Moisture on the inspection report, an odor nobody can source, water damage that may or may not be activeRestoration for Treasure Valley realtors
We handle what stalls a deal. Most of what we do is the finding that puts a closing on hold. Tell us the date you are working against. We put instruments on it, and you get a written scope, report, photos, and estimate, typically within an hour of the appointment.
- Priority scheduling for partner jobs, regardless of job size
- Written scope, report, photos, and estimate, typically within an hour of the appointment
- One live job page. You and your client see the same thing
- Pre-listing checks and cleanups before the sign goes in the yard
- Payment timing that can be arranged around the transaction
What stalls a deal
The same four findings put most closings on hold. Each one has a specific answer, and the answer is written down.
Moisture on the inspection report
On the report“Elevated moisture readings at the subfloor. Recommend further evaluation by a qualified contractor.”
A reading is not a diagnosis. We put a pin meter and a thermal camera on the same spot and write down whether it is active intrusion, historic staining, or ground moisture under a torn vapor barrier. Sometimes the material is dry. That goes in writing too.
A part of the house the inspector did not enter
On the report“Substructure not fully accessed. Standing water observed near the access hatch.”
We go in. Subfloor and joist readings, vapor barrier condition, standing water, insulation, growth, and photos mapped to location. The buyer gets an answer about the part of the house nobody has looked at, which is usually the part the negotiation is stuck on.
An odor
On the report“Musty odor noted in the hallway and primary closet. Source not determined.”
A musty smell has a location. In this valley it is usually damp ground under the house, a supply-line weep behind a cabinet, or HVAC condensate riding a leaky return. We trace it with a thermal camera and a pin meter, then scope the fix. An odor with a named source is a line item. An odor without one is a walked deal.
Water damage
On the report“Staining at the ceiling below the upstairs bath. Unable to determine if active.”
We meter the stain and the framing above it and tell you whether it is active. If it is, we dry it to a documented standard with daily readings and hand your client a file the lender and the next buyer's inspector will accept: moisture map, numbered photos, drying log, final readings.
Typically within1hourof the appointment: written scope, report, photos, and estimate
What arrives after the appointment
After the appointment you get four documents. A written scope with line items and quantities. A report of what the instruments read and where. Photos mapped to location. An estimate in Xactimate, the format the insurance side already uses. Typically within an hour of the appointment. That turns "suspected microbial growth" into a number both sides can credit, escrow, or repair before anyone asks for an extension. Deals die on ambiguity, not on dollar amounts.
- Scope
- Line items, quantities, and the order of operations
- Report
- Readings by location. What is active, what is not
- Photos
- Numbered, dated, mapped to the finding
- Estimate
- Xactimate line items, the format carriers and lenders read every day
Typical, not guaranteed. A large loss or a substructure that needs a second entry takes longer, and you hear that before we leave the property, not after.
Priority scheduling, regardless of job size
A cleanup for a listing gets the same place in line as a flooded basement. Nobody has to ask us for that and nobody owes us anything for it.
Partner jobs go to the front of the schedule. Tell us the date you are working against when you call and we tell you on that call whether we can hold it, before you promise anything to the other side.
You pick the appointment and we are on site for it. The emergency line runs 24 hours a day for anyone with water moving. Priority scheduling is the calendar: your appointment gets booked ahead of general inbound, at whatever size the job is.
If we cannot hold your date, you hear that on the first call, with time to call someone else. A vendor who sits on a job for two days because it does not want to say no has cost you a client, not a job.
Timeline accountability, written down
The completion date is written on the job page
Every job carries a written completion date on the live job page, where you and your client both see it.
Daily readings show whether drying is on pace
Moisture content is logged daily at marked points and compared against unaffected material in the same house, which is what sets the dry standard under IICRC S500. If the structure is not drying on schedule, the readings say so before we do.
Changes reported the day they happen
A hidden second source or a subfloor that needs another day moves the date. You hear it from us that day, not from your client at the final walkthrough.
The honest no, up front
If the date cannot be held, we say so on the first call. You would rather hear it with nine days left than with two.
The partner portal
What you and your client both see
Every job runs through a partner portal. You open one link and see the job the way your client sees it, carrying the readings a technician logged that morning rather than whatever anyone said on the phone last Tuesday. Before a walkthrough, a lender call, or an extension request, you look at the page and you already have the answer.
- Status
- where the job stands today, and what moved since you last looked
- Completion date
- the date we gave you in writing, checked against today's readings
- Readings
- every location's moisture numbers, logged daily against the dry standard
- Photos
- numbered and dated, the same set that goes into the job file
- Documents
- the scope, the estimate, and the drying log, ready to forward to the other agent
- Timeline
- what is done, what happens next, and the day equipment comes out
Most agents open it the afternoon before a walkthrough.
Also yours as a partner
- Every job you have referred, on one page, with its status, completion date, readings, photos, and documents
- Your client's own link to the same job page, so the update comes from the page instead of from you
- Remote assessment: text or email photos and video of the finding and get a written opinion back
- A plain-English one-pager explaining what common inspection findings mean, to forward with the report
- Free pre-listing walkthrough for your seller. No cost, no obligation to use us
A referred job on the partner view, as the agent sees it
Pre-listing checks and cleanups
The finding that stalls a deal in June was visible in April. A check before the listing goes live puts it on your seller's disclosure, priced, instead of on the buyer's inspection, unpriced.
