Why totals mislead
Two estimates for the same fire can differ widely at the bottom line for reasons that have nothing to do with honesty or skill. One estimator may have opened a wall and found soot in the cavity; another may have looked only at the room. One may assume the kitchen cabinets can be cleaned; another may have tested the finish and found it failing. One may include the rebuild; another may stop at mitigation.
Choosing the lower total without understanding those differences often means the missing work shows up later as a change order, or never gets done and leaves a lingering smell. Choosing the higher total without questions can mean paying for work that was not needed. The goal is to understand the gaps, then decide.
Most insurance-oriented estimates in the metro area are written in the same estimating software, with codes, units and descriptions for each line. That makes a side-by-side comparison much easier than it first appears, once the rooms are lined up.
A method that works
Make sure both cover the same thing
Check that each estimate covers the same stages. One may include only mitigation while the other includes rebuild.
Line up the rooms
List every room from both estimates in one column. Rooms missing from one estimate are the first thing to ask about.
Compare tasks within each room
For each room, note cleaning, removal, sealing and replacement items. Highlight items that appear in only one estimate.
Check the quantities
Square footage of walls and ceilings, linear feet of trim and counts of fixtures should be similar between estimates.
Look at the general items
Equipment, dumpsters, permits, protection of floors and supervision often appear in a separate section at the end.
Ask about every difference
Send each contractor a short list of questions and keep their written answers.
Common differences between estimates
Often in the more thorough estimate
- Cleaning or sealing of framing in opened walls
- HVAC cleaning and filter replacement
- Attic insulation removal
- Contents manipulation, such as moving furniture to clean
Often missing from the thinner one
- Closets and hallways next to affected rooms
- Ceilings in rooms where only walls were scoped
- Light fixtures, outlets and switch covers
- Final cleaning before contents return
A simple comparison grid
| Room and task | Estimate A | Estimate B | Question to ask |
|---|---|---|---|
| Kitchen: clean ceiling | Included | Not listed | Why was the ceiling left out of B? |
| Kitchen: replace upper cabinets | Not listed | Included | Why does B replace instead of cleaning? |
| Hallway: seal and paint walls | Included | Included | Same quantities? |
| HVAC: clean ducts | Included | Not listed | Did B inspect the system? |
| General: dumpster and haul-off | One load | Two loads | What volume of debris does each expect? |
Common questions
Can I ask one contractor to match another's estimate?
You can ask, but it is more useful to ask each to explain the specific line items that differ. A contractor who removes work just to match a number may be leaving out something the house needs.
What if my insurer's estimate is lower than both?
Share the contractor's estimate with your adjuster and ask for a line-by-line reconciliation. Supplements for damage found later are common in fire claims.
General information for Centennial, not a quote or professional advice. In an emergency, call 911.