Restoration Reconstruction and Build-Back in Los Angeles

Section 01 · One license, one team

We don’t hand off reconstruction to another contractor.

Most restoration companies are remediation-only. They extract the water, remove the mold, clean the smoke, sanitize the sewage — then leave. You’re handed off to a separate general contractor for the rebuild.

We’re different. Our CSLB #1078518 B-General Building license means we do both phases under one license, one project manager, one team — the rebuild after fire, flood, or any restoration we perform.

One scope from day one

The restoration team and the reconstruction team aren’t separate — they’re the same team. The person documenting damage on day one is the same person rebuilding on day 60.

No handoff gaps

The restoration team knows exactly what’s behind the wall they removed. The reconstruction team doesn’t have to guess.

Single insurance documentation chain

One scope, one invoice, one accountable contractor. Adjusters prefer this — insurance disputes are dramatically reduced.

No scheduling delays between phases

No waiting weeks for a separate contractor to start. The same crew that finished drying yesterday starts framing today.

Same accountability through final walkthrough

When you sign off on the completed property, the same company that responded to the emergency is the company finishing the job.

Section 02 · Why handoffs fail

How restoration-to-reconstruction handoffs break down.

If you’ve had a restoration job with two separate companies, you’ve probably seen at least one of these. They’re predictable — and same-team execution eliminates every one.

Scope miscommunication

Remediation removes drywall to studs; the reconstruction contractor arrives expecting it partially repaired. Scope disagreement, scope change, additional cost.

Schedule delays

Remediation completes Thursday; the reconstruction contractor’s earliest availability is three weeks out. The property sits damaged with equipment running — or removed entirely.

Quality variation

Two companies, two standards, two material sources — visible inconsistency in the finished work.

Documentation gaps

Remediation documented the damage extent; the reconstruction contractor never had access to it, makes assumptions, and the scope changes mid-job.

Insurance disputes

Two invoices, two scopes — items billed twice or missed entirely. Adjuster pushback. Claim disputes.

Warranty confusion

An issue surfaces six months out. Remediation says it’s a reconstruction issue; reconstruction says it’s a remediation issue. You’re caught between them.

Material decisions in isolation

The reconstruction contractor selects materials without knowing what was removed — mismatched flooring, paint colors, and fixtures that don’t fit the property.

Final-walkthrough finger-pointing

Both companies are present, issues surface, and each blames the other. You’re left without resolution.

Same-team restoration eliminates every one of these failure modes.

Section 03 · The two phases

Restoration phase vs. reconstruction phase.

Every job that involves rebuilding has two distinct phases. Understanding the difference matters for scoping, timing, and insurance.

Phase 1

Restoration

Purpose: Stop the damage. Remove what’s damaged beyond repair. Decontaminate, dry, and document.

Emergency response and dispatch
Damage assessment and IICRC classification
Source control (water shutoff, fire-suppression coordination, sewage-source repair)
Containment setup
Material removal (drywall, carpet, insulation, contents)
Cleaning and antimicrobial treatment
Structural drying
Clearance verification

Timeline: Days to weeks, depending on damage severity.
Insurance: Typically covered under the original loss claim as mitigation expenses.

Phase 2

Reconstruction

Purpose: Rebuild what was removed. Restore the property to pre-loss condition (or better, with depreciation considerations).

Drywall installation
Insulation replacement
Flooring installation
Cabinetry installation
Electrical rough-in and finish
Plumbing rough-in and finish
HVAC repair (when affected)
Paint, trim, and baseboard
Doors and windows
Roofing and framing (when affected)

Timeline: Weeks to months. Major fire damage reconstruction often runs 3–6 months.
Insurance: Covered under the original loss claim as repair/replacement — often ACV initial payment with recoverable depreciation released on completion.

Why phase boundaries matter: insurance scopes are structured around these phases — mitigation (Phase 1) is approved and paid first, reconstruction (Phase 2) scoped separately, often after Phase 1 completes. Same-team execution means Phase 1 documentation flows directly into Phase 2 scope. No information loss. No re-bidding. No timing gap.

Section 04 · What we rebuild

Full-scope reconstruction.

Our CSLB B-General Building license covers comprehensive reconstruction. The categories we handle in-house, under one team:

Structural work

Framing repair (fire, vehicle impact, major water)
Subfloor replacement
Roof framing
Foundation work (with structural engineers)

Drywall & insulation

Drywall removal and replacement
Insulation removal and replacement
Fire-rated assemblies when required
Moisture-resistant drywall in baths/kitchens

Flooring

Carpet
Hardwood (solid & engineered)
Tile (porcelain, ceramic, stone)
LVP / LVT
Subfloor prep and underlayment

Cabinetry & built-ins

Kitchen cabinet installation
Bathroom vanity installation
Built-in furniture restoration
Custom millwork

Electrical

Electrical rough-in
Receptacle and switch replacement
Fixture installation
Panel work (with licensed electrician)

Plumbing

Plumbing rough-in
Fixtures (sinks, toilets, tubs, showers)
Tile and grout work
Coordinated with licensed plumber

Paint & finishing

Interior paint (prime + finish)
Exterior paint (when affected)
Sealing primers for smoke-damaged surfaces
Trim and baseboard

Doors & windows

Interior and exterior doors
Window replacement (when damaged)
Hardware replacement
Weatherproofing

HVAC

Ductwork repair and replacement
Vent installation
Coordinated with HVAC specialists

Roofing

Repair (fire or storm damage)
Replacement (major fire / wildfire)
Coordinated with structural engineers

Permits & compliance

Permit application coordination
Inspection scheduling
Code compliance verification
Certificate of occupancy coordination

Not sure what your rebuild needs?

