Reconstruction and Repairs — Draper, UT Post-Damage Rebuild Coordination

Reconstruction is the phase that turns a mitigated property back into a livable home or functioning business. After water extraction, fire cleanup, mold remediation, or biohazard response completes the mitigation phase, the property still has voids where damaged materials were removed. Reconstruction restores those voids — drywall replaced, flooring installed, trim reset, cabinets rehung, painting completed, doors and windows repaired or replaced, electrical and plumbing fixtures reinstalled. Done right, the reconstructed property is indistinguishable from pre-loss condition (often better, since building code updates and material upgrades typically come along with the rebuild). This page documents EcoRestore’s reconstruction approach across Draper, Sandy, South Jordan, Riverton, Bluffdale, and White City.

Reconstruction Scope Categories

Cosmetic Reconstruction

Restoring finishes after minor material removal. Drywall patch, texture match, painting. Trim reset. Localized flooring repair. Typical scope: single room or partial room. Timeline typically 2–4 weeks from mitigation completion to occupancy-ready. See the drywall repair page for detailed drywall protocols and the flooring page for flooring specifics.

Room-Level Reconstruction

Full replacement of finishes in one or more affected rooms. Complete drywall replacement on affected walls, full flooring replacement, full room painting, trim replacement, sometimes cabinet or vanity replacement. Typical scope: 1–5 rooms. Timeline typically 4–12 weeks depending on scope and material lead times.

Whole-Level Reconstruction

Full reconstruction of an entire floor or level of the property. Common in basement flood scenarios where finished basement requires complete rebuild. All drywall, flooring, painting, trim, doors, and often electrical and plumbing fixtures replaced. Timeline typically 3–8 months.

Whole-Property Reconstruction

Extensive property reconstruction after major fire damage or catastrophic flood. May include structural repairs, roof replacement, HVAC replacement, and complete interior finish replacement. Coordination with structural engineers and specialty subcontractors extends timeline significantly. Typical scope: 6–18 months from mitigation completion to final punch-list.

Reconstruction Trade Coordination

Steven Kraft’s Role

Steven Kraft holds the Utah DOPL R100 general contractor license (#10847923-5501) and leads reconstruction on EcoRestore projects. His role bridges mitigation response and reconstruction phases: coordinating between the mitigation crew, reconstruction trades, insurance adjusters, and homeowners. Restoration contractors without in-house reconstruction capability typically subcontract the rebuild phase — producing coordination gaps, scheduling conflicts, and warranty ambiguities that don’t happen when the same firm handles both phases.

Framing and Structural Work

Structural repairs handled by Steven’s crew or specialty structural subcontractor depending on scope. Common scenarios: sistering damaged joists after water damage, replacing charred framing after fire damage, jacking sagged beams before drywall replacement, repairing subfloor damage from extended saturation. Structural work coordinates with local building department permits per Utah building code.

Drywall Trade Work

Steven’s crew handles drywall installation, taping, mudding, and texture matching in-house. See the drywall repair page for detailed drywall protocols including cut-back standards, drywall type selection, and texture matching methodology.

Flooring Trade Work

Carpet, LVP, and standard hardwood flooring installed by Steven’s crew. Specialty flooring (large-format tile, high-end hardwood, custom staining) coordinates with specialty subcontractors. See the flooring removal and replacement page for type-specific protocols.

Painting

Interior painting handled by Steven’s crew including primer application, color matching, and finish coats. Cabinet painting and specialty finishes may coordinate with specialty painter depending on scope. Paint selection matches existing finishes or accommodates upgrades per homeowner preferences and insurance coverage.

Trim Carpentry

Baseboard, casing, crown molding, chair rail, and specialty trim replaced by Steven’s crew. Modern MDF trim is standard for most residential applications; solid wood trim used in higher-end applications and historic restoration. Trim replacement coordinates with drywall completion, flooring installation, and painting sequence.

Doors and Windows

Interior doors replaced or repaired by Steven’s crew. Exterior doors and windows typically coordinate with specialty subcontractors due to weather-sealing and installation complexity. Windows damaged by fire suppression (broken during ventilation) require replacement with matching windows or upgrade opportunity if homeowner elects.

Cabinetry

Standard stock cabinets (bathroom vanities, laundry cabinets, basement bar cabinets) installed by Steven’s crew. Kitchen cabinets and custom cabinetry coordinate with cabinet specialists due to specialized fabrication and installation requirements. Cabinet-grade lead times can extend total reconstruction timeline significantly (custom cabinet lead times 8–16 weeks are common) — planning cabinet orders early in reconstruction sequence prevents timeline delays.

