get_business_info

Get Kolmo Construction company information: contact details, hours, service area, specializations, and tools.

No parameters.

list_services

List all residential remodeling services with slugs, descriptions, and page URLs. Use `search` to find by keyword.

get_service

Get full details for a specific residential service by its slug. If not found, returns a list of available slugs to help you pick the right one.

list_commercial_services

List commercial construction services. Optionally filter by category: office, retail, industrial, hospitality, public. The "public" category covers public works and government contracts — Kolmo is WA State SEDBE-certified (#D700031098), King County SCS-certified (#7259), prevailing wage compliant, and MRSC Small Works Roster eligible (projects under $350K).

list_procurement_codes

List Kolmo's vendor procurement codes (NAICS, NIGP, UNSPSC) for government and agency portals such as SAM.gov, WA WEBS, OpenGov, MRSC, King County, and City of Seattle. Use this when vetting Kolmo for gov bids or setting up Kolmo as a vendor. Primary NAICS is 236118 (Residential Remodelers); secondary codes cover commercial building and specialty trades (painting, flooring, drywall, windows, roofing, siding, etc.).

list_projects

List completed remodeling projects with before/after photos and locations. Filter by category or keyword.

get_project

Get full details for a specific project by its slug, including before/after images and testimonial. If not found, returns a list of available slugs.

get_project_testimonials

Get customer testimonials tied to a specific project (by slug or keyword) from the testimonials table. Returns star rating, customer name, project name, and quote text. Use to source social proof or case-study quotes for a particular job. For unfiltered reviews, use list_reviews.

list_blog_posts

List published blog posts about home remodeling, renovation costs, and construction tips. Filter by tag or author name.

get_blog_post

Get the full markdown content of a blog post by its slug.

list_blog_tags_and_categories

Enumerate every tag and category used across Kolmo's published blog posts, with post counts. Use this to discover what topics Kolmo publishes on before calling list_blog_posts, or to surface coverage gaps.

No parameters.

submit_contact_request

Submit a contact or quote request to Kolmo Construction on behalf of a user. Set dryRun: true to preview what would be sent without actually submitting.

list_project_types

List all 11 supported calculator project types with their required input fields and descriptions. Useful for discovery before calling get_estimate.

No parameters.

get_material_options

Get available material choices for a project type — flooring types, paint grades, decking materials, kitchen/bath scope tiers, ADA modifications, etc. Use the returned IDs in the project fields of get_estimate.

