Factors and how they push the scope
| Factor | Pushes scope up when | Keeps scope down when |
|---|---|---|
| Structural damage | Trusses, beams or bearing walls are affected | Damage is limited to finishes and contents |
| Spread of smoke | Smoke moved through ducts, stairwells and attics to the whole house | Doors were closed and smoke stayed in one area |
| Firefighting water | Water reached lower levels or adjoining units | Little water was used or it was extracted quickly |
| House age | Code upgrades, testing for asbestos or lead, and hard-to-match finishes apply | Newer construction with current materials |
| Attached construction | Shared walls, roofs and HOA approvals are involved | Detached house with simple access |
| Finish level | Custom cabinets, stone, hardwood or special trim must be matched | Standard, readily available finishes |
| Systems | Electrical, HVAC and plumbing need replacement | Systems were outside the affected area |
| Season | Winter work needs temporary heat and weather protection | Exterior work fits in mild weather |
| Decisions and changes | Owner changes mid-job or late selections | Selections made early and held |
Reading an estimate with these factors in mind
Fire reconstruction estimates in Colorado are often written in insurance estimating software, with line items for each task in each room. When a total seems high or low, look for which factors are driving it. A large number of lines for cleaning and sealing in rooms far from the fire tells you the estimator saw widespread smoke. Lines for temporary heat or weather protection reflect the season. Code-upgrade items should be identified separately.
If two estimates differ sharply, the difference usually traces to one or two of these factors being treated differently, such as one estimator assuming trusses can be repaired while another assumes replacement.
Information that helps estimators get it right
- The year the house was built and any major remodels, with permits if you have them.
- Original plans or HOA architectural documents for attached homes.
- Product names or receipts for cabinets, flooring and countertops.
- Any previous testing for asbestos or lead.
- Photos of the house before the fire, which many people have on their phones.
Common questions
Does a bigger house always mean a bigger rebuild?
Not necessarily. A small fire in a large detached house may cost less to repair than a moderate fire in a townhome where the shared wall, a neighbor's unit and the HOA roof are all involved. Spread and complexity usually matter more than square footage.
Why do two rooms with similar damage get different line items?
Ceiling height, finishes, built-ins and what sits behind the walls all change the work. A kitchen with cabinets, plumbing and appliances is a very different scope from a bedroom of the same size.
General information for Westminster, not a quote or professional advice. In an emergency, call 911.