The Owner
Achievable within scope?
Is the work realistic for the budget and the calendar in front of them, or is it going to grow past both?
Residential repair and renovation · East Tennessee
The last
condition cleared.
We remove the condition blocking your closing, on the clock, with documentation your lender will accept.
Inspection response. Lender and appraisal conditions. Escrow holdback work. Grandmark handles the repair scopes that sit between a signed contract and a funded closing — and hands back a record the file can carry.
Report read and answered in one business day · itemized scope in three · closeout package in two after completion.
01 — Position
Most contractors lead with a price.
We lead with whether your project should happen at all.
A repair that clears one party's condition and creates a problem for another has not solved anything. Before we price a scope, we read it against every seat at the table — because on a transaction, all of them have to hold.
The Lender
Fundable and finishable?
Does the scope match the condition on the commitment, and can completion be shown clearly enough to release funds?
The Buyer
Sound at resale?
Will the finished work stand up at the next inspection, or has a concealed problem simply been moved down the line?
The Builder
Deliverable, fairly?
Can it be done properly inside the defined scope and a fair price, so the work gets finished rather than abandoned partway?
When the answer is no, that’s a deliverable too. A plain account of why something will not work, delivered early, is worth more to your file than a number that was never going to hold.
02 — What we are called for
Pre- and post-closing
property repair.
One category of work, done to one standard. The conditions that hold up a closing are rarely complicated — they are just specific, time-bound, and they have to be documented in a way somebody else can sign off on.
Inspection
Inspection-response scopes
The repair list that comes back from the inspection period, priced and executed against the report itself rather than a reinterpretation of it.
Underwriting
Lender and appraisal conditions
Repairs required to satisfy conditions on the commitment, including FHA, VA, and USDA minimum property requirements.
Escrow
Holdback repair work
Work funded from a repair escrow after closing, completed and evidenced so the holdback can be released without a second round of questions.
Record
Documented completion
A closeout package built for the lender and title file: scope, photographs, and lien waivers from every subcontractor.
We do not chase work. Work arrives when it meets the standard.
The Grandmark Standard
03 — Scope discipline
A defined band,
worked properly.
Grandmark works at $25,000 and under. That is the band the business is built around, and it is deliberate: it is the size at which a scope can be defined precisely, executed without a chain of intermediaries, and documented completely.
Work that scopes beyond the band is referred out to an appropriate firm rather than stretched to fit. Saying so early costs a conversation. Discovering it at eighty percent complete costs a closing.
Certificates of insurance available on request.
04 — Who sends us work
Referral-first.
Ready when the file needs us.
Much of our work begins with a trusted referral. We also make it easy for agents, lenders, title teams, and homeowners with a live transaction to send the source document directly for a clear answer.
Agents & teams
Protect the closing
A repair partner who reads the inspection report the same way you do, and who will tell you early when a scope is going to move the date.
Lenders & title
Clear the condition
Scope defined before pricing, completion evidenced before a draw, and waivers collected from every subcontractor.
Homeowners
Referred clients
If someone in your transaction sent you here, this page explains what we do and what working with us looks like.
05 — Evidence
Read the record
before you need it.
Rather than describe the closeout package, here is one. A complete sample, redacted of names and identifiers, showing exactly what arrives at the end of a job: the certification, itemized completion traced to the inspection report, the items we declined and why, change orders shown as changes, the photographic record, and subcontractor waivers.
It is the same document your file would receive. If it does not tell you what you need to know, tell us and we will change the form.
Nine pages. Property, parties, and subcontractors redacted; structure and content unchanged.
06 — Who you deal with
Ben Long
Owner · Grandmark, Inc.
Grandmark is owner-operated. The person who reads your report is the person who writes the scope and the person accountable when it is finished. There is no dispatcher between you and the work, and no account manager relaying answers.
If a scope is not ours to take, you hear it directly and early — which is, in practice, the most useful thing a referral partner can be given.
Add Grandmark to your vendor list.
Send an inspection report, a condition from a commitment letter, or a scope you want a second read on. We will tell you plainly whether it is ours to do.