How much does smoke damage cleanup cost in Virginia?

There is no honest single price for smoke damage cleanup in Virginia. The bill depends on how far smoke and soot travelled, what they reached and what has to be rebuilt, so the number only exists after a restoration company has walked through the house. We did not find a dated price from a Virginia government or manufacturer source, so this page explains what drives the cost, who usually pays and how to compare written estimates.

Who pays first

If your homeowners policy covers the fire, your insurer, not you, is the main payer. The Bureau of Insurance says most homeowners policies cover the reasonable costs of emergency clean-up and temporary repairs.^[1] Most homeowners insurance policies sold in Virginia have a deductible amount of $500,^[2] though larger deductibles are available, so check yours.

The Bureau of Insurance says your insurance company will pay reasonable and necessary additional living expenses when damage from a covered peril forces you out, and that a typical policy pays an amount up to 20% of the policy limit on your dwelling for these expenses.^[2]

Call your insurer before you sign anything. The Bureau of Insurance advises getting written estimates before repairs begin, and not signing any contracts for major repair until the company representative has determined how much damage there is and how much the company will pay.^[1]

What drives the cost

How far the smoke went. A kitchen fire contained to one room can still leave residue on every level. Cost grows with the number of rooms, how much of the attic and wall cavities were reached and whether the ductwork must be cleaned.

What burned. Some smoke residue cleans off and some does not, so a restoration company decides surface by surface what can be cleaned and what must be removed and replaced. Ask for that split in writing.

Water from firefighting. Hoses can soak floors, ceilings and insulation, which adds drying work and, if it lingers, mold risk. See what to do first after water damage.

Contents. Cleaning clothes, furniture and keepsakes costs money, and some items are better replaced. Virginia's Bureau of Insurance notes that policies pay either on an actual cash value basis or on a replacement cost basis,^[1] so what you recover for contents depends on which one you bought.

Rebuilding. Cleaning is often the smaller part. Replacing drywall, insulation, flooring, cabinets and paint, possibly with permits and electrical or heating work, is what makes a serious fire expensive. The Bureau says homeowners policies do not cover the expense of bringing a house up to code if it did not meet those requirements when it was destroyed, unless you bought an endorsement.^[1]

Timing. Soot and moisture get harder to deal with the longer they sit, so waiting rarely saves money. The Bureau of Insurance advises making necessary temporary repairs, such as boarding up windows and patching roofs, as soon as possible, even before the company representative arrives, but not signing a large repair contract until the insurer has assessed the damage.^[1]

Getting estimates you can compare

Ask each company for a written, itemized estimate that separates emergency work, cleaning, contents handling, demolition and rebuilding, and states what is excluded. DPOR advises consumers to get at least three estimates whenever possible and to insist on a written contract.^[3] Ask for licence numbers and check them before you commit.

Beware of fast offers after a disaster. The Bureau of Insurance says that if a contractor asks you to sign your insurance check over, the answer is no, and that it is highly unlikely that a reputable contractor would request full payment in advance, and the contract should specify that payments will be made as the work is completed.^[1] DPOR advises limiting your deposit: pay 10 percent down or $1,000, whichever amount is less, unless special orders are involved.^[3] If the contractor's price runs well above what the adjuster allowed, the Bureau says to contact the company representative to try to resolve the difference, and call the Bureau of Insurance if you cannot.^[1]

When to call a licensed pro

Always for the work itself. In Virginia, a Class C contractor handles a single contract over $1,000 but less than $30,000, and a Class B contractor handles $30,000 or more but less than $150,000.^[4] DPOR warns that consumers have very little recourse against unlicensed contractors.^[3] Check the licence first: see how to check if a contractor is licensed in Virginia.

Next, read what happens during fire and smoke damage restoration and what to do after a house fire. Browse restoration answers or restoration services, and get written quotes for your fire damage.