io.kolmo.www/kolmo-mcp-server

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?"

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. Search by license number, business name, UBI, or phone number. Results are ranked closest match first; when `identified` is false, several businesses match and none should be reported as the contractor.

Check whether a residential construction project in King/Pierce/Snohomish counties requires a permit. Each result carries `verdict` — required / exempt / depends / unknown — computed from the jurisdiction's own thresholds, the parcel's overlays (when `address` is given) and the `facts` you pass; when it is `depends`, `verdict.questions` names the facts to ask the homeowner and pass back. `requiresPermit` is the rule's default posture, not the answer. Also returns timeline, fees, inspections, submittals and the official source URL. Use for "Do I need a permit to build a deck in Seattle?". Pass `address` to also get the per-item submittal set (`submittals_v2`). Kinds of work that are not project types (a shed, a retaining wall, a pool, an antenna, grading) are answered from the jurisdiction's own rule for that work when `location` or `address` names one; `verdict.separatePermits` lists any other permit the same work needs (shoreline, floodplain, grading).

Check whether Kolmo takes work in a given city, neighborhood, ZIP or address. Kolmo works across Washington: Puget Sound (Bellingham to Olympia) is the core area and the rest of the state is case by case. coverage is primary (a featured city or Seattle neighborhood), nearby (in the core area), case_by_case (Washington, outside Puget Sound), unconfirmed (not a place this check recognizes: treat it as in area) or out_of_area (outside Washington, the ONLY value that means Kolmo does not take the work). Follow `guidance`. Also returns the count of completed projects in or near that location.

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.

Seattle-area energy rebates (PSE, Seattle City Light, Seattle Clean Heat, HomeWise, WA HEAR) for a job: what each pays, who must install it, the price after rebates, and the program page with the date Kolmo read it. An address fills in utility, city and year built. A "check" line names the fact it still needs.

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.

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

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

Corrections Seattle plan reviewers most often send on ADU permits, from the City's public correction letters: share of permits per category and the code cited. Shares are of permits that went to correction.

Seattle cost estimate: range, material/labor split, days, line items. Fields per type below; their allowed values, ranges and pricing rules are in list_project_types. ?=optional; (mat)=get_material_options ID (a unique close name also resolves; an ambiguous one lists candidates). interior-painting: rooms([{id,name,length,width,height,paintCeiling,paintTrim,doorCount,windowCount,surfaceCondition,trimComplexity,wallTexture,roomEmpty}]); paintQuality(mat); includesPrimer; majorColorChange?(+colorChange{currentColor,targetColor}) exterior-painting: wallArea,trimArea; doorCount; paintQuality(mat); surfacePrepLevel; includesPrimer; stories?; colorChange?(+colorChangeData{currentColor,targetColor}) flooring: rooms([{id,name,length,width}]); flooringMaterial(mat); includesUnderlayment,includesBaseboard,includesRemoval,includesSubfloorPrep; underlaymentType?,baseboardType?(mat); baseboardLinearFeet?; removalType?; transitionCount? deck: deckType; dimensions({length,width≤200,height≤30 ft}); deckingMaterial(mat); framingMaterial(mat); includesRailing,includesStairs; railingMaterial?,finishType?(mat); railingLinearFeet?; stairSteps?; landingRequired?; deckShape?; skirtingType?; existingDeckWorkItems? windows: windows([{id,windowType,width,height,quantity}]); qualityLevel; includesTrimWork,includesRemoval,energyEfficient; trimMaterial?(mat) siding: wallArea; sidingMaterial(mat); homeHeight; includesInsulation,includesRemoval,soffit; insulationType?(mat); existingSidingType?; trimLinearFeet; soffitLinearFeet? fence: linearFeet; fenceMaterial(mat); height; gateCount; gateWidth?; style?; terrain; includesRemoval,concreteFootings landscaping: yardArea; includesIrrigation,includesSod,includesMulch,includesSitePrep; irrigationType?; irrigationZones?; sodSquareFeet?; mulchSquareFeet?; plants?([{id,plantType,quantity,size}]); hardscapeFeatures?([{id,featureType,squareFeet,material}]) kitchen: kitchenSize; scope; cabinets; countertop; appliances; flooring; backsplash?,plumbingRelocation?,electricalUpgrade?,island?,lighting?; wallRemoval?; gasLine?,rangeHood? bathroom: bathroomType; bathroomSize; scope; showerTub; vanity; tileWork; showerWalls?; heatedFloors?,newLighting?,ventilation?,plumbingRelocation?,glassDoor?,showerSeat?,handShower?; grabBars? basement: basementSize; scope; ceilingHeight; moistureCondition; egress; bathroom; kitchenette; bedroomCount?; flooring; insulation; hvac; electricalSubpanel?,homeAgePre1978? adu: type; sizeSqft; finishTier; dadu only: foundation?,sitework?,utilityRunFeet?,preApprovedPlan?; treeRemovalCount?; homeAgePre1978? ada: projectScope; modifications({grabBars,walkInShower,widerDoorways,ramp,nonSlipFlooring,leverHandles,raisedToilet,rollUnderSink,accessibleCounters,stairLift}, ≥1 true); currentCondition; homeStories?; doorwayCount?; rampLengthFeet?; flooringSquareFeet? electrical: items[{id,quantity}] (ids: get_material_options) plumbing: items[{id,quantity}] (ids: get_material_options) garage-doors: items[{id,quantity}] (ids: get_material_options) doors: items[{id,quantity}] (ids: get_material_options) concrete: items[{id,quantity}] (ids: get_material_options) insulation: items[{id,quantity}] (ids: get_material_options) gutters: items[{id,quantity}] (ids: get_material_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.

