Reconstruction after damage: putting the house back together

When can rebuilding start?

Rebuilding starts only when the structure is dry and clean, and when there is a record showing it. On a water job, that means moisture readings in the framing and subfloor that match dry materials elsewhere in the house. On a fire job, it means charred material removed, residue cleaned, and any remaining odor sealed.

On a mold job, it means the growth and ruined materials are gone and the area has passed its final check; in Texas, that check is the licensed assessment consultant's. Closing a wall a few days early saves nothing if the rebuild has to be torn out again.

One team from tear-out to trim

Many homeowners hire one company to clean up and another to rebuild. It can work, but things fall between the two: a wall opened in one place by the first crew is measured again by the second, the photos of what was behind it sit in someone else's file, and the schedule waits on two offices. When the same team does both, the rebuild scope is written from what was actually removed, the paperwork for the claim stays in one place, and you have one person to call about the whole house.

What a rebuild usually includes

1. Scope and estimate. A line-item list of every material removed and what replaces it, room by room.
2. Permits. Applied for where the city requires them, usually for structural, electrical, plumbing or significant drywall work.
3. Structure and systems. Framing repairs, then any electrical or plumbing work by licensed trades, then inspections.
4. Insulation and drywall. New insulation, drywall hung, taped and textured to match the rest of the room.
5. Finishes. Flooring, cabinets, countertops, doors, trim and paint.
6. Walkthrough. A final room-by-room walk with you, and a short list of anything left to finish.

Matching what was there

Most homeowners want the repaired rooms to look like the rest of the house, not like a patch. That is harder than it sounds. Hardwood floors continue from one room into the next, wall texture varies by who sprayed it, paint fades, and the exact tile or cabinet door may no longer be made. Before ordering, we photograph and measure the existing finishes, take samples where we can, and show you options when an exact match does not exist. If a match is impossible, say so to your adjuster early, because whether adjoining areas are replaced for a uniform look is a question your policy and insurer decide.

Older homes: lead paint and asbestos

Many houses in both regions were built before 1978, the year after which lead-based paint was banned for homes. The EPA's Renovation, Repair and Painting rule requires firms that disturb painted surfaces in pre-1978 homes to hold EPA lead-safe firm certification, to use trained renovators who follow lead-safe practices, and to give the owner the EPA's Renovate Right pamphlet before work starts. Asbestos is a second concern in older materials such as some popcorn ceilings, vinyl flooring and pipe insulation. The EPA advises that material suspected of containing asbestos be tested before it is disturbed, and that removal be left to trained professionals. Ask any contractor rebuilding an older home how they will handle both.

Licenses, permits and contracts

In California, any job of $1,000 or more in labor and materials, or any job that needs a permit, must be done by a contractor licensed by the Contractors State License Board. A home improvement contract over $500 must be in writing, the down payment may not exceed 10 percent of the contract price or $1,000, whichever is less, and you have three days to cancel after signing. Look up any license on CSLB's Check A License page. In Texas, the city issues the permit and inspects the work; Dallas and Fort Worth each have their own residential permit process, and electricians and plumbers hold state licenses you can look up on the state boards' sites. Whatever the state, ask who pulls the permit, who books inspections, and get the scope, price and schedule in writing.

Living in the house during the rebuild

Some rebuilds happen around the family; others need the house empty for a while. Kitchens and bathrooms are the hardest to live without, and a fire job with heavy odor work may not be livable until it is done. If your home is unlivable because of a covered loss, many homeowners policies pay additional living expenses, sometimes called loss of use. The California Department of Insurance advises keeping receipts for every relocation expense, such as temporary housing and meals beyond your normal costs. Ask your insurer early what your policy allows, so the rebuild schedule and your temporary housing line up.

Small improvements while the walls are open

An open wall is a chance to make changes that are expensive later: an extra outlet, blocking for grab bars or a heavy shelf, better insulation, a water shutoff valve where the leak started, or a leak sensor under the sink. Insurers generally pay to restore what was there, so improvements beyond that are yours to pay for; we price them separately so the claim estimate stays clean. Rebuilding after water damage, fire and smoke or mold follows the same order described above.

Sources: CSLB, AB 2622 bulletin, Contracts and Binding Agreements and Check A License; U.S. EPA, Lead Renovation, Repair and Painting Program and Protect Your Family from Exposures to Asbestos; California Department of Insurance, Residential Property Claims Guide; TDLR, License Search.