The situation

Illustrative example. Not a real job or customer.

A two-story house from the late 1970s with site-built rafters has a fire in an upstairs bedroom that started at a space heater. Firefighters put it out quickly. The adjuster's first estimate covers the bedroom: drywall, insulation, flooring, paint, a window, and smoke cleaning in the rest of the upstairs. The attic hatch is in a closet and was not opened during the first inspection because the ceiling near it was unstable.

  1. The owner signs a reconstruction contract based on the adjuster's estimate.
  2. During demolition, the bedroom ceiling comes down and the contractor sees charred rafters directly above and smoke-blackened decking extending well beyond the room.
  3. The contractor stops demolition in that area and tells the owner the same day.
  4. The contractor photographs the attic in wide shots showing location, then close-ups of each charred rafter with a tape measure for scale.
  5. They count and measure the affected rafters, record the square footage of stained decking, and note that the insulation across most of the attic smells of smoke.
  6. The owner emails the adjuster with the photos and a short explanation, and asks whether a re-inspection is needed.
  7. The adjuster schedules a re-inspection and asks for a builder's or engineer's opinion on the rafters.
  8. A short engineer's letter recommends sistering most rafters and replacing two with deep char at the ridge.
  9. The adjuster approves a supplement for the rafter work, decking sealing, attic insulation replacement and the engineer's fee.

The bedroom work continued while the attic supplement was reviewed. Because the documentation was organized, the supplement was approved after one re-inspection rather than several rounds of questions.

Why the supplement went smoothly

  1. Work stopped at the right moment

    Nothing was covered or thrown away before the adjuster could see it.

  2. Photos told a story

    Wide shots oriented the adjuster; close-ups with a tape showed the depth of char.

  3. Quantities were specific

    A count of rafters and a square footage of decking and insulation, not a general description.

  4. An independent opinion was offered

    The engineer's letter gave the adjuster a professional basis for approving structural work.

Questions to ask when your first estimate seems room-sized

  1. Was the attic above the fire inspected, and are there photos?
  2. Were wall cavities next to the fire opened or checked with a moisture meter or thermal camera?
  3. How will additional damage found during demolition be documented and submitted?
  4. Can work continue in other areas while a supplement is reviewed?

General information for Westminster, not a quote or professional advice. In an emergency, call 911.