Countertops

Standard laminate countertops installed by Steven’s crew. Granite, quartz, marble, and specialty stone countertops coordinate with stone fabricators due to specialized cutting and installation requirements. Countertop selection typically follows cabinet installation and can extend timeline if custom fabrication is required.

Electrical Work

Utah requires licensed electrical contractor for electrical work beyond fixture replacement. EcoRestore coordinates with licensed electrical subcontractor for: fixture installation coordination, damaged wiring assessment and replacement, GFCI and AFCI updates required by current code, panel upgrades if reconstruction scope justifies, and permit coordination with local building department. Steven doesn’t perform electrical work directly under his R100 license; the coordination is with a licensed electrical subcontractor.

Plumbing Work

Utah requires licensed plumbing contractor for plumbing work beyond fixture replacement. EcoRestore coordinates with licensed plumbing subcontractor for: fixture installation coordination, damaged supply line replacement, damaged drain line replacement, water heater installation if damaged, permit coordination. Similar coordination approach to electrical work.

HVAC Work

Utah requires licensed HVAC contractor for heating, ventilation, and air conditioning work. EcoRestore coordinates with licensed HVAC subcontractor for: ductwork cleaning after fire or mold response, ductwork repair or replacement where damage occurred, condenser and air handler cleaning after smoke exposure, and complete system replacement if damage warrants.

Permit and Code Compliance

When Permits Are Required

Utah residential reconstruction often triggers permit requirements depending on scope:

• Structural work — sistering joists, replacing beams, cutting new openings: building permit required
• Electrical work beyond fixture swap: electrical permit required
• Plumbing work beyond fixture swap: plumbing permit required
• Roof replacement after fire damage: roofing permit required
• Deck or exterior structure replacement: building permit required
• Interior finish replacement only (drywall, flooring, paint, trim): typically no permit required

Steven Kraft handles permit applications and coordinates local building department inspections during reconstruction. Permit requirements vary by jurisdiction — Draper City, Sandy City, South Jordan, Riverton, Bluffdale, and Salt Lake County (unincorporated White City) each have specific requirements and inspection procedures.

Code Compliance During Reconstruction

Reconstruction must meet current Utah building code, not just match pre-loss condition. Common code-updated items during reconstruction:

• Smoke detectors and CO detectors per current code requirements (hardwired with battery backup in most rooms)
• GFCI outlets in bathrooms, kitchens, laundry, garage, and outdoor locations
• AFCI protection on bedroom circuits per current code
• Egress windows in basement bedrooms if replacing damaged bedroom-adjacent windows
• Insulation upgrades to current R-value standards in reconstructed walls or ceilings
• Water heater expansion tanks and pressure relief valves per current code
• Backflow prevention valves on plumbing supply where required

Code-required upgrades during reconstruction are typically covered by insurance under “law and ordinance” coverage (varies by policy; typically 10–25% of dwelling limit). Homeowners should verify law and ordinance coverage during initial claim setup so reconstruction scope reflects both like-kind-and-quality replacement and required code upgrades.

Historic District Considerations

Some Salt Lake County properties fall within historic districts or historic preservation zones. Historic District Draper, Historic Sandy, and some White City properties may have historic preservation requirements affecting reconstruction: material selection restrictions (preserving original wood siding, specific window styles, original architectural details), exterior modification review by preservation commission, and specific approval requirements for changes visible from public view. Steven coordinates historic preservation requirements during reconstruction planning where applicable.

Insurance Coordination

Xactimate Estimate Preparation

Vanessa Chandler prepares the reconstruction Xactimate estimate covering all reconstruction line items. Coordination with mitigation Xactimate scope produces the complete claim package spanning: emergency response, mitigation (extraction, drying, cleaning), demolition of unsalvageable materials, reconstruction of removed materials, contents cleaning and pack-out, and additional living expenses if applicable. Vanessa’s Xactimate Level 3 certification enables complex claim documentation that adjusters typically process without significant dispute.

Adjuster Approval Process

Reconstruction typically requires adjuster approval before work begins, particularly on larger scope. Approval process:

1. Complete mitigation phase documented in Xactimate
2. Reconstruction scope estimated in Xactimate
3. Adjuster reviews reconstruction scope, sometimes negotiates specific line items
4. Approved scope authorized for work
5. Reconstruction proceeds per approved scope
6. Change orders documented if scope adjusts during reconstruction (discovered damage, homeowner-requested upgrades, code-required items not initially anticipated)

Coordination with adjuster during reconstruction maintains claim alignment and prevents surprise scope disputes at final settlement.

