Repair Timeline Planner for a Fire in a 1920s Denver Home

Where older homes add time

Before demolition: Asbestos and lead testing
During drying: Plaster and hardwood dry more slowly
During repair: Plasterers, millwork, window restoration, specialty tile
Before closing walls: Electrical upgrades and inspections
Sometimes: Landmark review for visible exterior changes

Typical phases

Durations vary enormously with the size of the fire, insurance response, contractor availability and season. Treat this as an order of events, not a schedule.

Phase 1: Secure: Board-up, roof tarping, utilities shut off or made safe, and contents at risk moved or protected.
Phase 2: Document and test: Photos, inventory of original features, adjuster inspection, and sampling of suspect materials before anything is torn out.
Phase 3: Mitigate: Water removal, drying, soot cleanup on salvageable surfaces, removal of charred and contaminated materials, and any abatement.
Phase 4: Scope and approve: Repair estimate negotiated with the insurer, including matching, code upgrades and specialty trades. Permits applied for.
Phase 5: Rough repairs: Framing, electrical, plumbing and heating repairs, with inspections before walls are closed.
Phase 6: Walls and finishes: Plaster repair or new wall surfaces, trim reinstalled or milled, windows restored, tile and painting.
Phase 7: Floors and final cleaning: Floors refinished last, final cleaning, contents returned, final inspections and walkthrough.

Planner checklist

Common questions

Why can't phases overlap more to save time?

Some can. Permit applications can go in while drying continues, and specialty trades can be booked early. But demolition before testing, closing walls before inspections, or refinishing floors before plaster work tends to cause rework that costs more time than it saved.

How long does the whole process take for an older house?

There is no reliable single answer. A small smoke event may be finished in weeks, while a fire that requires structural repair, abatement and custom millwork can stretch over many months. Ask each contractor for their own estimate of duration and what could change it.

What usually causes the longest delays?

Disagreements over scope with the insurer, waiting on test results, and the availability of plasterers and millwork shops are common bottlenecks. Winter weather can also slow roof and exterior work.