Project Details:

Complete rehabilitation and full interior/exterior remodel of a single-family residence severely damaged by fire. Work includes demolition of unsalvageable structure and finishes, structural stabilization and repairs, complete systems replacement (electrical, plumbing, HVAC), mold and smoke remediation, thermal and moisture barrier restoration, full interior finish (kitchen, baths, flooring, millwork, painting), exterior envelope repair (roofing, siding, windows, doors), and site restoration.

Objectives

• Space planning and design by analyzing existing footprint to optimize kitchen, primary suite, and living area adjacencies. Develop architectural blueprints, including floor plans, reflected ceiling plans, and elevations. Select all interior finishes, cabinetry, lighting fixtures, and hardware.

• Ensure occupant and worker safety through complete remediation of hazards and compliance with all applicable codes and standards.

• Restore and upgrade the home’s structural integrity, building systems, and envelope. Eliminate smoke, soot, and odor; remediate water and mold damage.

• Modernize interior layouts and finishes to client program and budget, improving function, aesthetics, and energy performance.

Scope of Work

1. Immediate Safety & Pre-construction

   • Hazard abatement: professional asbestos and lead assessment and abatement as required by local regulations.

   • Structural shoring and temporary bracing.

   • Demolition and selective removal

2. Space Planning and Design

   • Conduct programming sessions to confirm homeowner priorities (room adjacencies, storage needs, lifestyle patterns, future flexibility).

   • Evaluate opportunities to refine layout (kitchen flow, bath locations, laundry/mudroom, primary suite, WFH space, family gathering areas).

   • Produce concept design, schematic layouts, and final construction documents.

   • Define finish schedules, cabinetry layouts, plumbing fixture selections, lighting plan, and appliance package.

3. Structural Repairs, Building Envelope & Life Safety

   • Replace or sister compromised framing members, floor joists, roof rafters/trusses, and wall studs to meet structural engineering recommendations and code.

   • Rebuild roof assembly: sheathing, underlayment, flashing, and final roofing material.

   • Repair or replace exterior sheathing, housewrap, siding, trim, windows, and exterior doors to restore envelope continuity and weather resistance.

4. Mechanical, Electrical, Plumbing (MEP)

   • Install new electrical service, panel, wiring, outlets, lighting, and smoke/CO detection systems to current code.

   • Replace plumbing supply and drain lines, fixtures, and ensure compliance with local plumbing code.

   • Install new HVAC system, including ductwork, ventilation, and filtration systems to address indoor air quality and energy efficiency.

   • Consider upgrades: tankless water heater, high-efficiency HVAC, whole-house air filtration, and mechanical ventilation.

   • Coordinate all MEP systems with fire restoration scope and inspection requirements.

5. Insulation, Air Barrier & Energy Upgrade

   • Upgrade windows and doors for thermal efficiency and safety for HVHZ area.

   • Bring building elements up to current energy code requirements.

6. Interior Reconstruction & Finishes

   • Specify durable, low-VOC finishes for floors, walls, ceilings, millwork, and cabinetry.

   • Select appliances, plumbing fixtures, lighting fixtures, hardware, and specialty items (fireplace surrounds, closet systems, laundry equipment) as applicable.

   • Coordinate procurement schedule for long-lead items (cabinets, tile, windows/doors, specialty appliances).

7. Exterior & Landscaping

   • Repair and refresh damaged exterior elements (stucco, trim, soffit, fascia, exterior lighting) in affected areas.

   • Improve entry function and curb appeal with updated door hardware, lighting, address/wayfinding elements, and minor landscape restoration as required.

   • Restore site elements impacted by construction access (walks, small hardscape patches) as needed.

8. Inspections, Testing & Closeout

   • Coordinate required inspections: structural, electrical, plumbing, mechanical, and final building inspection.

   • Perform final QA/QC with contractor.

Deliverables

• Existing conditions survey, damage assessment coordination, and preliminary code/life-safety review.

• Schematic design drawings and selected 3D views/renderings (as needed for alignment and approvals).

• Construction documents (plans, elevations, sections, details, and outline specifications).

• Permitting submittals and agency coordination.

• Finish schedules, fixture selections, and appliance/equipment specifications.

• Procurement tracking list for long-lead items (cabinets, windows/doors, tile, appliances, lighting).

• Commissioning / functional verification checklist for key MEP systems (HVAC performance, ventilation, controls, major electrical loads).

• As-built documentation and operation & maintenance (O&M) manuals for installed equipment where available.

Schedule*

• Design Phase: 10–12 weeks (programming through construction documents), dependent on complexity and homeowner decision cadence.

• Permitting: 4–10 weeks (jurisdiction dependent; may run concurrently with late design where allowed).

• Construction / Restoration + Remodel: 16–24 weeks (dependent on extent of structural/MEP replacement and inspections).

• Final install + commissioning + punch list: 2–4 weeks.

• Total estimated project duration: 32–50 weeks.

*Note: Schedule is sensitive to insurance coordination, remediation scope completion, permit timelines, inspection availability, and long-lead material procurement.

Budget Estimate

• Reconstruction Cost: $160–$200 per sq. ft. (varies based on the extent of structural damage).

• Remediation & Debris Removal: $25,000–$45,000 (flat estimate depending on severity).

• Soft Costs: 15–20% (Architectural fees, structural engineering, and permits).

• Owner Contingency: 15% recommended for "hidden" fire damage discovered during demolition.

Assumptions and Constraints

• Work may require temporary relocation and protection of any salvaged/undamaged contents.

• Fire/smoke/water remediation is assumed to be completed or clearly scoped prior to final construction pricing and start of rebuild.

• Structural work is limited to damaged areas unless engineering identifies broader upgrades.

• Existing utility capacities are assumed adequate unless inspections reveal service/panel or water supply upgrades are required.

• Hidden conditions are likely (behind walls/ceilings, ductwork contamination, electrical junctions); discoveries may affect schedule and budget.

• Owner to confirm finish level, appliance package, and scope priorities early to control cost and long-lead procurement.