get_estimate

Calculate a Seattle-area cost estimate. Returns total, material, labor costs, days, and itemized line items. Material IDs: use get_material_options to get exact IDs, or pass a close match (e.g. "lvp", "composite", "cedar") and the server will resolve it. If ambiguous, the error message lists valid options. Required fields by projectType: interior-painting: rooms (Array<{id,name,length(ft),width(ft),height(6-30),paintCeiling(bool),paintTrim(bool),doorCount,windowCount,surfaceCondition("new-drywall"|"good-condition"|"poor-condition"),trimComplexity("baseboards-only"|"simple-trim"|"complex-trim"),wallTexture("smooth"|"light-texture"|"heavy-texture"),roomEmpty(bool)}>) | paintQuality (material ID) | paintFinish ("flat"|"eggshell"|"satin"|"semi-gloss"|"gloss") | includesPrimer (bool) | majorColorChange (bool) exterior-painting: wallArea(sqft) | trimArea(sqft) | doorCount | paintQuality (material ID) | surfacePrepLevel ("minimal"|"moderate"|"extensive") | includesPrimer (bool) | stories (1-3) | colorChange (bool) flooring: rooms (Array<{id,name,length(ft),width(ft)}>) | flooringMaterial (material ID, e.g. "vinyl-plank-lvp","solid-hardwood","ceramic-tile") | includesUnderlayment (bool) | underlaymentType? (material ID) | includesBaseboard (bool) | baseboardType? (material ID) | baseboardLinearFeet? | includesRemoval (bool) | removalType? ("carpet"|"tile"|"hardwood") | includesSubfloorPrep (bool) | transitionCount deck: deckType ("new"|"existing") | dimensions ({length,width,height(ft above ground)}) | deckingMaterial (material ID, e.g. "pressure-treated-decking","composite-decking-basic") | framingMaterial (material ID, e.g. "pressure-treated-framing-2x6") | includesRailing (bool) | railingMaterial? (material ID) | railingLinearFeet? | includesStairs (bool) | stairSteps? (0-20) | deckShape ("rectangle"|"l-shape"|"angled-corners"|"multi-level") | skirtingType ("none"|"lattice"|"matching-board") windows: windows (Array<{id,windowType(e.g."double-hung","casement","slider","bay"),width(inches 12-120),height(inches 12-120),quantity}>) | qualityLevel ("standard"|"premium"|"luxury") | includesTrimWork (bool) | trimMaterial? (material ID) | includesRemoval (bool) | energyEfficient (bool) siding: wallArea(sqft) | sidingMaterial (material ID) | includesInsulation (bool) | insulationType? (string) | homeHeight ("single-story"|"two-story"|"three-story") | includesRemoval (bool) | existingSidingType? (string) | trimLinearFeet (number) | soffit (bool) | soffitLinearFeet? (number) fence: linearFeet | fenceMaterial (material ID) | height (ft, 3-8) | gateCount (number 0-10) | gateWidth? (ft) | style? (e.g. "privacy","picket") | includesRemoval (bool) | terrain ("flat"|"sloped"|"mixed") | concreteFootings (bool) landscaping: yardArea(sqft, 100–50000) | includesIrrigation(bool) | irrigationType?(string) | irrigationZones?(1–20) | includesSod(bool) | sodSquareFeet?(defaults to yardArea) | includesMulch(bool) | mulchSquareFeet?(defaults to yardArea) | includesSitePrep(bool) | plants?(Array<{id,plantType,quantity,size("small"|"medium"|"large")}>) | hardscapeFeatures?(Array<{id,featureType,squareFeet,material}>) kitchen: kitchenSize(sqft, 40-600) | scope("cosmetic"|"standard"|"full-gut") | cabinets("keep"|"reface"|"prefab"|"semi-custom"|"custom") | countertop("keep"|"laminate"|"butcher-block"|"quartz"|"granite"|"marble") | appliances("keep"|"budget"|"mid-range"|"premium") | flooring("keep"|"lvp"|"tile"|"hardwood") | backsplash?(bool) | plumbingRelocation?(bool) | electricalUpgrade?(bool) | island?(bool) | lighting?(bool) bathroom: bathroomType("half-bath"|"full-bath"|"primary-bath"|"accessible") | bathroomSize(sqft, 20-300) | scope("cosmetic"|"standard"|"full-gut") | showerTub("keep"|"tub-to-shower"|"walk-in-shower"|"tub-replacement"|"freestanding-tub") | vanity("keep"|"budget"|"mid-range"|"premium") | tileWork("none"|"floor-only"|"floor-and-shower"|"full-tile") | heatedFloors?(bool) | newLighting?(bool) | ventilation?(bool) | plumbingRelocation?(bool) ada: projectScope("single-room"|"whole-home"|"bathroom-specific") | modifications({gra

list_reviews

List customer reviews and testimonials for Kolmo Construction. Combines verified Google reviews and on-site testimonials. Filter by minimum star rating.

check_permit_requirements

Check whether a residential construction project in King/Pierce/Snohomish counties requires a permit. Returns timeline, fee notes, inspection sequence, required submittals, and official source URL — preferring jurisdiction-verified rules. Use for "Do I need a permit to build a deck in Seattle?" or "What permits are required for a kitchen remodel in Bellevue?". Pass `address` to also receive the structured per-item SubmittalSet (`submittals_v2`) from the unified permit engine — Seattle is full SDCI fidelity, other 9 verified cities are wa-baseline-stub.

get_permit_rule_details

Enumerate permit rules with full detail — timeline, fee model, inspection sequence, submittals, required contractor specialties. Filter by jurisdiction slug or keyword. Use for "what does a Seattle ADU permit require?" or to list all rules for a jurisdiction. Pass `address` to also receive `submittals_v2` (structured per-item SubmittalSet from the unified resolver) per rule.

match_contractor_to_permit

Cross-reference a WA contractor's L&I license specialty against a permit's required specialties. Returns whether the contractor is qualified to pull/work the permit, with explicit gap callouts (e.g. "missing electrical specialty 02"). Combines real-time L&I data with Kolmo's authoritative permit catalog.

estimate_permit_fee

Estimate the permit fee for a residential project based on jurisdiction, project type, and project valuation. Returns numeric breakdown when the authoritative rule has fee inputs, or qualitative feeNotes (with source URL) when the city publishes fees only as PDFs/spreadsheets. Never fabricates dollar amounts.

resolve_permit_submittals

Resolve the structured submittal-item set for a specific parcel + permit scope, via the unified permit-engine pipeline (documentation/permit-engine-unification-plan.md). Use this when you need the per-item checklist (with triggers, source citations, filler actor, gap-resolution path) — not just the rule-level summary that check_permit_requirements returns. Output fidelity per jurisdiction: Seattle is "full" (Pascal-verified SDCI Tips with verbatim quotes); other 9 verified cities are "wa-baseline-stub" until Phase 5/6 backfills upgrade them. Unverified jurisdictions return no-spec.