Progress Payment Coordination

Reconstruction payments typically follow milestone schedule: initial deposit at reconstruction authorization (often 20–30% of scope), progress payment at drywall completion (often 30–40%), progress payment at flooring completion (often 20–30%), and final payment at completion and homeowner sign-off (remaining balance). Insurance carrier typically issues payments directly to EcoRestore per work authorization; some carriers require homeowner endorsement on payment. Payment coordination happens through Melissa Bonham as part of claim administration.

Change Order Documentation

Reconstruction scope adjustments during work require documented change orders. Common change order scenarios: discovered damage in wall cavities that wasn’t visible during initial scope; homeowner-requested upgrades to higher-grade materials or finishes; code-required upgrades revealed during permit inspection; and structural issues discovered during demolition. Each change order documents the specific scope change, cost impact, and homeowner or insurance approval before work proceeds. Approved change orders roll into the final Xactimate estimate for insurance settlement.

Reconstruction Sequence

Standard Sequence

1. Structural repairs (if needed)
2. Rough electrical, plumbing, HVAC (if scope requires)
3. Insulation reinstallation in reconstructed cavities
4. Drywall installation, taping, and mudding
5. Drywall priming
6. Cabinet installation (kitchen and specialty cabinets)
7. Countertop installation
8. Flooring installation
9. Trim installation (baseboard, casing, crown)
10. Final electrical, plumbing, HVAC fixture installation
11. Paint (walls, trim, ceilings)
12. Final punch-list items
13. Final cleaning
14. Homeowner walkthrough and sign-off

Sequence Rationale

Order matters. Painting before flooring produces drips on new floor. Installing baseboard before flooring produces gap at floor edge. Installing cabinets before drywall finish produces cabinet damage risk. Installing flooring before drywall is complete produces contamination on new flooring. Every sequence decision reflects experience with what happens when the order gets wrong.

Compressed Sequence Options

On expedited reconstruction, some sequence steps can happen in parallel: painting and trim can proceed simultaneously in different rooms; flooring installation in completed rooms while drywall continues in others; and final fixture installation in rooms that are otherwise complete. Compression reduces total timeline by 10–25% when properly coordinated but adds coordination complexity.

Final Walkthrough and Punch List

Homeowner walkthrough with Steven Kraft identifies any items requiring adjustment before final sign-off. Common punch-list items: paint touch-up in specific areas, cabinet hardware adjustment, door swing adjustment, minor drywall imperfections, missed trim details, and cleaning issues. Punch-list items typically complete within 1–2 weeks of walkthrough. Final sign-off releases the property to homeowner occupancy and triggers final insurance payment.

Warranty and Post-Completion Support

Standard Warranty

EcoRestore’s reconstruction work carries a 1-year workmanship warranty on labor and installation. Manufacturer warranties on materials pass through to the homeowner (typically 5–30 years depending on product). Warranty terms detailed in the work authorization and reconstruction agreement.

Warranty Callback Response

If issues arise during the warranty period, homeowner contacts EcoRestore for callback assessment. Common warranty items: drywall crack at settling seams (typically minor and easily patched), paint peeling in specific locations (usually humidity-related and requires investigation of humidity source), minor flooring gap or trim gap from seasonal movement, and cabinet hardware loosening. Warranty response typically within 1–2 weeks of report; emergency issues (water leak, electrical malfunction) get expedited response.

Post-Warranty Support

After warranty period, EcoRestore continues to support previous customers on a fee-for-service basis. Common post-warranty scenarios: additional water damage after reconstruction, additional service in different areas of the property, and referrals for family or neighbors. Long-term customer relationships are a substantial portion of EcoRestore’s business — homeowners often engage us for multiple projects over years, and referrals from previous customers drive significant new work.

Reconstruction Cost Considerations

Ranges from our 2020–2025 project database (reconstruction phase only, not including mitigation):

• Cosmetic reconstruction (single room, minor scope): $3,500–$12,000
• Room-level reconstruction (single room, full scope): $8,500–$28,000
• Multi-room reconstruction (2–4 rooms): $18,000–$65,000
• Finished basement full reconstruction: $35,000–$120,000
• Kitchen full reconstruction with custom cabinetry: $45,000–$185,000
• Whole-level reconstruction: $85,000–$320,000
• Whole-property reconstruction after major fire: $180,000–$650,000+

Costs reflect reconstruction phase only. Total project cost including mitigation typically adds 30–60% to reconstruction cost. Insurance coverage for reconstruction typically follows homeowner policy dwelling limits with law-and-ordinance additions where applicable.