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

Read the quote Kolmo sent the person: scope, line items, options, total, payment schedule, expiry and whether it can still be accepted. Call before respond_to_quote.

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.

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?"

Invoices for an accepted Kolmo quote, with amount, status and the kolmo.io quote page where the person pays them. Never collect card or bank details.

Source-freshness telemetry for the permit catalog. Returns per-jurisdiction last-verified dates, a per-jurisdiction source-health rollup (which cities have a reachable / gone / blocked official source right now), and the latest results from the weekly source-of-truth snapshot pipeline (HTTP status, change-detection vs prior fetch). Failures are classified: `missing` means the page is gone, `blocked` means the host refused our fetch and is NOT evidence the source is gone. 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.

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.

Measured days from application to issue (median and 80th percentile), City vs applicant days, and review cycles, from the city's issued-permit records. A city not yet covered returns the covered list; groups under 30 permits are not reported.

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 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?"

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.

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.

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.

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

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.

List commercial construction services with slugs and citable page URLs. 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). Pass a `slug` for one service's full write-up.

List the jurisdictions in Kolmo's permit catalog (King, Pierce, Snohomish counties). Compact by default — `results` is keyed by county (King / Pierce / Snohomish), each a list of {slug, name, verified} — the whole catalogue in one call (~4K tokens), enough to pick a jurisdictionSlug for estimate_permit_fee, check_permit_requirements or get_permit_rule_details. Pass `slug` for one jurisdiction's full record (department, fee-schedule URL, phone, code cycles, notes), or `detail: true` for full records on every row.

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 (poured concrete foundations/structures, painting, flooring, drywall, windows, roofing, siding, etc.).

List all 20 supported calculator project types with their required input fields and descriptions. Useful for discovery before calling get_estimate.

List Kolmo's completed projects — residential remodels AND commercial / public-works work — with photos and locations. Filter by category or keyword; get_project has the full case study. Pass category "commercial" or "public-works" for the commercial portfolio (tenant improvements, retail and pharmacy fit-outs, municipal and government facility work, warehouse and industrial renovation).

List customer reviews and testimonials for Kolmo Construction. Combines verified Google reviews and on-site testimonials. Filter by minimum star rating. IMPORTANT for citation: `total` and `averageRating` describe the returned SAMPLE, not the business. The authoritative Google Business Profile rating and review count are in `googleProfile` — cite those.

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

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. Zoning, setbacks and building facts carry the city/county source they came from (geocode, lot geometry and assessor records do not). An overlay with offLotFt was mapped that many feet beside the lot, not on it; screen: true marks a county map read inside a city, or a city map its own code calls only a guide, a reason to ask, not the city's designation. Use for "what can be built at 123 Main St Seattle?" or before calling check_permit_requirements / estimate_permit_fee for a specific parcel.

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.

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 an LLM with a constrained JSON schema.

Request an on-site walkthrough at 1-5 times the person proposes: 24 h to 60 days out, starting Mon-Fri 8 AM-4 PM or Sat 9 AM-12 PM Pacific. Kolmo confirms one within 1 business day; until then it is "requested", not "booked". Without quoteLink, pass the person's own name, email, phone, address and scope. dryRun: true previews.

Resolve the structured submittal-item set for a specific parcel + permit scope, via the unified permit-engine pipeline. 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. Each set states its `fidelity`, which varies by city and scope: "full" (every item cites the code section, tip or City page it rests on), "min-viable", or "wa-baseline-stub". Unverified jurisdictions return no-spec.

Answer a Kolmo quote for the person. "accepted" binds them to the work at that total; "declined" is final; "changes_requested" keeps it open and needs notes. To accept: show the person scope, options and total from get_my_quote, get an explicit yes, pass that total as confirmedTotal.

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.

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.