If your damage spans several of these, that’s exactly the one-team advantage. Call (818) 486-6546 for a free scope assessment.

Section 05 · How we execute

Fifteen steps, restoration through rebuild.

Reconstruction is multi-month sequential work. The same licensed team carries it — from documented restoration clearance through the depreciation release.

Step 01

Restoration Phase Completion

Phase 1 completes with documented clearance — moisture normal, contamination cleared, materials removed, antimicrobial verified. We don’t start reconstruction until restoration is truly complete.

Step 02

Reconstruction Scope

Detailed line-item scope, material specs, labor estimates, timeline projections — submitted to the insurance adjuster for approval.

Step 03

Insurance Approval

The adjuster reviews the scope and may request a site visit, adjustments, or substitutions. We respond and revise. Final approval before work begins.

Step 04

Permits & Inspections

We handle permit applications when the jurisdiction requires them, coordinate inspection scheduling, and manage code compliance throughout.

Step 05

Material Procurement

Materials ordered per approved scope. Specialty items (custom cabinetry, specific flooring) may carry lead times — communicated upfront.

Step 06

Framing & Structural

When required, framing repairs come first — with structural-engineering coordination when scope exceeds standard repair.

Step 07

Mechanical Rough-In

Electrical, plumbing, and HVAC rough-in. Licensed sub-trades coordinated when required.

Step 08

Drywall & Insulation

Insulation installed. Drywall hung, taped, mudded, sanded, primed.

Step 09

Inspection Coordination

Required mid-work inspections scheduled — rough-in inspections for electrical, plumbing, and framing.

Step 10

Flooring & Cabinetry

Subfloor prep, flooring installation, cabinetry installation, countertops.

Step 11

Mechanical Finish

Electrical fixtures, plumbing fixtures, HVAC vents and grilles.

Step 12

Paint & Trim

Interior paint, trim and baseboard, doors hung, hardware installed.

Step 13

Final Cleanup

Construction debris removed, final cleaning, property prepared for occupancy.

Step 14

Final Walkthrough

You and the adjuster (when applicable) inspect the completed work. Punch-list items addressed. Final sign-off.

Step 15

Recoverable Depreciation Release

If insurance paid ACV initially, recoverable depreciation is released on completion documentation. Final payment processed.

Questions about your rebuild?

Same project manager, day 1 to final walkthrough. Call (818) 486-6546.

Section 06 · Permits & compliance

When permits are required.

Reconstruction work often requires building permits — requirements vary by jurisdiction and scope. We handle permit coordination as part of the scope, and we don’t shortcut it.

Typically requires permits

Structural changes (framing, wall removal)
Electrical work beyond fixture replacement
Plumbing work beyond fixture replacement
HVAC system changes
Roof replacement
Windows/doors affecting structural openings
Jobs over a jurisdiction’s dollar threshold

Typically doesn’t

Drywall repair / replacement (same configuration)
Paint
Flooring replacement
Cabinetry replacement (same configuration)
Fixture replacement (light fixtures, faucets)

Why permitted work matters

Coverage

Insurance compliance

Most policies require code-compliant restoration. Unpermitted work can void coverage and create liability.

Disclosure

Real-estate disclosure

California law requires disclosing unpermitted work to future buyers — it complicates real-estate transactions.

Verification

Code compliance

Permitted work is inspected by the jurisdiction — third-party verification that it meets current building codes.

Protection

Lien protection

Properly permitted, documented work establishes lien priorities — important if disputes arise.

We handle permit coordination as part of reconstruction scope. We don’t shortcut permits to save time or cost — the long-term liability isn’t worth it.

Section 07 · Insurance depth

How insurance handles reconstruction.

Reconstruction insurance is more nuanced than mitigation. Here’s the real picture — the part most homeowners only learn mid-claim.

Actual Cash Value vs. Replacement Cost Value is the distinction that drives reconstruction cash flow.

ACV

Actual Cash Value

The current depreciated value of damaged property — what it’s worth today, accounting for age and wear.

RCV

Replacement Cost Value

The full replacement cost, without a depreciation deduction. Most policies pay ACV first, then release recoverable depreciation up to RCV on completion.

How this affects cash flow: you receive the ACV check first — typically 60–70% of total reconstruction cost — and arrange financing or pay out-of-pocket for the gap to RCV. On completion, you submit final invoices and proof of repairs, and insurance releases the recoverable depreciation (the remaining 30–40%). If you don’t complete the repairs, you don’t receive the recoverable depreciation — some homeowners pocket the ACV check, skip repairs, and forfeit the rest.

