For agents, buyers and sellers
Upload your RE-10 and get a written quote.
An RE-10 is the Idaho inspection response form: the repairs a buyer asks the seller to make before closing. Upload it with the inspection pages, confirm the list with us, and we reply with one written price before work starts.
Boise Handyman Co is the P5 company for RE-10 and home inspection repairs across Boise and the Treasure Valley. Upload the RE-10 and inspection report, confirm the list with us, and we reply with one written price before work starts. We coordinate access, complete the approved work, and provide photo documentation and invoices for the file.
What is an RE-10? An RE-10 is the Idaho inspection response form. After a home inspection, the buyer uses it to ask the seller to repair specific items before closing, and the seller responds by agreeing, declining, or negotiating. The repairs on that form are what has to be scheduled, completed and documented before the transaction can close.
Why a handyman service fits this work
An inspection repair is a deadline problem wearing a tool belt
Small repairs are our whole business. A typical RE-10 list is drywall patches, a faucet, a GFCI, trim, caulking - exactly the jobs a handyman service does every day. Nothing on the list is difficult. What is difficult is that a dozen small, unrelated fixes have to move through an occupied house and be finished before a date that will not move.
A normal repair visit has one homeowner and a flexible calendar. An RE-10 has a contractual deadline, two sides who have already argued about the price, an inspection report behind every line, an occupant whose home it still is, and a closing that does not move because a contractor was slow.
So we treat it as coordination first: we ask for the deadline and the closing date before we quote, we confirm access in writing, we explain any change if something behind a wall changes the scope, and we document what was done so nobody has to take anyone's word for it. Where a line item needs a licensed specialist - panel work, sewer, HVAC - we name it up front and help you get the right trade in, rather than quietly leaving it off the quote.
Why agents use us
What you actually get out of handing this over
One contact for the whole repair list
Carpentry, drywall, paint, flooring and exterior work by our crew, with plumbing, electrical and HVAC scheduled through licensed trade partners we stand behind. You stop chasing four contractors for one inspection response.
You are told before we proceed
If we open a wall and find something worse, you hear it that day, with photos, and nothing additional gets done until someone with authority approves it.
Documentation your file can use
Before-and-after photos, itemized invoices and receipts, sent in a form you can forward to the other agent, the lender or your client without editing it first.
Access handled professionally
Vacant, occupied, lockbox or tenant-occupied. We confirm the arrangement in writing beforehand and we do not turn up unannounced at your client's home.
Scheduling built around your dates
We ask for the repair deadline and the closing date first, because those decide whether a scope is realistic. If it is not, you hear that early enough to renegotiate.
A repair partner across transactions
Most of our RE-10 work comes from agents who used us once. Pre-listing repairs, buyer-requested repairs, seller preparation and post-closing work all run the same way.
What we repair
The repairs that actually appear on an inspection response
Interior repairs
- Drywall repair, texture matching and repainting
- Trim, molding and baseboard repair
- Interior door adjustment, replacement and hardware
- Cabinet repair, hinges, slides and pulls
- Flooring and tile repair, carpet patching and restretching
- Handrail, stair tread and guard repairs
- Shelving, closet and general carpentry
Minor plumbing and electrical
- Faucet, supply valve and toilet repairs
- Leak repair at traps, supplies and fixtures
- Outlet, switch and cover plate replacement
- GFCI protection where an inspector has called for it
- Light fixture replacement and smoke or CO detectors
- Water heater replacement, permitted where required
Exterior and weatherproofing
- Siding and exterior trim repair
- Caulking, sealing and weatherproofing
- Deck board and deck railing repair
- Fence and gate repair
- Gutter and downspout repair
- Window seal and flashing repair
- Minor localized roof repairs
What we coordinate rather than perform
These need a licensed specialist or an engineer. We will tell you so up front and, where we can, point you to the right trade rather than leave you to find one.