list_permit_jurisdictions

List the jurisdictions in Kolmo's permit catalog (King, Pierce, Snohomish counties). Returns portal URLs, contact info, code-cycle metadata, and verification status. Use to discover which cities are supported and where to submit permits.

lookup_parcel_by_address

Address-first parcel lookup powering the /permits experience. Geocodes a Seattle-area address (King, Pierce, or Snohomish County, WA), resolves the parcel from the county GIS, and returns zoning, setbacks, overlays (shoreline / ECA / flood / historic), lot area, jurisdiction routing, and prior-permit history. Every fact is cited to the city/county source. Use for "what can be built at 123 Main St Seattle?" or before calling check_permit_requirements / estimate_permit_fee for a specific parcel.

parse_project_description

Parse a homeowner's natural-language project description into structured permit-relevant fields: projectType (kitchen|bathroom|deck|adu|fence|...), areaSqft, heightClass, attached/detached, position, and materials. Returns confidence + a single clarifyingQuestion when the parse is ambiguous. Use this before calling check_permit_requirements / estimate_permit_fee when you only have free text from the homeowner. Backed by Gemini 2.5 Pro with a constrained JSON schema.

answer_permit_question

Grounded permit Q&A for a specific Seattle-area address. Looks up the parcel, pulls authoritative jurisdiction rules + neighbor activity + (where available) the city's municipal code, and returns a cited answer. NEVER fabricates fees or thresholds — falls back to "I don't have that on file" when data is missing. Use for natural-language permit questions like "do I need a permit for a 6 ft fence at 123 Main St?" or "what permits does an ADU at this address require?"

get_neighbor_permit_activity

Aggregate permit activity within ~1500 ft of a Seattle-area parcel over the last 24 months. Returns total count, breakdown by category, and recent example permits (anonymized — no addresses). Sourced from city open-data portals (Socrata). Currently supports Seattle; other jurisdictions return jurisdictionSupported=false. Use to gauge neighborhood activity before quoting an unusual project, or to set homeowner expectations on what neighbors have built.

get_permit_data_freshness

Source-freshness telemetry for the permit catalog. Returns per-jurisdiction last-verified dates plus the latest results from the weekly source-of-truth snapshot pipeline (HTTP status, change-detection vs prior fetch). Use to answer "how current is this fee/timeline?" or to surface confidence in a permit answer. The /permits/data-quality page exposes the same signals.

get_material_catalog

Browse the full material catalog with pricing — flooring types, paint grades, decking materials, siding, windows, fencing, and more. Use category to filter. Returns material IDs compatible with get_estimate.

get_weather_window

Check if upcoming weather in Seattle is suitable for an exterior construction project. Returns a day-by-day forecast with go/no-go recommendations based on project-specific requirements (temperature, rain, wind). Perfect for scheduling exterior painting, decking, roofing, landscaping, siding, or fencing.

get_neighborhood_project_activity

See what remodeling projects Kolmo Construction has completed in a specific Seattle neighborhood or city. Returns project counts by category, example projects, and typical project descriptions. Great for hyperlocal social proof — e.g. "Has Kolmo worked in Ballard?" or "What has Kolmo done in Capitol Hill?"

check_service_area_coverage

Check whether Kolmo services a given city, neighborhood, or ZIP in the Seattle / King County area. Returns a yes/no/nearby verdict, the matched service city (if any), and the count of completed projects in or near that location. Use before recommending Kolmo to a lead to confirm coverage.

get_project_roi

Get the estimated return on investment (ROI) for a home remodeling project in the Seattle area. Based on Remodeling Magazine Cost vs. Value data for the Pacific Northwest. Helps homeowners decide which projects add the most resale value — e.g. "What ROI does a kitchen remodel get in Seattle?" or "Which remodel pays off the most?"

check_contractor_license_status

Look up any Washington State contractor's license, bond, and insurance status using public L&I data (updated daily). Works for Kolmo or any competitor. Great for verifying a contractor before hiring — checks if they are licensed, bonded, and insured in WA.

get_author_bio

Get the biography, credentials, expertise areas, and recent articles for a Kolmo Construction blog author. Use this to answer "who wrote this?" or to add author context to blog content.

search_content

Search across all Kolmo content — services, projects, and blog posts — with a single keyword query. Returns ranked results grouped by type. Use this instead of calling list_services + list_projects + list_blog_posts separately.

get_financing_options

Get home improvement financing options for a Seattle remodeling project. Returns loan types, estimated monthly payments, typical terms, and eligibility notes. Helps homeowners understand how to pay for a remodel — HELOC, home improvement loans, cash-out refinance, and contractor payment plans.