For lenders, title companies & closing attorneys
A repair partner
who lowers the risk
on the file.
Scope defined before pricing. Completion evidenced before release. Waivers from every subcontractor.
Condition repairs fail in predictable ways: funds released ahead of the work, a scope that grew past the commitment, a completion nobody can evidence, a lien surfacing on the collateral. What a file needs is rarely complicated — a repair that finishes, inside the scope, with a clean record. That is what the process is built to produce.
01 — Need and answer
What the file needs.
Every row below is a practice, not a promise. They are the things that have to be true for a condition repair to clear without a second round of questions.
Verified, not claimed.
Documentation before you call it done
02 — Draws & escrow holdback
Release on evidence.
A holdback stays open for one reason more than any other: nobody produced a record clear enough to close it. The documentation is therefore built as the work runs, in the shape the release requires.
At each draw
- Completion reported against the written scope, item by item
- Photographs of the work in its current state
- Conditional lien waivers from every subcontractor paid to date
- Any approved change orders, with the approval attached
At closeout
- Itemized completion against the original report or condition
- Unconditional lien waivers from every subcontractor
- Before, during, and completion photographs in one set
- Subcontractor documentation where a specialist trade was involved
- A single closeout summary written for the file
03 — The band
Sized for
condition work.
Grandmark works at $25,000 and under. For condition repair that is not a limitation — it is the right size. Work at this scale can be scoped precisely, performed without a chain of intermediaries, and documented completely, which is exactly what a time-bound condition on a live file requires.
Work that scopes beyond the band is referred out rather than stretched to fit. You will hear that at the scope stage, in writing, before anything is committed.
Certificates of insurance available on request. We will complete whatever vendor intake or approval form your institution uses.
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.
04 — For your vendor file
What we can document.
Adding a contractor to an approved-vendor list means collecting documents. Here is what we can put in your hands.
- Certificate of insurance
- Issued with your institution named as certificate holder, on request.
- Subcontractor identification
- Any subcontractor engaged on the job is identified in the closeout package by name, alongside the work they performed.
- Scope band
- Grandmark works at $25,000 and under. Work beyond the band is referred out rather than stretched to fit.
- Workmanship warranty
- One year on our workmanship, stated in writing before work begins. Material defects are not covered.
- W-9 and your own vendor forms
- On request. We will complete whatever intake, approval, or compliance form your institution uses.
Everything on that list is a document we will send you.