What fire damage appraisal covers
Fire damage appraisal applies the appraisal clause to a fire loss where coverage is accepted but the amount is disputed. That can mean a kitchen fire that blackened half a house, a chimney fire in a wood-heated home, a garage fire that spread to living space, or a total loss. Wood stoves and pellet stoves are common in Montana homes and cabins, and so are the fires that start from them.
Wildfire losses raise their own set of issues, which we cover on our wildfire insurance claim page. This page focuses on fires that start in or at a building.
How we work a fire claim
- Read the file. We start with the fire department report, the carrier’s estimate and any contents inventory already submitted.
- Structural scope. We document charred framing, heat-damaged wiring, melted plumbing and HVAC components, and areas that need demolition to evaluate.
- Smoke and soot scope. Smoke travels through ductwork, wall cavities, attics and closets. We check rooms far from the fire, not just the burned area.
- Code review. Rebuilding after a fire often requires bringing wiring, egress windows, smoke alarms and energy features up to current code. Whether that is paid depends on your ordinance or law coverage.
- Contents. We review the inventory for missing categories, unrealistic depreciation and items written as cleanable that cannot be cleaned.
- Panel work. We present the scope and pricing to the carrier’s appraiser and, if needed, the umpire.
Where fire claims are usually disputed
Clean or replace
Carriers often write smoke-affected materials as clean-and-seal. Sometimes that works. Sometimes odor keeps coming back, especially in porous materials like carpet, insulation, unfinished wood and log walls. Fire damage appraisal lets the panel weigh what the materials actually need.
Hidden heat damage
Wiring and plastic plumbing in walls near a fire can be damaged without visible charring. Testing and partial demolition may be needed to know the real scope.
Log homes and timber frames
Charred logs can sometimes be blasted and refinished, and sometimes they have lost too much section to stay. Matching new logs to weathered ones is its own challenge.
Contents depreciation
Depreciation on furniture, tools, clothing and electronics is often applied as a flat percentage. Actual condition and replacement price should drive it instead.
Rebuild cost in Montana markets
Rebuilding a house in Bozeman, Whitefish or Big Sky costs well above the state average, and finish carpenters and electricians in those towns are often booked well ahead. In remote areas, contractor travel and material delivery add real cost.
Don’t throw anything away until the carrier has seen it or you have photographed and listed it. A clear contents record is often the difference between a fast award and a long argument.
When fire damage appraisal is not the right fit
If the insurer is investigating the cause, questioning whether the fire was accidental, or raising a misrepresentation issue, that is not an appraisal matter. Appraisal also does not resolve disputes about whether you had enough coverage. In those cases, talk to a licensed Montana attorney before taking other steps. You can also file a consumer complaint with the Office of the Montana Commissioner of Securities and Insurance if you believe the claim is being mishandled.
Getting started
Send us the policy, the estimate and the contents list. If you haven’t organized the file yet, our guide on building a claim file before appraisal lays out what to collect.
Questions about fire, smoke & contents
Does appraisal cover my contents after a fire?
It can, if personal property is covered and the dispute is about amount. Contents disputes often involve depreciation rates, missing items and whether smoke-damaged items can be cleaned. The appraisal demand and the appraisers’ working agreement should spell out whether contents are part of the panel’s job, so the award clearly addresses them.
The insurer wants to clean my smoke-damaged walls. I want them replaced. Who decides?
If coverage is accepted and the disagreement is about whether cleaning or replacement is the right repair, an appraisal panel can decide that as part of the amount of loss. We document odor, soot penetration and material type so the umpire, if needed, can see why cleaning will or will not restore the material.
Will appraisal pay for code upgrades on the rebuild?
Only if your policy includes ordinance or law coverage, and only up to its limit. Many policies include some amount, and some owners buy more. Appraisal can decide the cost of the required upgrades, and then the policy terms determine how much of that cost is paid. Check your declarations page for the limit.