The Southland Firestorm: A Special Report : The Recovery : REBUILDING : How to Start Putting It All Back Together
Rebuilding after a burnout requires quick action and smart decisions. Suggestions from a custom-home builder on where to start:
DETERMINE YOUR LOSS
* Contact your insurer: Accompany the claims adjuster to the site and provide him or her with a copy of your original building plan, photos, videotapes and any other materials that document the loss.
* Review coverage: If your home burned completely, you will be reimbursed for the maximum amount of the policy, which could be far below what it costs to rebuild. But if your policy is for the replacement value of the home, you should be reimbursed for whatever it costs to rebuild under current market rates. However, this amount can be very difficult to determine and may require skillful negotiation with your insurer.
* Find out what is salvageable: A contractor can assemble a team of experts such as a structural engineer and a geologist to determine what portions of your home can be saved. A quick-moving blaze may have burned the entire house but left the foundation unscathed. But a fire’s intense heat will often rupture the concrete foundation.
SECURE THE SITE
* Get rid of the ruins: This may involve little more than raking up ash and hauling away the structure’s charred remains. Other sites may require a demolition contractor to tear out a ruined foundation and haul away extremely large amounts of debris.
* Prevent erosion: A sudden downpour could wash away exposed soil and compound your loss by leaving you without a lot to rebuild on. Cover the entire area with waterproof tarps or sheets of black plastic held in place with sandbags.
STARTING TO REBUILD
* Resubmit your building plan: In small cities such as Laguna Beach, building officials will be overwhelmed with requests to review plans submitted by homeowners eager to rebuild. Submit plans as soon as practical.
* Lost building plans: If your original blueprints were destroyed, it may be possible to obtain copies. Check with your city building department or the original contractor, as they often keep plans dating back as far as 20 years or more for reference and legal purposes. If the city does not have the plans, it may still be able to identify the original contractor.
* What can be rebuilt: In cities such as Laguna Beach with strict building policies, it may be impossible to rebuild a house exactly as it was. The new home will have to conform to current codes, especially those regarding fire safety.
TIPS ON HIRING A CONTRACTOR
Some who lost their homes in the 1991 Oakland Hills fire were further victimized by unscrupulous “contractors” who offered to rebuild the homes for just a fraction over cost. After collecting a sizable deposit, the so-called contractors skipped town. A few phone calls and a little research could help you avoid a similar scam.
Where to Start * Get this free booklet: ‘What You Should Know Before You Hire a Contractor,’ published by the Contractors State License Board, (800) 321-2752. The booklet explains how to negotiate a contract, what to include in the written agreement and how to check a contractor’s references. Also: how to keep track of project records and establish fund controls and the types of bonds available to help ensure the job gets done or that your losses are covered if problems develop. It’s available in both English and Spanish.
Check for Arbitration Activity * Signed release: Ask the contractor for a letter instructing arbitration and mediation services to release the results of any hearings involving the contractor. Refusal could indicate a problem.
* Records check: Send a letter of release to the American Arbitration Assn. along with a cover letter asking it to release information on the contractor. American Arbitration Assn. offices:
Los Angeles, Ventura counties: 3055 Wilshire Blvd., 7th floor, Los Angeles, CA. 90010-1108 (213) 383-6516
Orange County: 2601 Main St., Suite 240, Irvine, CA. 92714-6220 (714) 474-5090
San Diego County: 600 B St., Suite 1450 San Diego, CA. 92101-4586 (619) 239-3051
* Other arbitration groups: The State Bar of California publishes the Dispute Resolution Directory, which lists information on other mediation and arbitration groups that you may want to contact. Directories are available for $15. Write or call: State Bar of California, Office of Legal Services, 555 Franklin St., San Francisco, CA. 91402-4498; (800) 628-4858.
Civil Suits and Liens * Superior Court indexes: Go to your local Superior Court clerk’s office and check indexes of civil suit filings. These are cross-indexed by plaintiff and defendant, so it’s possible to find out who has sued a contractor and why and to check whom the contractor has sued.
* County Recorder’s office: This is where any liens against property are filed under the names of the property owners, contractors and subcontractors involved in a dispute. Indexes and actual documents show if a contractor has a history of not paying subcontractors, who then file claims against the contractor and the customer’s property.
TIPS ON HIRING EXPERTS
In addition to hiring a contractor, rebuilding may require the advice of other experts. Here is how to check up on others involved in the process.
Architects * Professional recommendation: Contractors may be able to recommend several architects for your consideration.
* Complaint history and license: Verify the architect’s license and find out if any complaints have been registered. Call the Board of Architectural Examiners at (916) 445-3394.
* Information: A free booklet, the “Consumers Guide to Hiring an Architect,” is available from the Board of Architectural Examiners in English and Spanish.
Geologists * Why you may need one: Burned-off vegetation on surrounding hillsides may make your lot or soon-to-be-rebuilt house susceptible to landslides. A geologist or geophysicist can determine the danger and inform you on how to protect yourself from further loss.
* Information: Free booklet, “Consumer Guide to Geological and Geophysical Services,” is available in English and Spanish from the California Board of Registration for Geologists and Geophysicists at (916) 445-1920.
Landscape Architects
* Why you may need one: Landscape architects can advise you on replanting the area around your home to make it less susceptible to fire.
* Checking complaint history/license: Call the Board of Landscape Architects at (916) 445-4954.
* Information: Free booklet, “How to Hire a Landscape Architect,” is available from the BLA at the number listed above.
