Louisville & Southern Indiana
Inspection repairs, finished before your closing date.
You are under contract, the report came back with a list, and the whole deal is now waiting on repairs. That is work we do every single week.
- 28 yearsFamily-run since 1997
- 4.511 Google reviews
- A+Rated with the BBB
- FreeWritten estimates
The repair list, handled
An inspection report lands and suddenly there is a list of things that have to be fixed before anyone can close. Some of it is genuinely important. Some of it is a caulk line. Either way it has to be done, documented, and done on a date somebody else already picked.
We do this work every week. It is not a side line for us — it is a steady part of what the crew does, and it is why real estate agents across Louisville and Southern Indiana keep our number.
What we handle off a report
Most inspection lists land inside the same dozen or so categories, and a general contractor can take nearly all of them in one visit rather than you chasing five separate trades.
Typical items we take care of
Roof & flashing
Missing or lifted shingles, flashing and boot repairs, and the small leaks a report flags before they become a claim.
Siding, trim & soffit
Rotted trim, damaged siding, soffit and fascia — the exterior items that show up on nearly every report.
Decks, porches & railings
Loose boards, failing posts, and handrails or guardrails that do not meet the height and spacing an inspector wants.
Drywall, ceilings & floors
Patching, texture matching and paint, plus flooring and subfloor repairs where there has been movement or water.
Windows & doors
Sashes that will not operate, failed seals, sticking doors, and thresholds that let weather through.
Grading & drainage
Downspout extensions, negative grade at the foundation, and gutters that are sending water where it should not go.
Plumbing & electrical items
The fixture, outlet and GFCI items that appear on most reports, with licensed trades brought in where the work calls for it.
Crawlspace & attic
Vapour barrier, insulation and ventilation items, plus the access and framing repairs that tend to come with them.
If something on your list is outside what we do, we will say so plainly rather than take the job and subcontract it badly.
How it works
1. Send us the report
Email the inspection PDF to timestwollc@gmail.com or text it to Justin. You do not need to summarise it or work out which items are ours — we read the whole thing and pull out what we handle.
2. Written estimate, itemised
You get an itemised written estimate back, priced line by line, in a form you can hand straight to the other side of the deal. Itemised matters here: it lets the parties negotiate specific items instead of arguing about a single lump sum.
3. Scheduled around your closing date
We work backwards from the date on the contract. When the work is finished you get a paid invoice describing exactly what was done, which is the document the file needs.
Recent work
What people say
I have used Times Two twice within the past two years for smaller projects — rebuilding porch columns, adding batten board and ceiling beams. Excellent experience both times, start to finish.Christina L. · Google review
Common questions
How fast can you turn inspection repairs around?
Most lists we take on are scheduled within a week and finished well inside a normal closing window. Tell us the closing date when you send the report and we will tell you straight away whether we can hit it — we would rather say no than put your date at risk.
Can you work directly with my real estate agent?
Yes, and most of the time we do. Agents send us reports constantly. Give us the agent’s details and we will copy them on the estimate and the scheduling so nobody is waiting on a forwarded email.
Do you give a written invoice for the closing file?
Yes. When the work is finished you get a paid invoice itemising what was done. That is the document that normally satisfies the lender, the buyer and the file.
Do I have to do the whole list, or can I pick items?
Pick whatever you like. The estimate is itemised precisely so the parties can agree on some items and leave others. Plenty of our repair jobs are three lines out of a twenty-line report.
Who normally pays — the buyer or the seller?
That is settled between the parties and their agents, not by us. We will invoice whoever is named as responsible, and we are used to being paid at or after closing when that is how the deal is structured.