What each stage covers
Names vary from one contractor to another, but the split is common across the industry.
Mitigation (emergency and cleanup)
- Board-up, roof tarping and fencing
- Water extraction and drying
- Debris removal and demolition of unsalvageable materials
- Soot cleaning, odor treatment and contents pack-out
Reconstruction (rebuild)
- Framing, roofing and structural repairs
- Electrical, plumbing and HVAC work under permit
- Drywall, paint, flooring, cabinets and trim
- Final inspections and walkthrough
Where the two meet
Mitigation ends where rebuilding begins, and that line needs to be clear. If the mitigation contractor removes drywall but leaves smoke residue on the framing, the rebuild contractor may close up a wall that will smell for years. If the rebuild contractor assumes the ductwork was cleaned and it was not, the new house smells like the old fire the first time the heat comes on.
Some restoration contractors do both stages and some do only one. Either can work. What matters is that the hand-off point is written down: which surfaces were cleaned and sealed, what was removed, what moisture readings showed at the end of drying, and who is responsible for anything found later.
Many work authorizations signed on the first night include clauses about direct payment from the insurer, assignment of benefits or cancellation terms. Colorado consumer and insurance rules can affect some of these arrangements. Read the whole document, ask questions and keep a copy. Sign for the emergency work you need now, and take time on the rebuild.
Situations to sort out before signing
- IfThe form you are handed covers "all repairs" rather than emergency servicesThenAsk for an emergency-only authorization and a separate written estimate for reconstruction.
- IfThe contract assigns your insurance benefits to the contractorThenUnderstand what rights you are giving up, and ask your insurer or an attorney before signing.
- IfMitigation and reconstruction are by different contractorsThenAsk for a written hand-off report so the rebuild starts from known conditions.
- IfYour insurer suggests a preferred contractorThenYou can usually choose your own; ask the insurer to confirm in writing how either choice affects the claim.
Questions for any fire contract
- What exactly is included, and what is excluded?
- How are change orders approved and documented?
- Who pulls permits, and from which building department?
- What happens to my deposit and to work in progress if I cancel?
- How will payments be split between me, my insurer and my mortgage company?
- What written records will I receive at the end of each stage?
Common questions
Can I switch contractors between mitigation and the rebuild?
Usually yes, once the mitigation contract is complete and paid according to its terms. Ask for the hand-off records so the new contractor knows exactly what was done.
Why does my mortgage company appear on the insurance check?
Lenders are commonly named on dwelling payments because they have an interest in the house. Ask your lender early how it releases funds for repairs, since the process can take time.
General information for Centennial, not a quote or professional advice. In an emergency, call 911.