Fire damage restoration process: stages, timeline and pack-out

What are the stages of fire damage restoration?

Fire damage restoration moves in a fixed order: make the house safe, stop more damage, remove what cannot be saved, clean what can, control odor, then rebuild. The industry standard for this work is ANSI/IICRC S700, first published in 2025. IICRC says it covers how to assess fire residues and odors, how to clean buildings and contents, and how to write a restoration work plan and document the job.

The table below shows the usual sequence. Timing depends on the size of the fire and your insurer, so we show when each stage happens rather than how many days it takes.

What happens before the restoration crew arrives?

The U.S. Fire Administration (USFA) says not to enter a damaged home unless the fire department says it is safe. Firefighters make sure water, power and gas are safe, and if they are not, they shut them off. Do not turn them back on yourself. Our house fire emergency page covers the first 48 hours in detail.

USFA’s next step is to call your insurance company and ask what to do first. Ask two specific questions: who pays for cleaning, and whether the insurer wants to approve the contractor’s estimate before work begins. USFA notes that companies specialize in cleaning and restoring personal items, and suggests asking your insurer for recommendations. Get any cost estimate in writing.

Before cleanup, photograph every room. The Red Cross says to take photos of the damage and save all receipts, because you may need them to support your claim. It also says not to throw out damaged goods until an inventory has been taken. Get the fire incident report number from the fire department. USFA’s “After the Fire” booklet has a form for it.

Board-up, tarping and water removal: the first days

Fires leave holes. USFA explains that firefighters may break windows and cut holes in the roof and walls to vent smoke and make sure the fire is out. Those openings let in rain and intruders. USFA says you may need to board up windows and doors, and to tell the police if the house will be empty. The Red Cross lists temporary repairs such as covering holes and bracing walls.

Water often does as much damage as fire. A 2025 Restoration & Remediation (R&R) article says standing water must be extracted immediately and drying equipment set up to prevent mold. It also notes that when firefighters used water, the mix of water and soot is handled as a Category 3 loss, the most contaminated class. Our page on water damage categories and classes explains what that means for cleanup. The Red Cross says drywall and insulation soaked by fire hoses usually cannot be dried out and keep their strength and mold resistance, so ask a professional about replacing them.

What gets torn out, and what can be cleaned?

Restorers remove charred and unsalvageable materials early. R&R lists drywall, flooring, furniture and contents, and says removal cuts smoke odor and cross-contamination. The IICRC, RIA and CIRI Technical Guide for Wildfire Restoration (December 2025) adds that charred framing must be scraped or abraded to clean wood, or replaced, and that affected fiberglass or blown-in insulation and flexible ductwork should be replaced. That guide was written for wildfire damage, but its source-removal approach matches the S700 scope.

For belongings, the same guide says replacement may make sense when cleaning would cost more than the item is worth, especially for porous things like clothing, bedding and toys. Hard, nonporous items are usually cleanable.

Demolition raises two federal safety rules. EPA’s RRP rule requires anyone paid to disturb painted surfaces in a home built before 1978 to be certified and trained in lead-safe work practices. EPA’s asbestos guidance says if you are unsure whether a material contains asbestos, treat it as if it does, and use a trained, accredited professional for sampling.

How is soot cleaned off walls, ceilings and floors?

The wildfire technical guide describes a two-step method for walls and ceilings: HEPA vacuum loose particles first, then damp clean with a mild detergent to lift what is stuck. Cleaning runs from ceiling to floor and from least to most aggressive. Hard floors get the same HEPA-then-damp treatment. Restorable carpet gets HEPA vacuuming followed by hot water extraction, while heavily affected carpet may need replacing along with the pad.

The type of fire changes the cleaning chemistry. Our guide to smoke damage cleanup explains dry, wet and protein residue and which jobs you can handle yourself.

How does odor control fit in?

Odor work starts with removing the residue that carries the smell. The wildfire guide pairs cleaning with air filtration devices that use activated carbon or similar media to capture odor-causing gases. It treats sealing and repainting as an option after cleaning, not a replacement for it. Our page on smoke odor removal compares ozone, hydroxyl generators and thermal fogging, including EPA’s cautions on ozone.

What is a contents pack-out?

A pack-out moves your belongings out of the house so they can be cleaned and deodorized in a controlled setting while the structure is worked on. R&R’s 2016 overview of large fire losses describes the order: you first gather what you need right away, such as clothing and school supplies, then the remaining affected contents go to an off-site facility. Cleaned items return at the end.

Pack-out is where disputes start, so protect yourself:

• Ask for an itemized inventory with photos of each item or box.
• Ask which items the company plans to clean and which it calls unrestorable, and why.
• Keep a copy of every list. The Red Cross says do not discard anything until it is inventoried.

Angi says pack-out is often covered by homeowners insurance, but check your policy. Our fire damage restoration cost page lists published prices for cleaning, deodorizing and contents work.

Why the heating and cooling system matters

Soot travels through ducts. The wildfire technical guide calls HVAC systems a major conduit for spreading combustion residue and says they should be cleaned by a qualified contractor following National Air Duct Cleaners Association (NADCA) standards, with filters replaced by MERV 11 or higher. Do not run the system until it has been checked. R&R’s large-loss overview also lists professional duct cleaning and deodorizing as one of the final jobs before the walkthrough.

How do you know the job is finished?

Agree on “done” before work starts. The wildfire technical guide describes a restoration completion evaluation with a walkthrough, wipe testing and an odor check to confirm that surfaces are free of visible residue and smoke odor. It also describes an optional post-restoration verification by an independent third party, such as a certified industrial hygienist. The R&R overview ends with a walkthrough with you and the insurance adjuster.

If odor returns on warm or humid days after the crew leaves, report it to the contractor and insurer in writing. If your insurer disputes the scope, see insurance claim denied. Before you hire, use our questions to ask a restoration company. More guides are on the fire and smoke hub.

Fire claims in Florida

Florida sets claim deadlines in statute. Under Florida Statutes 627.70132, notice of an initial or reopened property claim must be given within one year after the date of loss, and a supplemental claim within 18 months. Under 627.70131, an insurer must acknowledge a claim communication within 7 calendar days and must pay or deny the claim, or a portion of it, within 60 days after receiving notice, unless factors beyond its control prevent it. These are general rules; your policy and the facts of your claim matter. Ask your insurer, the Florida Department of Financial Services, a licensed public adjuster or an attorney about your situation.