Best
The inspection report
Or the appraisal, or the condition as written on the commitment letter. The original document, in full.
Pre- and post-closing property repair
Closing repairs.
We remove the condition blocking your closing, on the clock, with documentation your lender will accept.
This is the work Grandmark is built around. A transaction stalls on a repair item, and everyone in the file needs the same three things: a scope that matches the report, work that actually gets finished, and a record clean enough to satisfy whoever has to sign off.
01 — What we take on
Four kinds of condition.
All of them share a shape: a defined repair, a deadline set by someone other than the homeowner, and a third party who has to accept the result.
I
Inspection-response repair scopes
The list that comes back from the inspection period, after the negotiation is done and someone has to actually perform the items. We price and execute against the report itself — the item numbers, the language, the photographs — so 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
II
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
III
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
- Lien waivers collected from every subcontractor
IV
Scopes that are holding up a closing
Grandmark works at $25,000 and under, and the band is the point. Work at this size 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
02 — The record
Documented completion,
suitable for the file.
The repair is half the job. The other half is producing something a lender, a title company, or a closing attorney can accept without a follow-up call. That record is assembled as the work happens, not reconstructed afterward.
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
- Conditional lien waivers at each draw; unconditional at closeout
- Subcontractor documentation where a specialist trade was involved
- A single closeout summary written for the file, not for marketing
Why it is built this way
A repair that cannot be evidenced is, from the file’s point of view, a repair that did not happen. Draws stall, holdbacks stay open, and the person who recommended the contractor is the one who ends up chasing paper.
Documenting as we go removes that entirely. 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.
When the answer is no, that’s a deliverable too.
Scope before you price
03 — Response times
What we commit to,
in days.
A repair on a live transaction is a scheduling problem before it is a construction problem. These are the intervals we hold ourselves to, measured in business days.
- 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.
If a date on your file cannot be met, that answer comes at the scope stage — before anyone commits.
04 — Commercial terms
Who pays,
and when.
Named in writing before a crew day is scheduled. The most common way a repair damages a transaction is that nobody established this at the start.
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.
- Draws on scopes run in stages, each supported by conditional lien waivers.
- Approved change orders are invoiced with the balance, never separately or afterward.
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 will 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.
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 — To start
Send the document,
not a summary.
The fastest read comes from the source material. Send what you already have and we will work from it directly.
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.
07 — Boundaries
What we
don’t do.
- We do not take work beyond the defined band. It is referred out.
- We do not price a scope we have not read in the original document.
- We do not proceed on a change that has not been written, priced, and approved.
- We keep the work referral-first and transaction-focused. We do not use a client or partner name as a marketing claim.
- We do not take a referral partner’s name into a marketing claim. What passes between us stays between us.