- Structural repairs and anything needing an engineer's letter
- Foundation work
- Mold, asbestos or lead abatement, which requires testing and a licensed abatement contractor
- Main electrical service, panel and meter work
- Sewer and septic
- HVAC equipment replacement
- Gas line work
- Full roof replacement
One company, whole list
Stop calling four contractors for one repair list
A typical inspection response spans drywall, paint, a door, a leaking supply valve, a GFCI outlet and some exterior caulking. Hiring that out separately means four schedules, four minimum charges, four sets of paperwork and four chances for one of them to miss your date.
We review the whole list at once, group the work so travel and set-up are shared across it, and give you a single scope, a single schedule and a single invoice. It is usually cheaper than the alternative, and it is always less work for you.
What one point of contact means in practice
- One scope covering every trade on the list
- One schedule built around your repair deadline
- One person to call when something changes
- One invoice and one documentation package
- Shared travel and set-up instead of per-trade minimums
How it works
From repair list to signed-off file
- 01
Send the RE-10
Upload the RE-10, the relevant inspection report pages and any photos, with the property address, repair deadline and closing date.
- 02
We review the repair list
We work through every requested item and tell you which we can price from the documents, which need a photo, and which need someone on site.
- 03
You get scope and pricing
A written scope with pricing, the assumptions behind it, what is excluded, and anything we think will not survive contact with the property.
- 04
We coordinate access
We agree the access arrangement with whoever holds it, and schedule against your repair deadline and material lead times.
- 05
We complete the approved work
Approved repairs only. Anything we find that changes the scope is raised with photos and waits for approval before it is touched.
- 06
You get the documentation
Completion photos, itemized invoices and receipts, ready to share with the other side, the lender or your client.
Built around your dates
We ask for the deadline first
Inspection repairs sit inside a chain of dates: the inspection response deadline, the re-inspection, the final walkthrough, the appraisal and the closing itself. A repair finished the day after the walkthrough is not finished as far as the transaction is concerned.
So we prioritize transaction-related repairs, and we will tell you clearly what can reasonably be completed inside your timeframe. What we will not do is promise a date we have not checked against material lead times and property access. Send the documents as early as you can, even if the repair list is not final.
Upload the RE-10 and inspection pages so we can confirm every requested item with you. There is no on-screen price. We reply with a written quote for the items we can complete, flag what needs an onsite look, and hold that quote until you approve a scope. No work is scheduled until the list and price are agreed in writing.
Communication
You should never have to chase us for an update
Communication is the thing agents actually complain about, more than price and more than quality. It is the part we treat as deliverable work rather than courtesy.
- A named point of contact from the first email
- Written confirmation of scheduling and access
- Status updates as the work progresses
- Immediate notice of material delays
- Same-day notice of unexpected property conditions
- Written approval before any additional work
- Completion photos, invoices and receipts
Before the inspection
Pre-listing repairs and seller preparation
Handling the likely inspection items before a property is listed usually costs less than negotiating them afterwards, and it removes the leverage a repair list gives a buyer. We do the same work ahead of a listing that we do in response to one.
- Pre-listing repairs and inspection preparation
- Deferred maintenance and safety corrections
- Repairing visibly damaged areas
- Minor cosmetic improvements
- Addressing likely buyer objections early
- Preparing a property for photography and showings
Common questions
What agents ask before sending us the first one
Service area
Across Ada and Canyon County
Boise Handyman Co provides RE-10 and home inspection repair services for real estate agents, buyers and sellers in Boise, Meridian, Eagle, Nampa, Kuna, Star, Middleton, Garden City and Caldwell. We work across the Treasure Valley.
More on how we work: our services, areas we serve, about the company and the Boise area specifically. Have a repair list of your own, outside a transaction? Use the repair cost estimator.
Send it over
Submit your RE-10 for review
The sooner we see the repair list, the sooner we can tell you what it involves, what it is likely to cost, and whether it fits your closing date. Send the RE-10, the inspection report and any photos.
Boise Handyman Co · Treasure Valley · Ada and Canyon County