Fire and Smoke Damage Scope Checklist: Beyond the Burn Area
2 min read
You pull up to a residential fire loss. The fire started in the kitchen and was contained to that room, but smoke filled the entire first floor and migrated upstairs through the HVAC system and stairwell. The adjuster scoped the kitchen. That's it. You need to walk every zone of this home systematically and capture every piece of scope so your estimate reflects the actual job, not just the obvious damage. Miss something now and you're either eating the cost during reconstruction or submitting a supplementSupplements: Getting Paid for What the Adjuster Could Not SeeA supplement adds items to your existing insurance estimate after the original scope was written. Hidden damage behind walls, code upgrades flagged...
Read more → three weeks into the job while your crew waits for approval.
I talked to contractors who told me fire losses are either their most profitable jobs or their biggest money losers, and the difference comes down to the initial scope. The burn area is straightforward. Everyone scopes that. But smoke migration, HVAC contamination, code upgradesYour Walls Are Open. Now the Inspector Wants $5,000 in Upgrades.Nobody warned me about this one. When the drywall came down on my claim, I thought we were just replacing what got damaged. Then the building inspe...
Read more →, attic damage, and content decisions add up to 30-60% of the total job value on a typical residential fire. If you don't capture it during your first walkthrough, you're playing catch-up for the entire project. I built this checklist after reviewing scope reports from contractors who consistently capture $15,000 to $40,000 more per fire loss than the industry average. They aren't inflating scope. They are finding and documenting what's actually there, zone by zone.
Read more →, attic damage, and content decisions add up to 30-60% of the total job value on a typical residential fire. If you don't capture it during your first walkthrough, you're playing catch-up for the entire project. I built this checklist after reviewing scope reports from contractors who consistently capture $15,000 to $40,000 more per fire loss than the industry average. They aren't inflating scope. They are finding and documenting what's actually there, zone by zone.
Zone 1, burn area: structural, electrical, and plumbing
The burn area is your starting point. Scope every damaged component systematically.
| # | Scope item | What to look for | Typical value |
|---|---|---|---|
| 1 | Structural framing replacement | Measure depth of char on studs, joists, and headers. Members with char deeper than 1/4 inch on load-bearing elements require structural evaluation | $3-$8 per LF for 2x4 framing |
| 2 | Drywall removal and replacement | Full removal in fire room, including ceiling. Check for fire-rated assemblies that require Type X replacement | $2-$5 per SF |
| 3 | Electrical rewiring | All wiring in the fire room with heat-damaged insulation must be replaced. Check for melted receptacles, switches, and junction boxes | $3-$8 per LF of wire run |
| 4 | Plumbing evaluation | PVC and CPVC pipe exposed to heat may warp or weaken. PEX melts at relatively low temperatures. Copper supply lines may have solder joints fail | $200-$1,500 depending on extent |
| 5 | Flooring removal and replacement | Full removal in fire room. Check subfloor for char damage and structural integrity | $3-$15 per SF depending on material |
| 6 | Cabinet and countertop replacement | Even undamaged cabinets in the fire room absorb smoke odor in the wood grain. Laminate, solid surface, and stone countertops may have heat damage | $5,000-$25,000 for full kitchen |
| 7 | Window replacement | Check for heat-cracked glass, melted vinyl frames, warped aluminum frames, and failed seals on double-pane units | $300-$800 per window |
| 8 | Door and door frame replacement | Hollow-core doors in fire room are typically destroyed. Solid doors may have surface char that can be sealed. Check frames for structural integrity | $200-$600 per door assembly |
Zone 2, smoke-affected rooms: walls, ceilings, and contents
Every room beyond the burn area needs individual evaluation for smoke damage. The scope in this zone depends on the severity of smoke exposure.
| # | Scope item | What to look for | Typical value |
|---|---|---|---|
| 9 | Wall cleaning (light smoke) | Soot sponge picks up light residue. Walls can be cleaned with chemical sponge and repainted. Two coats minimum with odor-blocking primer | $2-$4 per SF |
| 10 | Ceiling cleaning or replacement | Smoke rises, so ceilings often have heavier deposits than walls. Textured ceilings (popcorn, knockdown) trap soot and usually require removal and replacement | $2-$5 per SF |
| 11 | Carpet cleaning or replacement | Light smoke exposure may be professionally cleanable. Heavy exposure or synthetic fire byproducts typically require replacement. Pull back a corner and check the pad | $2-$8 per SF |
| 12 | Window treatment replacement | Blinds, curtains, and drapes absorb smoke. Fabric items in heavily affected rooms are rarely salvageable. Hard blinds may be cleanable | $100-$500 per window |
| 13 | Interior painting (full room, smoke-affected) | Two coats of odor-blocking primer plus two coats of finish paint. This is not standard painting. Smoke-affected surfaces require specialty primer | $400-$1,000 per room |
| 14 | Closet contents evaluation | Open every closet. Clothing absorbs smoke odor readily. Check shoes, stored items, and seasonal clothing for soot residue | Varies by contents |
Zone 3, HVAC system: ducts, filters, and air handlers
The HVAC system is the primary vehicle for smoke migration. If it ran during or after the fire, contamination extends to every room with a supply register.