Supplements

Reconstruction often reveals additional damage (hidden water behind walls, structural issues found during framing). We document it as discovered, submit supplements with photo evidence, and coordinate adjuster visits.

Depreciation categories

Insurers depreciate materials at different rates — roofing differs from cabinetry. We document materials, ages, and conditions to support fair depreciation calculations.

Total loss vs. repair

When repair cost exceeds a threshold of property value (typically 50–75%), insurers may declare a total loss — rebuild from foundation. We coordinate with adjusters as scope approaches these thresholds.

Contents coverage

Personal property is covered separately under contents — often a separate claim. We document content damage during mitigation and support claims with photo inventory.

We coordinate with every major California carrier

State Farm Allstate Farmers USAA AAA Liberty Mutual Travelers Mercury Nationwide Progressive Safeco MetLife Hartford Chubb CSAA Pacific Specialty Wawanesa Don’t see your carrier? Call (818) 486-6546 →

Section 08 · Results

Real reconstruction jobs.

Finished-work before & after pairs — the most useful proof we can show — added as client-permission photos are gathered.

Before / After · coming soon

Real reconstruction photos coming soon — each job is documented from damage through final walkthrough. Call (818) 486-6546 to discuss your reconstruction needs.

Section 09 · Where we rebuild

Three counties, one B-General license.

Our CSLB #1078518 B-General license covers all of California. We dispatch reconstruction crews from Woodland Hills across LA, Ventura, and Orange Counties — planning multi-visit logistics across the service area.

Los Angeles County

Woodland Hills · Tarzana · Encino · Calabasas · Hidden Hills · Bell Canyon · West Hills · Chatsworth · Sherman Oaks · Studio City · Beverly Hills · Brentwood · Pacific Palisades · Malibu · Topanga · Santa Monica · Pasadena · Altadena · Glendale · Burbank · Santa Clarita · Stevenson Ranch · Sylmar

Ventura County

Thousand Oaks · Westlake Village · Newbury Park · Camarillo · Oxnard · Ventura · Ojai · Santa Paula · Fillmore · Simi Valley · Moorpark

Orange County

Anaheim · Irvine · Newport Beach · Costa Mesa · Huntington Beach · Santa Ana · Yorba Linda · Brea

View all service areas →

Section 10 · Common questions

Common questions about reconstruction.

Eight questions we hear most — starting with the one only a B-General contractor can answer. For more, see the full FAQ.

Why do most restoration companies hand off to a separate reconstruction contractor?

Because most are remediation-only — they don’t carry the CSLB B-General Building license required for reconstruction. Getting and maintaining a B-General takes significant business commitment. We’re licensed for both (CSLB #1078518), which is unusual but eliminates the handoff problems homeowners face with remediation-only companies.

Can you take over reconstruction if another company already did the remediation?

Yes. We provide reconstruction for damage remediated by other companies — we assess what was done, identify any gaps, and develop a reconstruction scope. Insurance coordination is more complex (two scopes from two companies), but we handle it.

How long does reconstruction take?

It’s scope-dependent. Small (single bathroom drywall + flooring + paint): 1–2 weeks. Medium (multiple rooms, kitchen rebuild): 1–2 months. Major (whole-floor fire rebuild): 3–6 months. Total-loss rebuild: 6–12 months or longer. We give you a realistic timeline based on your specific scope.

Will my insurance cover reconstruction?

Reconstruction is typically covered as part of the same claim that paid for restoration. If the damage was covered (a burst pipe, fire, etc.), restoring the property to pre-loss condition is also covered. Most policies pay ACV first, then recoverable depreciation on completion. CSLB #1078518 B-General.

What’s the difference between ACV and RCV?

ACV is depreciated value; RCV is full replacement cost. Most policies pay ACV first (60–70% of total cost), then release recoverable depreciation (the remaining 30–40%) on proof of completed repairs. If you don’t complete the repairs, you don’t receive the recoverable depreciation.

Do I need to leave my property during reconstruction?

Sometimes. Small reconstruction often allows continued occupancy with limited access to work areas. Major reconstruction (kitchen rebuild, multi-room, structural) may require temporary relocation — insurance typically covers additional living expenses (ALE) when displacement is required.

Can I make upgrades during reconstruction?

Yes — these are called “betterments.” Insurance covers restoration to pre-loss condition; if you want upgrades (better cabinets, premium flooring), the cost difference is out-of-pocket. We document insurance-covered scope separately from betterments to keep the claim clean.

What about permits?

We coordinate permit applications when required. Requirements vary by jurisdiction and scope — major work (structural, electrical, plumbing, roofing) typically requires permits; drywall, flooring, paint, and fixture replacement typically don’t.

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Section 11 · Ready when you need us

One team. One license. Damage to final walkthrough.

Restoration + reconstruction? Call.

24/7 dispatch across LA, Ventura, and Orange Counties — one team, start to finish.

(818) 486-6546

Need reconstruction only? Book.

Free on-site assessment with a written scope and insurance-coordination support — even if another company did the remediation.