Water and fire damage questions

Fixr lists water damage restoration at $1,200 to $5,000, with a $3,000 national average. Bob Vila gives $1,305 to $5,707. Clean water from a supply line costs less per square foot ($3.75 to $4.25) than sewage or flood water ($7 to $7.50), and rebuilding is extra.

Fixr puts fire damage restoration at $3,000 to $40,000, with an $11,900 national average, or $4 to $6.50 per square foot. Smoke cleanup alone runs $200 to $1,200, and soot removal with deodorizing $400 to $1,700. A small kitchen fire sits at the low end; a fire that also brought hoses and water damage sits at the high end.

Fixr lists slab leak repair at $1,000 to $4,000, $2,500 on average, with leak detection at $100 to $400. Rerouting the lines out of the slab costs $4,000 to $15,000. Drying the floor and replacing flooring is a separate bill.

Fixr puts most mold remediation jobs at $1,500 to $9,000, with a $3,500 national average, and $10 to $30 per square foot. Bob Vila gives a lower range of $1,125 to $3,439. Mold in the HVAC system runs $3,000 to $10,000. Get the scope in writing, because the price depends on how much material has to come out.

Drying usually takes at least three days, according to Fixr, and Bob Vila puts it at about 72 hours for most areas. Rebuilding can take several more weeks to months, depending on how much was removed. Waiting on an insurance adjuster or on materials adds time. A fire job takes longer, because smoke cleaning and odor work come before any rebuild.

The EPA says to dry water-damaged areas and items within 24 to 48 hours to prevent mold growth. San Diego's dry air helps, but a wet wall cavity, a carpet pad or the floor under a cabinet won't dry on its own in that time.

Smoke residue keeps working after the fire is out. Soot on walls and fabrics carries the odor, and it gets into HVAC ducts. Cleaning usually means removing soot from every surface, then the ducts and filters, then deodorizing; Fixr lists thermal fogging at $200 to $550 per floor and ozone treatment at $300 to $600 per floor. Painting over soot without cleaning it first tends to bring the smell back.

Ash from a wildfire is a cleanup job of its own. The EPA says to wear an N95 respirator, avoid skin contact, mist surfaces before sweeping, and use a HEPA vacuum rather than a household or shop vacuum or a leaf blower, which put fine ash back in the air. For heavy ash or ash inside the house, call a professional.

If a covered fire or other loss makes your home unlivable, homeowners policies usually pay additional living expenses while you are out. The California Department of Insurance says that after a declared state of emergency, the limit is 36 months, with six-month extensions for good cause. ALE pays the extra cost of living elsewhere, not your normal bills like the mortgage.

Stop the water, then get it out and dry the structure fast. Wet carpet pad and drywall that stayed wet usually have to be cut out; framing and subfloors can often be dried in place with fans and dehumidifiers. Moisture readings should show the materials are dry before anything is closed up. Then the rebuild.

A restoration company stops the damage: it dries the house out and cleans smoke damage, then removes wet or burned material. Some also rebuild; others hand that off to a general contractor. Ask which they do before you sign, so the job doesn't stall halfway.

For a small area, yes. The EPA says that if the moldy area is less than about 10 square feet, roughly a 3 foot by 3 foot patch, you can usually handle it yourself. Larger areas, mold in the HVAC system, or mold after sewage or flood water are jobs for a professional.

Often not. The EPA says that if you can see or smell mold, you have a problem to fix, and sampling usually isn't needed. Testing helps when you suspect hidden mold, have a health concern, or need proof the job is done. Hiring a tester who doesn't also sell the removal keeps the results honest.

On January 22, 2024, the worst flooding was in the neighborhoods along Chollas Creek in southeastern San Diego: Southcrest, Shelltown and Mountain View, where several feet of water filled homes (KPBS). Federal flood insurance claims by ZIP code tell the longer story: Del Mar, Pacific Beach and Mission Beach, Logan Heights and Southcrest, and coastal Oceanside have the most on record.

Usually when the water is sudden and accidental, like a burst pipe, and usually not when it is flooding from outside, which needs a separate flood policy (FloodSmart). Slow leaks that went on for weeks are often excluded. Fire and smoke damage are covered by most homeowners policies. Read your policy and ask your agent.

Generally no. You can usually choose your own restoration company. Ask your insurer in writing how it handles a company that is not on its list, and read every form the company hands you, including any that assigns your benefits or directs payment to them.

Often, yes. California gives a right to cancel a contract signed at your home within a short window, with a longer window if you are 65 or older (Civil Code 1689.6). The contract must tell you the deadline and how to cancel. Read that notice before work starts.

After the Governor or a local government declares an emergency, California's price gouging law generally bars raising prices on repair and cleanup services by more than 10 percent over the pre-emergency price (Penal Code 396). If a quote after a storm or fire looks inflated, ask for the line items.

Yes, it can be. Since 2016, California law lists visible or otherwise demonstrable mold growth as a substandard housing condition (Health and Safety Code 17920.3), except minor mold on surfaces that get wet in normal use, like a shower. A landlord's duty to repair mold starts once the landlord has notice of it (Civil Code 1941.7). Tell the landlord in writing and keep a copy. This is general information, not legal advice.

California has no separate state license for mold remediation that we could find. Contractor work does need one: any job of $1,000 or more in labor and materials, or any job that needs a permit, requires a license from the Contractors State License Board (CSLB AB 2622 bulletin). Check a license at cslb.ca.gov before you sign.

Not necessarily. A national franchise is a locally owned business using a shared brand, and quality varies by owner. A local independent company can be just as equipped. What matters more is a written scope, moisture readings you can see, and a CSLB license for any repair work of $1,000 or more.