The first estimate on a damaged house is written from what you can see. The house is more than that. Here is what we look at on a first visit, and why the list sometimes changes.
Where the water went
Water does not stay where it landed. It runs down a wall, soaks the bottom plate, wicks up the back of drywall and travels along a ceiling to a light fixture two rooms away. On a first visit we trace it from the source: a ceiling stain, a wet baseboard, a soft spot in the floor. A moisture meter tells us what is actually wet. A thermal camera helps us find the edges. Our drying page explains what happens next.
What looks fine and is not
- Carpet pad. The carpet can feel dry while the pad underneath still holds water.
- Cabinet bases. Toe kicks and the backs of lower cabinets stay wet after a spill that looked small.
- Wall cavities. Painted drywall can hide wet insulation and a wet bottom plate.
- Hardwood. Boards can cup days later. Many can be dried and kept. See why wood floors can sometimes be saved.
- Attic and ceiling. After a roof leak the wet area is usually larger than the stain.
What fire leaves behind
Smoke travels farther than flame. A small kitchen fire can send soot through the whole house if the air handler kept running. We check the rooms, the contents, the attic and the HVAC. Our page on smoke and soot restoration has the details, and fire damage restoration covers the rest of the job.
Why the list can change
A first estimate covers what is visible. When we open a wall and find wet insulation, the list gets longer. Sometimes we open a wall and find it dry, and the list gets shorter. Either way, we write down what we find, with photos, and the scope follows. Our post on why fire damage estimates change after demolition goes into the fire side.
Houses with a lot of finish in them
Older houses with plaster, built-ins, stone floors and custom millwork need slower, more careful work. We protect what is dry, take out what is wet, and photograph as we go. We work in neighborhoods like Westover Hills and Rivercrest, Mira Vista and Southlake. If people are living in the house during the work, see drying an occupied house.
What happens next
If it needs drying, we start the same day when we can. Read the process page for the steps. If the water is still running, Call us. We answer 24/7. Otherwise, get in touch.