Closing repairs.

Inspection

Inspection-response repair scopes

The list that comes back from the inspection period, after the negotiation is done and someone has to perform the items. We price and execute against the report itself: the item numbers, the language, the photographs. What gets delivered can be checked line by line against what was agreed.

• Scope built directly from the inspection report
• Items priced individually, not bundled into one figure
• Anything outside our band identified before work starts, not after

Commitment

Lender-condition and appraisal-required repairs

Repairs attached as a condition to a commitment, or called for on an appraisal, including FHA, VA, and USDA minimum property requirements. These have a narrower target than an inspection list: the work has to satisfy a specific written requirement, and the evidence has to be legible to an underwriter who will never see the property.

• Scope written against the condition as stated on the commitment
• Completion evidenced in a form that can go straight into the file
• Re-inspection or re-certification requirements identified up front

Escrow

Escrow holdback repair work

Work funded from a repair escrow after the transaction closes. The risk here is not the repair. It is the release. Funds sit until someone is satisfied the work is done, and a thin record is what keeps a holdback open longer than it needs to be.

• Work sequenced against the holdback terms
• Completion documented to the standard the release requires

The band

A defined scope, worked properly

Grandmark works within a defined scope band, and the discipline is the point. Work inside that band can be scoped precisely, performed without a chain of intermediaries, and closed out completely, which is exactly what a time-bound repair on a live transaction requires. Work beyond the band is referred out rather than stretched to fit.

• One accountable point of contact from scope through closeout
• Certificates of insurance available on request

Contents

What the closeout package contains

• The scope as written, with any approved changes shown as changes
• Photographs of conditions before, during, and at completion
• Itemized completion against the original report or condition
• Subcontractor documentation where a specialist trade was involved
• A single closeout summary written for the file, not for marketing

Why

Why it is built this way

A repair that cannot be evidenced is a repair that did not happen, as far as the file is concerned. Holdbacks stay open, and the person who recommended the contractor ends up chasing paper.

Documenting as we go removes that risk. When the work is finished, the record is finished with it: assembled once, in a form that can be forwarded without editing.

Change orders are written, priced, and approved before the work proceeds. Nothing arrives on an invoice that was not agreed in advance.

Within 1 day

The read

You send the inspection report, appraisal, or condition. We come back with a plain answer: what is ours, what is not, and anything on the list likely to open up. A no arrives just as fast as a yes.

Within 3 days

The scope

An itemized scope priced line by line against the source document, from the date we have access to the property.

Within 5 days

The start

Work begins within five business days of written approval, or we tell you at the scope stage that it cannot.

Within 2 days

The record

The closeout package is delivered within two business days of completion, assembled as the work happened rather than reconstructed afterward.

Same day

The date at risk

If anything threatens the closing date, you hear it the day we know. Not at the end, and not after you ask.

Terms

Standard terms

• The paying party is identified in writing at the scope stage: seller, buyer, brokerage, or escrow
• Deposit due at approval; balance on delivery of the closeout package
• Scopes run in stages are invoiced as each stage completes
• Approved change orders are invoiced with the balance, never separately or afterward

Escrow

Escrow and holdback

Where work is funded from a repair escrow, we sequence against the holdback terms and build the record to the standard the release requires. We take direction from the escrow agent on form and timing before starting.

Our invoice is not contingent on the transaction closing. Work performed is work owed, and stating that plainly at the start protects the agent as much as it protects us. Nobody discovers it at the table.

If a party wants payment deferred to closing, that is agreed in writing beforehand, in a specific document, or it is not agreed at all.

Best

The inspection report

Or the appraisal, or the condition as written on the commitment letter. The original document, in full.

Helpful

Property address

So we can establish access, and whether the property sits inside the area we serve.

Helpful

The date that matters

Closing date, holdback release date, or the deadline the condition is written against.

Useful

Who else is in the file

Whether a lender, title company, or attorney will need to accept the completion record, so it is built for them from the start.