| # | Scope item | What to look for | Typical value |
|---|---|---|---|
| 15 | HVAC filter inspection and documentation | Photograph the filter before removal. A black, soot-covered filter proves the system ingested combustion byproducts | $20-$50 for replacement filter |
| 16 | Duct cleaning with HEPA vacuum and sanitizing | Required when soot is present on interior duct surfaces. Check by removing a supply register and photographing the inside of the duct | $500-$1,500 |
| 17 | Flex duct replacement | Flex duct absorbs smoke odor in the insulation layer. If cleaning doesn''t eliminate odor, replacement is required | $15-$25 per LF |
| 18 | Air handler coil cleaning or replacement | Soot on evaporator coils reduces efficiency and re-circulates odor. Cleaning runs $200-$400. Replacement runs $800-$2,000 | $200-$2,000 |
| 19 | Return grille and register cleaning or replacement | Registers in smoke-affected rooms collect soot. Metal registers can be cleaned. Plastic registers exposed to heat should be replaced | $10-$40 per register |
Zone 4, exterior: siding, windows, and roof
Exterior damage from fire is often overlooked when the fire was interior. Heat, smoke, and firefighting operations can all cause exterior damage that belongs in the scope.
| # | Scope item | What to look for | Typical value |
|---|---|---|---|
| 20 | Vinyl siding melting or warping | Check siding around windows and doors near the fire room. Radiant heat through windows can melt or warp vinyl siding on exterior walls | $3-$8 per SF |
| 21 | Window screen replacement | Heat warps window screens on the fire side of the home. Check every window within 15 feet of the fire room | $30-$80 per screen |
| 22 | Soffit and fascia damage | Heat venting through the eaves can melt vinyl soffit or char wood fascia. Check the eave line directly above the fire room | $4-$12 per LF |
| 23 | Roof ventilation near fire room | Attic vents, ridge vents, or turbine vents directly above the fire room may show heat damage or soot staining | $50-$300 per vent |
| 24 | Landscaping and exterior damage from fire operations | Fire department hose operations, ladder placement, and equipment staging can damage landscaping, fencing, and walkways | $200-$2,000 depending on damage |
Zone 5, code triggers and permits
Fire repairs trigger code compliance requirements that extend beyond the damaged area. These are legitimate costs that belong in the estimate.
| # | Scope item | What to look for | Typical value |
|---|---|---|---|
| 25 | Electrical panel upgrade | When the panel takes heat damage or circuits in the fire room require rewiring, the code may require upgrading a 100A panel to 200A service | $2,000-$4,000 |
| 26 | Smoke detector upgrade (whole home) | Fire repair permits trigger interconnected, hardwired smoke detector requirements throughout the entire home, not just the fire room | $800-$2,000 |
| 27 | AFCI and GFCI circuit protection | Rewired circuits must meet current code. AFCI required in bedrooms, GFCI in kitchens, baths, garages, exteriors | $30-$50 per breaker |
| 28 | Fire-rated assembly requirements | When replacing walls between garage and living space or between units in multi-family, Type X drywall and fire caulking are code-mandated | $1-$3 per SF additional over standard drywall |
| 29 | Permit fees | Fire repair permits are required in most jurisdictions. Some require separate permits for electrical, plumbing, and mechanical | $200-$2,000 total |
Zone 6, contents: cleaning vs replacement thresholds
Content scope on fire losses can exceed the structural repair cost. The key is documenting whether each item category is cleanable or non-salvageable.
| # | Scope item | What to look for | Typical value |
|---|---|---|---|
| 30 | Clothing (professional laundering) | Light to moderate smoke exposure on washable fabrics. Professional smoke restoration laundering, not standard dry cleaning | $5-$15 per garment |
| 31 | Clothing (replacement) | Heavy exposure, synthetic fire byproducts, or items in the fire room that cannot be restored | Market value per item |
| 32 | Upholstered furniture evaluation | Fabric absorbs smoke. Cleaning may be attempted but success rate is low on heavy exposure. Foam cushions absorb odor permanently | $200-$500 cleaning, replacement at market value |
| 33 | Electronics cleaning or replacement | Conductive soot particles cause short circuits. Professional evaluation required before powering on any electronics from smoke-affected rooms | $100-$500 per item cleaning |
| 34 | Hard goods cleaning | Non-porous items (dishes, glassware, metal cookware) can typically be cleaned. Ultrasonic cleaning for delicate items | $500-$2,000 for full kitchen inventory |
| 35 | Food and perishables | All food in the home should be inventoried and replaced. Smoke particulates contaminate unsealed food. Even sealed containers in the fire room should be discarded | $500-$2,000 |
Zone 7, odor treatment: fogging, ozone, and sealing
Odor treatment is the final scope zone and each method is a separate line item. Don't let the adjuster bundle them.
| # | Scope item | What to look for | Typical value |
|---|---|---|---|
| 36 | Thermal fogging | Required for penetrating concealed spaces (wall cavities, behind built-ins, inaccessible areas) where smoke migrated | $300-$800 per treatment |
| 37 | Ozone treatment | Oxidizes odor molecules on exposed surfaces and in air. Home must be vacated during treatment. Multiple treatments may be needed | $200-$600 per treatment |
| 38 | Odor sealing (shellac-based primer) | Applied to all structural surfaces not being replaced. Framing, subfloor, sheathing in fire and smoke-affected areas | $1-$2 per SF |
| 39 | Hydroxyl generator rental | Continuous odor treatment safe for occupied spaces. Used during reconstruction phase when ozone is impractical | $150-$400 per day |
| 40 | Final clearance testing | Post-treatment verification that odor levels are acceptable. Some carriers require third-party verification before closing the claim | $200-$500 |
Quick-check your estimate
- Print or save this checklist for every fire loss walkthrough
- Walk every room in the home, not just the fire-origin area
- Test for smoke residue with a soot sponge in every room including closets
- Document HVAC contamination before anyone turns the system on or cleans the filter
- Identify all code triggers before the permit inspection
- Categorize contents as cleanable or non-salvageable with photo documentation
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