Ideally, ask these questions before you ever need them, when you can check answers and references calmly. If you are asking during an active loss, focus on the first group, get commitments in writing, and save the rest for the reconstruction phase. Listen for specific answers about buildings like yours rather than general assurances.
Nothing on this list is a test that only one type of company can pass. It is meant to show you how a contractor thinks about large, occupied, multi-party jobs.
Capacity and experience
- What is the largest commercial loss you have managed, and what kind of building was it?
- Have you worked in occupied high-rise office or condo buildings? Can you share a reference from a property manager?
- Have you dried historic masonry, plaster or heavy timber, and how did you approach it?
- How much equipment can you deploy at once, and what happens if you need more?
- Do you use subcontractors for any part of mitigation, and who supervises them?
Process, documentation and communication
- Who will be my single point of contact, and how often will I get updates?
- Can moisture logs, photos and estimates be organized by suite and common area?
- Which estimating system do you use, and will you share line-item detail with each adjuster?
- How do you handle work in buildings with security, freight and after-hours rules?
- How will you control dust and protect occupied areas next to the work?
- Will you test or confirm testing for asbestos or lead before demolition in older buildings?
Paperwork to review before signing
- Work authorization: does it limit scope to emergency mitigation, or open-ended?
- Payment terms and whether direction of insurance payment is required.
- Pricing basis and how changes in scope will be approved.
- Who owns the documentation and whether you receive copies.
- Whether reconstruction is included or a separate agreement.
- Cancellation terms if the insurer or owner chooses another contractor.
Common questions
Is it reasonable to ask for references during an emergency?
Yes, briefly. A contractor experienced with commercial losses should be able to name a property manager or building type quickly. If you cannot check references in the moment, limit the first agreement to emergency mitigation and vet more carefully before rebuild.
Should an HOA board ask different questions than an office manager?
Add questions about working inside owner-occupied units, documenting by unit, and communicating with individual owners and their insurers.
General information for Downtown Denver, not a quote or professional advice. In an emergency, call 911.