Which setup fits your situation

  • IfThe damage is limited to drywall, paint and standard trimThenA restoration firm that also rebuilds can usually handle it smoothly, with one schedule and one set of records.
  • IfThe unit has custom cabinetry, specialty plaster or wide-plank floorsThenConsider having the original installers or a finish carpenter you trust handle the rebuild, even if the restoration firm handles drying.
  • IfSeveral units are involved and the association has hired a firm for common areasThenUsing the same firm for drying inside your unit can simplify coordination. You can still choose your own contractor for interior repairs.
  • IfYou already have a general contractor who knows your homeThenAsk whether they are comfortable working from a restoration firm's moisture records and insurance estimate.
  • IfContamination or hazardous materials are presentThenMake sure whoever handles mitigation is equipped for that work. The rebuild can be a separate decision.

Tradeoffs at a glance

One firm for both

  • Single point of contact and one schedule
  • No gap between drying and rebuilding
  • Records and estimate format stay consistent
  • Less leverage if you are unhappy with the work partway through

Separate drying and rebuild

  • Lets you pick a rebuild contractor suited to your finishes
  • Clear separation between emergency and repair phases
  • Requires a clean handoff of readings and scope
  • Possible gap in time between the two phases

Making the handoff work

If you split the work, the key is a clean handoff. The drying firm should provide final moisture readings showing materials reached their drying goals, photos of what was removed, and a list of the areas left open. The rebuild contractor should review those before closing any walls. In a condo, the rebuild contractor will also need to register with the manager, provide insurance certificates, and follow building rules about hours and elevator use.

Insurance can influence the decision but does not usually dictate it. Your carrier may have preferred vendors, and working with one may speed approvals, but you generally have the right to choose who repairs your home. Ask your adjuster how the claim will be paid in either case, and whether the rebuild estimate needs to be approved before work starts.

Timing matters in Cherry Creek buildings where contractors book up and associations restrict work hours. Getting rebuild bids while drying is still underway can shorten the overall timeline.

Questions for any firm offering to rebuild

  1. Do you perform the repairs with your own employees or through subcontractors?
  2. Can you work from the drying firm's moisture records and photos?
  3. How will you match existing finishes, and will you show samples before installing?
  4. Who pulls any permits the work requires from Denver's building department?
  5. What is the expected schedule, and how do building work-hour restrictions affect it?

General information for Cherry Creek, not a quote or professional advice. In an emergency, call 911.