitute a licensed GC structural repair record for seller disclosure or buyer inspection response purposes.

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The New Window Conceals the Deficiency — It Does Not Fix It

A window replacement installs a new unit into an existing rough opening. If that rough opening has rotted framing, the new window is now installed into a structurally compromised cavity. The new unit seals the exterior, the interior trim goes back on, and the rough opening framing continues to decay behind the installation — concealed from any future visual inspection until the next window replacement cycle, the next sale, or the decay advances far enough to produce visible interior staining or structural distress. The Form 35R finding remains open. The disclosure liability under RCW 64.06.013 is not extinguished by a window replacement invoice.

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Decay Extent Cannot Be Determined Without Opening the Wall

A window installer measuring for a replacement unit does not remove the window, probe the rough opening framing, or assess the header bearing condition. They measure the opening dimensions and order the unit. The actual extent of rough opening framing decay — which member is compromised, how deep the decay has progressed, whether the header is in a load-bearing wall requiring temporary shoring — cannot be determined without diagnostic work that precedes and informs the repair scope. Our $350 diagnostic maps the full structural condition of every rough opening flagged before the first proposal number is written.

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Only a GC Repair Record Closes the Form 35R

A structural framing finding on the NWMLS Form 35R is closed for disclosure purposes by a licensed GC repair record — a written document specifying which structural members were replaced, the material specification, the permit record and Pierce County inspection sign-off, and a written structural guarantee. APCON LLC (WA GC License #APCONL*825QO) issues this documentation at project completion. At Gig Harbor's $930K median, this document converts an open inspection finding into a closed item with documentation appropriate for seller disclosure and buyer lender review.

How Window Replacement and Structural Framing Repair Work Together

Window replacement and structural rough opening framing repair are complementary scopes — they are not the same work, and they are not performed by the same contractor. The correct sequencing on a Gig Harbor home with both a framing deficiency and windows due for replacement: APCON LLC performs the structural framing assessment and repair first — headers, jack studs, rough sills, adjacent sheathing, and sill pan flashing, all to current code. Once the structural framing is replaced and the rough opening cavity is structurally sound, your window installer proceeds with unit installation into a verified substrate. The window warranty is valid. The structural repair record closes the Form 35R finding. Both scopes are complete.

APCON LLC does not install window units or door assemblies. We coordinate directly with your selected window contractor to sequence the scopes correctly — this coordination is a standard part of the structural repair proposal on any project where window replacement is also planned.

How It Works

Four Steps From Inspection Finding to Structural Record

$350 Forensic Diagnostic

Licensed GC assesses every rough opening flagged — header fiber integrity and wall load classification, jack stud and king stud condition at bearing and base contact zones, rough sill moisture content where accessible, door sill plate and adjacent bottom plate extent, adjacent sheathing condition at the rough opening perimeter. Probe testing and moisture metering at all flagged zones. Wall load classification determines permit requirement and shoring sequence. Written findings with member-by-member condition assessment before any demolition is authorized. The $350 credits 100% to repair if you proceed.

Fixed-Price Scope Within 48 Hours

Lump-sum proposal covering every compromised member identified in the diagnostic. Load-bearing header replacement with temporary shoring where required. Jack stud, king stud, rough sill, and door sill plate replacement to IRC specification. Adjacent sheathing replacement and housewrap flashing integration at the rough opening perimeter. Permit application submitted concurrently with proposal delivery for qualifying load-bearing wall scopes. No open-ended estimates. No change orders for conditions already observed and documented during diagnostic.

Structural Repair Under WA GC License

Load-bearing headers replaced under temporary shoring per structural repair protocol. All framing members replaced to current IRC R602 dimensional lumber specifications and header sizing per IRC Table R602.7. Rough sills installed with pressure-treated lumber per IRC R317.1. Sill pan flashing installed at all window rough openings as part of the structural repair scope. Adjacent sheathing replaced and integrated with housewrap flashing system. Window installer coordinates unit installation after framing passes structural inspection. Permit inspection coordinated with Pierce County Building Department where required.

5-Year Written Structural Guarantee

Every rough opening framing repair carries a five-year written structural guarantee from APCON LLC, WA GC License #APCONL*825QO. The guarantee specifies each repaired member by location and material specification, references the permit number and inspection record, and is issued at project completion. This document closes the structural framing finding on the NWMLS Form 35R and is appropriate for inclusion in seller disclosures under RCW 64.06.013 at Gig Harbor's $930K+ price point. Fully transferable to subsequent property owners.

5-YEAR STRUCTURAL GUARANTEE
All window and door rough opening framing repair performed by Realty Repair Co. (APCON LLC, WA GC License #APCONL*825QO) carries a five-year written guarantee against structural failure of all replaced framing members, sill plates, and adjacent sheathing. Issued at project completion with permit number and inspection record attached where applicable. Specifies each repaired member by location, material specification, and wall load classification. Fully transferable to subsequent property owners. Appropriate for inclusion in NWMLS Form 17 seller disclosures and as an exhibit to Form 35R repair addendum responses.

Related Services

Rough Opening Rot Does Not Arrive in Isolation

The moisture pathways that reach window and door rough opening framing on Gig Harbor homes do not stop at the rough opening boundary. Water infiltrating at a failed window flashing system continues down the wall sheathing toward the mudsill. Water entering at a door threshold loads the bottom plate across the full wall section. The diagnostic that maps rough opening framing condition also maps the concurrent damage these moisture paths are producing in adjacent structural zones.

