Commercial restoration is typically priced from line items for labor, equipment days, materials and disposal, often in an estimating platform that insurers recognize. The totals depend less on the size of the wet area than on how hard it is to work there, what got wet, and how long equipment has to run. Downtown buildings add their own factors: vertical access, security, building rules and tight streets.
Factors and how they affect scope
- Factor
- Response time to start mitigation
- Tends to increase scope when
- Water sits overnight or over a weekend
- Tends to reduce scope when
- Extraction starts promptly
- Factor
- Water category
- Tends to increase scope when
- Drain, sewer or long-standing water
- Tends to reduce scope when
- Clean supply or quickly extracted sprinkler water
- Factor
- Materials affected
- Tends to increase scope when
- Insulation, plaster, hardwood, custom millwork
- Tends to reduce scope when
- Concrete, sealed surfaces, carpet tile on releasable adhesive
- Factor
- Access
- Tends to increase scope when
- Upper floors, small passenger-only elevators, limited dock time
- Tends to reduce scope when
- Freight elevator and dock reserved for the job
- Factor
- Work hours
- Tends to increase scope when
- Noisy work restricted to nights and weekends
- Tends to reduce scope when
- Work allowed during the day
- Factor
- Containment
- Tends to increase scope when
- Occupied adjacent suites need dust control and negative air
- Tends to reduce scope when
- Whole floor vacant
- Factor
- Testing
- Tends to increase scope when
- Older building materials need sampling before demolition
- Tends to reduce scope when
- Existing survey covers the affected materials
- Factor
- Electrical and power
- Tends to increase scope when
- Temporary power or generators needed
- Tends to reduce scope when
- Building circuits can carry equipment loads
- Factor
- Documentation
- Tends to increase scope when
- Multiple tenants and carriers need split records
- Tends to reduce scope when
- Single owner-occupant
Choices that change the total
- IfTenants want work done only after hoursThenExpect added labor cost; weigh it against tenant disruption and business interruption.
- IfAn owner prefers to dry rather than replace finishesThenDrying may cost less in materials but more in monitoring days; agree on a point at which replacement takes over.
- IfA tenant asks for upgrades during rebuildThenSeparate the upgrade cost from the insured repair in writing.
- IfThe building has no pre-loss recordsThenMore time may be spent locating shutoffs, drawings and tenant contacts, which adds cost.
Questions for any estimate
- How many equipment days are assumed for each area, and what would shorten that?
- Which items are emergency mitigation and which are reconstruction?
- What disposal and hauling assumptions are included for a downtown site?
- Are any costs tied to building rules, such as security escorts or elevator operators?
Common questions
Why are equipment days such a large part of commercial estimates?
Large floors can need dozens of dehumidifiers and air movers. Each additional day of drying adds to the bill, so early extraction and removing materials that will not dry often shorten the job overall.
General information for Downtown Denver, not a quote or professional advice. In an emergency, call 911.