Escrow holdback
As the work runs
- Completion reported against the written scope, item by item
- Photographs of the work in its current state
- Any approved change orders, with the approval attached
For lenders, title companies & closing attorneys
A repair partner who lowers the risk on the file.
Scope defined before pricing. Completion evidenced before release. The record delivered in one piece.
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.
Need and answer
What the file needs.
Every row below is a practice we follow. These are the things that have to be true for a condition repair to clear without a second round of questions.
What the file needs
How Grandmark answers it
The work gets finished
One accountable point of contact from scope through closeout, working inside a defined band. Work that scopes beyond the band is referred out at the scope stage rather than started and abandoned.
The scope holds
Pricing follows a written scope, not the reverse. Changes are written, priced, and approved before the work proceeds, so the figure in the file is the figure at the end.
The record matches real progress
Completion is photographed and reported against the scope before release.
Inspections pass
Where an inspection applies, status is confirmed with the authority rather than assumed.
The condition actually clears
Scope is written against the condition as stated on the commitment or appraisal, including FHA, VA, and USDA minimum property requirements, and completion is evidenced against that same language.
The file closes clean
A closeout package assembled for the file: scope as performed, photographs, itemized completion. Delivered in one piece, forwardable as received.
The file needs proof. The proof is built as the work runs.
Documentation before you call it done
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.
Closeout
At closeout
- Itemized completion against the original report or condition
- Before, during, and completion photographs in one set
- Subcontractor documentation where a specialist trade was involved
- A single closeout summary written for the file
The band
Sized for condition work.
Grandmark works within a defined scope band. For condition repair, the band is a discipline. Work inside it 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.
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, the itemized completion traced to the inspection report, and the timeline of record.
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.
Two pages. Fictional job; names and identifiers invented; structure and content as delivered.
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.
- 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.