Facility Maintenance & Repairs in Seattle
Commercial maintenance services for property managers and FM teams: one licensed contractor for the repair tickets your buildings keep generating.
- Each work order gets its own written scope and price, so it can be approved on its own.
- Noisy or disruptive work booked after hours or on weekends when tenants need it.
- Licensed, bonded and insured under WA license VOLCABI792C6.
By appointment. Limited start dates.
- Over 200 projects
- 4.9 on Google
- 20+ years building
- WA license VOLCABI792C6
Trusted to build for
For the people who own the work order queue
Facility repair calls reach us from three directions, and each one needs something different from a contractor.
Property managers
You look after several buildings and want one vendor who can take a ceiling stain from a roof leak, a failed door closer and a gouged corridor wall in the same week, then send itemized invoices your owners can review line by line.
Facility management companies
You subcontract trade work across a portfolio. You need a registered Washington contractor that clears your vendor onboarding, works to the scope on the ticket and closes it with notes your client can read.
Business owners and tenants
Your staff and customers are still in the space. Repairs have to fit around opening hours, with the work area kept safe, separated and clean until the job is signed off.
Commercial maintenance services we take on
General contractor repairs inside and outside occupied buildings, from one ticket to a punch list spread over several sites.
Doors, frames and hardware
Door closers, hinges, locksets, thresholds and bent frames on storefronts, suite entries and back of house doors, including break-in damage made secure and then repaired properly.
Walls, ceilings and finishes
Drywall patches after impact or leaks, ceiling tile and grid repairs, base, trim, flooring sections and touch up paint matched to the finish around it.
Water damage rebuilds
Once the source is stopped and the area has dried, wet drywall, insulation, base and flooring are removed and rebuilt, and you get a note on what was found behind the wall.
Electrical and plumbing items
Lighting, outlet, circuit, fixture and valve repairs, carried out by licensed electrical and plumbing trades under their own permits and inspections.
Exterior and envelope repairs
Siding and trim, failed sealant joints, gutters, flashing and the small exterior defects that let water into a building before anyone notices it inside.
Accessibility items
Grab bars, door hardware and restroom fixes raised by a tenant or an inspection. Larger accessibility work is planned as its own project.
Bigger than a repair ticket? See Tenant Improvements in Seattle for suite build-outs and Apartment Unit Turnovers in Seattle for units between residents, or browse every service on Commercial Construction in Seattle. Roof leaks and repaints are their own services: Commercial Roofing in Seattle and Commercial Painting in Seattle.
From ticket to close out, around your tenants
The building stays open while we work. Repairs are planned around the people using the space, and loud, dusty or access heavy tasks move to evenings or weekends when the space cannot close.
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Site visit and written scope
We walk the issue with your site contact, photograph it and send a written scope and price for each item, so every work order can be approved separately.
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Access and schedule agreed
Working hours, keys or badges, protected areas and any shutdowns are agreed with you before a crew is booked, and disruptive tasks go after hours where tenants need it.
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Close out and records
When the work is done we send completion notes and photos, list any follow up items we spotted, and invoice against the approved scope.
Permits and rules for repairs in occupied buildings
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The Seattle rule
Small does not always mean no permit
The Seattle Department of Construction and Inspections usually needs no permit for painting, surface finishes over existing walls and ceilings, or limited in-kind repair of deteriorated parts. Any work on load-bearing supports, changes to the building envelope, or work that reduces egress, light, ventilation or fire resistance needs a permit, no matter how small the project.
What we doWe check each repair against those limits before pricing it and tell you in writing which items need a permit.
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The Bellevue rule
Emergency first, permit the next business day
Bellevue City Code 23.05.090 lets emergency equipment repairs go ahead without a permit when there is a significant and immediate risk to life, safety or property, with the application due within the next working business day. Ordinary repairs need no permit, but not cutting away walls, changing egress or touching piping and wiring, and a water heater replacement in any building needs a plumbing permit.
What we doAfter an urgent Bellevue repair we file the permit application the next working business day and attach the record to your work order.
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The state rule
Electrical work carries its own permit
Washington requires a permit and inspection for electrical work, with few exceptions, and a hired electrical contractor must buy its own permits. Cities with their own program, Seattle and Bellevue among them, issue those permits; L&I covers every other jobsite. Seattle also offers an annual facilities electrical maintenance permit, billed quarterly, for ongoing work at one facility.
What we doElectrical items go to a licensed electrical contractor who pulls the permit from the right office, and we schedule the inspections around your tenants.
Before renovation work in King, Kitsap, Pierce and Snohomish counties, the Puget Sound Clean Air Agency requires an asbestos survey by an AHERA certified building inspector for any building other than an owner occupied single family house, so older buildings are surveyed before walls or ceilings are opened.
Why facility teams add us to the vendor list
Points you can check before issuing the first work order.
A national FM relationship
Volcano Builders is a preferred subcontractor with CBRE on the UPS account.
Registered with Washington L&I
RCW 18.27 requires every contractor to register with Labor & Industries and makes it a gross misdemeanor to bid or work unregistered, or to use an unregistered subcontractor. Our registration, VOLCABI792C6, shows on the L&I Verify tool.
Onboarding paperwork
Licensed, bonded and insured. We supply the certificate of insurance, W-9 and license details a vendor packet asks for.
Setting us up as a vendor? Read Vendor Compliance, Licensing & Insurance.
Facility maintenance and repair questions
What do commercial maintenance services from a general contractor cover?
Building repairs that need carpentry, finishes and coordinated trades: doors and hardware, walls and ceilings, water damage rebuilds, exterior and envelope repairs, and electrical or plumbing items handled by licensed trades. We take single work orders and repair lists across several buildings in Seattle and on the Eastside.
Do small repairs in a Seattle commercial building need a permit?
Some do and some do not. SDCI lists painting, surface finishes and limited in-kind repair among work that usually needs no permit, while work on load-bearing supports, the building envelope, or anything that reduces egress, light, ventilation or fire resistance needs one regardless of size. See SDCI: Do You Need a Permit?
Can an emergency repair start before the permit in Bellevue?
Yes, when there is a significant and immediate risk to life, safety or property. Bellevue City Code 23.05.090 lets the emergency equipment repair proceed and requires the permit application within the next working business day.
Who pulls the electrical permit for repairs in our building?
The electrical contractor doing the work. Washington L&I says a hired electrical contractor must buy its own permits; Seattle and Bellevue issue electrical permits inside city limits, and L&I covers jobsites in cities without their own program.
Can repairs be scheduled after hours so tenants are not disrupted?
Yes. Loud, dusty or access heavy work can be booked after hours or on weekends, and access, working hours and protected areas are agreed with your site contact before the crew is scheduled.
How do we add Volcano Builders as an approved vendor?
Send your onboarding packet through the form below or call us. We return the certificate of insurance, W-9 and license details it asks for, and our Washington registration, VOLCABI792C6, can be checked on the L&I Verify tool. See Vendor Compliance, Licensing & Insurance.
Request facility maintenance and repairs
Tell us about your project, investment range, and timeline. We’ll review the details and reach out to discuss your project and see if we’re the right fit.