Why the hand-off deserves attention

Emergency work happens fast, often within hours of a loss, and many homeowners sign with whoever arrives first. When it is time to rebuild, it is reasonable to get other bids. Some restoration firms also do reconstruction; others stop at mitigation. Either way, the homeowner is free to choose.

What gets lost in a switch is information. The mitigation contractor saw the wet walls before they were cut, took the moisture readings, decided what to remove and photographed it. The rebuild contractor arrives to bare studs and has to reconstruct that history from scratch. If the two scopes do not line up, items can be missed, or a rebuilder can bid work that was never part of the insured loss.

Asking for the mitigation file in writing, before the final mitigation invoice is paid, is the simplest way to close that gap.

The hand-off package

  • Photos from before demolition, during demolition and at the end of drying
  • The daily moisture log and dry standard readings
  • A list or sketch of every material removed, with heights of wall cuts
  • Any asbestos or lead test results
  • The mitigation estimate or invoice as submitted to the insurer
  • Notes on anything treated, such as antimicrobial or odor sealer
  • Notes on anything left in place that was wet or smoke-affected

Common hand-off problems

  • IfWall cuts were made at different heights in different roomsThenAsk the rebuilder to measure and price each room individually, not with one average.
  • IfThe mitigation file has no photos of a removed itemThenTell the adjuster now, while memories are fresh, and describe what was there.
  • IfThe rebuilder's bid includes demolition already doneThenAsk them to remove it, or explain what additional demolition is needed and why.
  • IfInsulation was removed but not listedThenAsk that it be added to the reconstruction estimate with the depth and type.

Questions for a rebuild contractor who did not do the mitigation

  1. Have you reviewed the mitigation photos and moisture records?
  2. Will you take your own readings before closing any walls?
  3. Is your estimate written to line up with the insurer's format, so line items can be compared?
  4. How will you handle damage that was hidden during mitigation?
  5. Who on your side communicates with the adjuster?

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