How Long Does It Take to Rebuild a House After a Fire?

The steps that set your rebuild schedule

Realm's homeowner guide lays out the usual order.

• Stay off the property until the fire department or local authority declares it safe.
• Photograph and video all damage, inside and out, before you move or clean anything.
• Secure the home with boarded openings or a roof tarp, and have the utilities shut off.
• Hold off on permanent repairs until the insurance adjuster has inspected.
• Have the structure, hidden smoke and water damage, and hazardous materials assessed.
• Get permits and pass inspections. These make the rebuilt home officially livable.

Whether you can rebuild on the existing foundation

Sometimes you can, but only if the foundation is still sound. Realm's guide calls the foundation the most critical element. If it is severely cracked or compromised, a full teardown is often the only option. A qualified structural engineer needs to make that call, not the homeowner.

• Foundation: severe cracking or compromise often means a complete teardown.
• Load-bearing walls, floor joists and roof structure all need a professional inspection.
• Building codes may have changed since the house was built, which can change what you can rebuild.
• Working utilities and a safe neighborhood also affect whether rebuilding can start.

Smoke and water damage can enlarge the job beyond what burned

Rooms the flames never touched may still need new walls, ceilings or floors. Smoke and soot work into drywall, insulation and framing, and they leave odors and toxic residue behind. Water from firefighting can cause rot and mold if the house isn't dried properly and quickly.

• Check for asbestos and lead, which a fire can disturb.
• Have the electrical, plumbing and HVAC systems inspected, since soot can damage them out of sight.
• Underestimating hidden damage is a common mistake that can shrink an insurance settlement.

How insurance affects when rebuilding can begin

Your claim and your rebuild move together, so file early and keep records of every call and email. Realm's guide suggests checking your policy's declarations page for limits on the structure, personal property and additional living expenses. Additional living expenses cover temporary housing while you're displaced.

For insurance, you only need an estimate for putting the house back together. We price that work in Xactimate, the same software and pricing structure adjusters use, and in most losses we bill your carrier directly instead of you.

• You don't have to accept the first settlement offer. You can question it and negotiate.
• Try to be present for the adjuster's inspection so you can point out damage they might miss.

Why we can't quote a timeline or price sight unseen

We can't give a number before we've seen the property, and we won't guess at a figure sight unseen. We come out, look at your home, and then sit down with you to go through the estimate together.

What to compare before choosing a rebuild contractor

Get written bids so you can compare scope and price side by side, and check references for reliability and communication. Realm's guide also suggests choosing a fire restoration specialist and signing a thorough contract.

• Look up any contractor on Washington L&I's free Verify tool before you sign.
• Compare detailed quotes from more than one local contractor before you commit.

Common questions