After the inspection
The repair list
The items agreed during the inspection period. We work from the report itself, so what gets done matches what was negotiated.
For homeowners
Someone you trust
sent you here.
That is how many people arrive at Grandmark, and it is worth knowing why.
We are built for the agent, lender, title team, or homeowner who needs a defined repair scope to move a transaction forward. Referrals matter to us, and every new inquiry is handled with the same directness and care.
01 — What we do
Repairs that are
holding up a sale.
Most of what we do sits inside a transaction. Something in the house has to be fixed before a sale can close, and there is usually a date attached to it.
For the loan
Lender conditions
Repairs your lender or appraiser requires before the loan can fund, including on FHA, VA, and USDA loans.
After closing
Escrow holdback work
Work paid from money held back at closing. We document it so the funds can be released without a delay.
Otherwise
General repair and renovation
Residential repair and renovation work at $25,000 and under, whether or not there is a transaction attached to it.
You will be told what we find, whether or not it helps us.
Scope before you price
02 — What to expect
No surprises,
by design.
I
We read the document first
Send us the inspection report, the appraisal, or the letter from your lender — the whole thing, as you received it. We work from the original rather than a summary, so nothing gets lost in translation.
II
You get a written scope, itemized
Each item priced on its own, traceable back to the report it came from. If something on the list is not ours to do, we say so plainly and tell you what kind of firm to look for instead.
III
Nothing changes without your approval
If the work uncovers something the report did not show, it stops and you get it in writing with a price before anything continues. Nothing appears on your final invoice that you have not already agreed to.
IV
You get the paperwork, not just the work
Photographs, an itemized record of what was completed, and lien waivers from every subcontractor. If your lender or title company needs proof the work was done, it is already assembled and ready to send.
03 — Warranty, insurance & trades
The plain terms.
Workmanship warranty
Our workmanship is warranted for one year. Material defects are not covered — those sit with the manufacturer of the material, and we will point you to the coverage that applies. The warranty is not transferable to a future owner.
Insurance and trades
Certificates of insurance are available on request — ask, and we will send them.
Where a specialist trade is needed, we engage and coordinate it. You will not be asked to arrange or manage a trade yourself.
04 — To get started
What to
send us.
- The inspection report, appraisal, or lender letter — the full document
- The property address
- The date that matters: closing, funding, or a deadline in the contract
- Who referred you, so we can keep them informed if you would like us to
If you are not sure whether the work is something we do, send it anyway. A quick no costs you nothing and saves you a week.