Side by side
General tendencies, not rules. Individual firms vary.
One firm for mitigation and rebuild
- Continuity: the people who removed materials know what must be replaced.
- One point of contact through the whole project.
- Documentation from mitigation flows directly into the rebuild estimate.
- Less control over rebuild pricing unless you seek comparison bids.
- The firm's rebuild capacity may be limited for very large or specialized finishes.
Separate mitigation and rebuild contractors
- Lets you use a general contractor already familiar with the building and its tenant work.
- Easier to competitively bid reconstruction.
- Requires a clean handoff of documentation and scope.
- Risk of gaps or disputes over what mitigation left behind.
- More coordination work for the property manager.
Which situations tend to favor which
- Situation
- Small loss in one or two suites
- Often favors
- One firm
- Why
- Simpler to manage; handoff overhead not worth it
- Situation
- Large multi-floor loss in a Class A tower
- Often favors
- Either; often separate
- Why
- Owner may have a preferred general contractor for tenant work
- Situation
- Historic building with original finishes
- Often favors
- Specialist rebuild
- Why
- Masonry, plaster and millwork may need specific trades
- Situation
- Condo association with owner-chosen finishes in units
- Often favors
- Depends on documents
- Why
- Association may rebuild common elements only
- Situation
- Tenant with its own buildout contractor
- Often favors
- Separate for that suite
- Why
- Lease may let the tenant manage its own improvements
Making the call
- IfYou already have a trusted general contractor for tenant buildoutsThenConsider using them for rebuild and asking the mitigation contractor for a complete handoff package.
- IfThe loss is modest and the restoration firm has strong rebuild referencesThenKeeping one firm can save time and reduce coordination.
- IfThe insurer recommends a contractorThenYou can usually still choose; ask your agent how the policy handles that.
- IfYou are unsureThenSign the mitigation agreement for mitigation only and decide on reconstruction once the full scope is known.
Questions to settle at handoff
- Which materials were removed in each area, and are there photos of the exposed conditions?
- Were any areas left with readings above the dry standard?
- Has any testing for regulated materials been done, and where are the results?
- Are there permits needed for the rebuild, and who will pull them with Denver's building department?
- Which fire-rated assemblies or firestopping need to be restored?
Common questions
Does the mitigation contractor have a right to do the rebuild?
Only if the agreement you signed says so. Read work authorizations carefully and strike or clarify any clause that commits you to reconstruction before the scope is known.
What should a handoff package contain?
Moisture logs by area, photos of exposed conditions before closing, a list of removed materials, test results, and the final dry readings. A rebuild contractor uses these to price the work and to avoid sealing in problems.
General information for Downtown Denver, not a quote or professional advice. In an emergency, call 911.