Dry Rot & Wood Rot Remediation

Rough opening framing decay is a localized presentation of the broader dry rot mechanism active in the same moisture zone. Our dry rot remediation service treats the wall framing adjacent to replaced rough opening members — eliminating the active fungal spore load before new structural lumber is installed alongside compromised but retained framing in the same wall cavity.

Mudsill & Sill Plate Replacement

Door sill plate decay that migrates laterally into the wall bottom plate also migrates down to the mudsill at the foundation perimeter on the same wall. Our mudsill replacement in Gig Harbor is frequently scoped concurrently with door framing repair when the diagnostic confirms the moisture pathway has reached the foundation sill.

Roof Framing & Rafter Repair

Upper-floor window rough opening decay that arrives via the eave-line moisture migration pathway shares its moisture source with rafter tail and sheathing decay at the same wall elevation. Our roof framing and rafter repair in Gig Harbor addresses the structural zone above the window line — concurrent damage confirmed on the same diagnostic visit and scoped in a single coordinated repair.

Also serving Gig Harbor Peninsula homeowners with window and door framing rot repair in Tacoma and pre-listing inspection repair coordination across Pierce County and the South Sound.

Frequently Asked Questions

Window & Door Framing Repair in Gig Harbor — Answered Directly

Window replacement installs a new unit into the existing rough opening. Window framing rot repair replaces the structural members forming that rough opening — the header, jack studs, king studs, and rough sill. In Washington State, replacing structural rough opening framing is general contracting under RCW 18.27 — it is not window installation scope. A window company cannot legally perform or supervise this work, and a window replacement invoice does not constitute a licensed GC structural repair record for Form 35R response or seller disclosure purposes.

A window installer's scope begins and ends with the unit. They measure the rough opening from the interior, confirm dimensions, remove the old window, install the new one, and seal the exterior. They are not probing the header for fiber integrity, moisture-metering the jack studs, or assessing the rough sill condition behind the unit. On a Gig Harbor home where failed flashing has been loading the rough opening framing for 20 years, a window replacement installs a new unit into an actively decaying cavity and seals the exterior over it. The structural deficiency continues advancing behind the new installation.

Yes. In a load-bearing wall, the header spanning the rough opening carries the gravity load of the structure above it — floor joists, roof rafters, or upper wall framing depending on location. A header that has lost fiber integrity to decay is not carrying that load at full design capacity. Replacing a load-bearing header requires temporary shoring of the structure above the opening before the compromised member is removed. This is structural general contracting. It cannot be performed by a window installer and cannot be skipped because the new window looks level and the trim reinstalled cleanly.

A structural framing deficiency on the NWMLS Form 35R is not closed by a window replacement invoice. It is closed by a licensed GC repair record specifying which structural members were replaced, the material specification, the permit and inspection record, and a written structural guarantee. At Gig Harbor's median near $930K, this finding will be used by the buyer's agent to support a repair credit or price reduction demand. Our $350 diagnostic converts the inspector's notation into a written scope and fixed-price proposal — typically within 48 hours — fast enough for a standard 10-business-day inspection contingency window.

Surface indicators include: soft or spongy wall material adjacent to the frame, interior staining at window corners or sill zones, a window or door that has shifted out of square, exterior trim pulling away from siding, and visible decay at the sill extension. However — the most common presentation on Gig Harbor's pre-2000 housing stock is no surface sign at all. The decay is contained within the wall cavity, advancing through the framing while the interior and exterior finishes remain intact. Our diagnostic uses probe testing and moisture metering at the rough opening perimeter, not visual inspection of finished surfaces.

Structural framing repair that replaces or modifies load-bearing rough opening members — headers in load-bearing walls, jack studs carrying header loads, or king studs — requires a Pierce County building permit under IRC R105.1. Non-load-bearing rough opening framing repair may be exempt depending on extent and wall classification. APCON LLC (WA GC License #APCONL*825QO) determines permit requirements during the diagnostic and manages permit coordination as a standard component of every structural repair proposal. Permit requirement and associated timeline are identified in the proposal, not added as a change order after work begins.

Washington State Licensing & Regulatory Compliance Notice
Window and door rough opening framing repair — including header replacement, jack stud and king stud replacement, rough sill replacement, door sill plate replacement, and adjacent sheathing repair — is structural carpentry performed by APCON LLC under Washington State General Contractor License #APCONL*825QO pursuant to RCW 18.27 and WAC 296-200A-016(23). All structural framing work is performed to 2021 IRC Section R602 as adopted in WAC 51-51-0602, with headers sized per IRC Table R602.7 for wall load classification. Pressure-treated lumber specified per IRC R317.1 for rough sills and door sill plates. Sill pan flashing installed at all window rough openings as part of the structural repair scope. Pierce County building permits obtained and inspected for all load-bearing wall framing replacements meeting IRC R105.1 permit thresholds. Window and door unit installation is performed exclusively by licensed window contractors — APCON LLC does not install window or door units and coordinates unit installation sequencing with the structural repair scope. WA GC License #APCONL*825QO is active, bonded, and insured.

The Installer Can Replace the Window.
Only a GC Can Fix What's Rotting Behind It.

$350 forensic diagnostic covering every structural member in the rough opening framing system. Written scope within 48 hours. Lump-sum fixed price with permit coordination included on load-bearing wall scopes. Five-year written structural guarantee from a licensed Washington State GC. Serving the full Gig Harbor Peninsula — waterfront to hillside to Fox Island.

Book a $350 Diagnostic 📞 253-891-9622

WA GC License #APCONL*825QO · 5-Year Written Structural Guarantee · Pierce County Permit Coordination Included

Window & Door FramingRot Repair — Gig Harbor