Free
The check
The Home Health Snapshot. A certified tech comes to the one area your seller is worried about: a moisture meter on the material, temperature and relative humidity in that room, and a straight answer out loud before leaving. No charge, no obligation, nothing in writing. If the house needs instruments in every room and a report on paper, the Full Inspection is the next step at $279, crawlspace and attic included, and it ends in a written report.
Book the free SnapshotQuoted in writing first
The cleanup
If the check finds something: standing water, a torn or missing vapor barrier, growth on the subfloor, debris. We extract, remediate, dry, and document it with before-and-after readings and photos. A vapor barrier that is torn or missing gets replaced. The disclosure gets a finished file attached instead of an open question, and the buyer's inspector finds a clean space with paper on it.
The Idaho guide to water under a housePaying for the work before the deal funds
The scope is written, both sides agree the work has to happen, and nobody wants to write the check while the money is still tied up in the transaction. That is a timing problem, not a price problem.
We can arrange payment timing around the transaction rather than around our calendar. Depending on the deal that can mean settling at closing, out of proceeds, through an escrow holdback, or with whichever party the authorization names. The arrangement goes in writing before a technician sets equipment, and the property owner signs it. Your name is not on it and you are not a party to it.
- Written first
- the scope and the cost are agreed in writing before any work starts
- On your date
- the schedule is set against the closing date, not against when payment clears
- Owner signs
- the authorization is between us and the property owner, not you
What is available depends on the transaction, so ask on the first call. We will tell you before you take it to your client, rather than after.
Send us the finding.
Paste the line from the inspection report or describe the smell. A person who does this work reads it and replies the same day. If water is moving right now, call instead.
Send the finding
The report line, a photo, the address, and your closing date if there is one. Photos help. Nothing is required except a way to reach you.
We tell you what we can read from it
Some findings have an answer from the photo. Most need a meter on them. We say which, and book the appointment against your date.
You get the paper and the page
Scope, report, photos, and estimate, typically within an hour of the appointment. Your client gets the link to the job page, and so do you, from that day forward.
- Call
- (208) 391-524824 hours a day, a person answers
- Text
- (208) 391-5248A photo of the report page is enough to start
The short form
Name and phone are required. Everything else helps us answer faster.
We ask the rest on the phone. Nothing here commits you or your client to anything.
Questions agents ask
Who pays for this?
Assessments are free, remote or on site, and there is never a charge to you. When work is needed, we quote it in writing first and bill whoever the parties name on the authorization: the seller, a buyer credit, an escrow holdback, or the homeowner's insurance when the cause of loss qualifies. The invoice never has your name on it.
Does this delay my closing?
The appointment is booked against your date, and most inspection findings scope in one visit with the paper typically within an hour. Drying and remediation carry a written completion date on the job page, and you hear the day anything moves it. If we cannot hold your date, we say so on the first call, while you still have time to call someone else.
Can the work be paid for out of the transaction?
Often, yes. The common case is a repair both sides agree has to happen that nobody wants to fund while the money is still tied up in the deal. We can arrange the payment timing around the transaction rather than around our calendar, and whatever we agree to goes in writing before a technician sets equipment. Ask on the first call and we will tell you what is available for that deal.
What if my client does not use you?
Nothing happens. The assessment was free, and the scope, report, and photos are theirs to keep and take to anyone. A line-item scope both sides can negotiate from is useful to you whether or not we do the work. There is no fee to refer and nothing owed if the job goes elsewhere.
Do you pay agents for referrals?
No, and we will not offer it. Most brokerages prohibit an agent accepting compensation from a vendor and it can reach a license, so there is nothing here for you to disclose to a client or run past a broker. What you get instead runs the other direction: when one of our jobs needs an agent, it goes to the agents who send us work.
Do you take the client from me?
No. We do our scope, hand the property back, and the relationship stays yours. We are not selling your client anything else and we do not introduce ourselves as anyone but the company you called. We also do not put the house back together. Drywall, texture, paint, and flooring after the drying are a builder's scope, and that work goes to the contractors on our general contractor program rather than to us.
Will you tell my client the house is fine if the house is fine?
Yes, in writing. "No active moisture, material is at dry standard" is a finding we issue regularly. A remediation company that only ever finds problems is not useful to you, because your client's next agent will figure that out.
Do you work with the buyer's side and the seller's side?
We work the property and report what the instruments say, to whoever asked. We do not tailor the finding to whoever called. That is the only version of this that is safe for you to refer.
Can you look at something without going to the property?
Yes. Text or email photos and video to (208) 391-5248 and we will tell you what we can determine and what we cannot. We will not pretend a photo answers a question it does not answer. If it needs a meter on it, we will say so and book it against your date.
Getting started
No packet, nothing to sign, and no fee in either direction. Send the report line from the next deal that stalls, or call, and that first job runs as a partner job.