Factors and their effect
| Factor | Tends to increase scope when | Tends to reduce scope when |
|---|---|---|
| Wall construction | Plaster is detached or charred and must be rebuilt | Plaster is sound and can be cleaned and sealed |
| Framing type | Open cavities carried smoke between floors | Platform framing contained smoke to one area |
| Hazardous materials | Asbestos or lead must be abated before work | Testing is negative or materials will not be disturbed |
| Wiring | Old wiring must be replaced in opened walls | Wiring was updated before the fire |
| Original finishes | Custom milling or specialty refinishing is needed | Damage is limited to painted or replaceable surfaces |
| Matching | Continuous floors, roofs or tile must be redone for a match | Patches blend or materials are readily available |
| Access | Steep roofs, tight lots or alley access complicate work | Easy access for equipment and dumpsters |
| Season | Winter requires temporary heat or freeze protection | Mild weather allows faster drying |
Reading an estimate with these factors in mind
Two estimates for the same fire can differ greatly because they assume different answers to the questions in that table. One might assume all plaster comes out and drywall goes in; another might plan to save most walls. One might include milled trim, the other stock trim. Neither is necessarily wrong, but you should know which assumptions each estimate makes.
Look for line items that describe your actual materials. If the house has plaster and the estimate lists only drywall, ask why. If it has fir trim and the estimate lists finger-jointed pine, ask whether that is intended as the match. Estimates for older homes often come in low because the estimating software defaults to modern materials.
Check each estimate for
- Testing and abatement, or a note that they are separate.
- Plaster repair versus drywall replacement, room by room.
- Trim, doors and built-ins described by species and profile.
- Electrical work and any code-required upgrades listed separately.
- Specialty trades named, such as window restoration or tile matching.
- Floor refinishing across whole continuous areas, so patches don't show.
- Temporary heat or protection during winter months.
- Permit fees and inspection time.
Questions when estimates disagree
- Which walls does each estimate assume will be removed, and why?
- Does either estimate assume hazardous materials, and has testing been done?
- How does each estimate handle matching original trim and floors?
- What assumptions about hidden damage are built in?
- What would change the scope once walls are opened?
Common questions
- Is the lowest estimate the one the insurer will pay?
- Not necessarily. Insurers usually write their own estimate and compare it with contractors' figures. A detailed contractor estimate that explains why older materials need specific work gives you more to discuss than a lower, generic one.
General information for Park Hill, not a quote or professional advice. In an emergency, call 911.