Frequently Asked Questions

Why does EcoRestore handle both mitigation and reconstruction rather than referring reconstruction to a general contractor?

Coordination and warranty accountability. When mitigation and reconstruction are handled by different firms, coordination gaps emerge: scope disputes between what mitigation firm completed and what reconstruction firm expected to receive, timing conflicts as one firm waits for another, warranty ambiguity when problems emerge (was it a mitigation issue or a reconstruction issue?), and insurance claim complexity spanning two firms. Steven Kraft holds the R100 general contractor license (Utah DOPL #10847923-5501) specifically to enable in-house reconstruction, avoiding these coordination issues. Practical benefits for homeowners: single point of contact throughout the project, single work authorization and payment coordination, unified warranty covering both mitigation and reconstruction, and consistent quality standards from start to finish. Some restoration firms in the Salt Lake Valley operate mitigation-only and refer reconstruction to independent GCs; some GCs operate reconstruction-only and don’t handle mitigation. Firms with in-house R100 licensing (EcoRestore’s approach) are relatively uncommon in the specific combination of mitigation-plus-reconstruction, which is why we highlight the R100 credential during initial scope planning. Cost is typically similar whether one firm or two handles the project — savings come from coordination efficiency rather than dramatically different labor or material costs.

How long does reconstruction take from mitigation completion to occupancy?

Depends on scope. Cosmetic reconstruction: 2–4 weeks. Room-level reconstruction: 4–12 weeks. Multi-room reconstruction: 8–20 weeks. Whole-level reconstruction: 3–8 months. Whole-property reconstruction: 6–18 months. Timeline drivers: material lead times (particularly custom cabinets, specialty flooring, replacement windows — often 6–16 weeks lead time from order to delivery), permit review durations (particularly Draper City and Sandy City which have thorough review processes — typically 2–6 weeks from application to permit issuance), subcontractor scheduling (electrical, plumbing, HVAC subs may have 2–8 week booking windows during peak seasons), and unexpected discovery during reconstruction (structural issues, mold in cavity spaces, or other damage not visible during initial scope). Steven Kraft coordinates timeline expectations during initial planning based on specific scope factors. Occupancy timing can sometimes precede reconstruction completion in scenarios where sections of the property are habitable while other sections remain under work — particularly relevant for larger properties where partial re-occupancy reduces additional living expenses coverage duration.

Will the insurance carrier’s payment cover the full reconstruction cost?

Usually, when scope is documented properly and coverage is adequate. Insurance covers “like-kind-and-quality” replacement of damaged property, plus code-required upgrades (under law-and-ordinance coverage if included). Coverage limitations to be aware of: dwelling limit — total dwelling coverage may not fully cover major reconstruction scopes on high-value properties; contents limit — contents scope covered separately from dwelling with its own limit; law-and-ordinance limit — code-upgrade coverage typically 10–25% of dwelling limit, may be exceeded on major reconstruction; deductible — homeowner pays deductible on the claim (typically $500–$2,500 for standard policies, higher on some scenarios); depreciation — some policies pay actual cash value (depreciated) initially, with recoverable depreciation released after work completes and receipts submitted; and upgrades beyond like-kind-and-quality — homeowner pays difference for elective upgrades. Vanessa Chandler reviews policy specifics during initial claim setup and identifies any coverage concerns that might affect final settlement. In most residential water and fire damage scenarios, adequately-insured properties see insurance coverage of 85–100% of reconstruction cost. Underinsured properties or scenarios exceeding policy limits leave gaps requiring homeowner out-of-pocket contribution. Some homeowners with limited resources for gap coverage may make different reconstruction choices (smaller scope, different materials, deferred work) to align with actual coverage.

Can I make changes to the layout or design during reconstruction rather than restoring the original?

Yes, and it’s a common opportunity homeowners take. Reconstruction opens the walls, floors, and ceilings anyway — upgrades and modifications happen more efficiently now than after reconstruction is complete. Common modifications during reconstruction: opening walls to create larger rooms or open-plan layouts, moving door locations for better traffic flow, adding electrical outlets or lighting locations, upgrading kitchen and bathroom layouts, adding recessed lighting or ceiling fans, replacing standard windows with larger or different-style windows, and finishing previously-unfinished spaces (basement finish during basement flood reconstruction is particularly common). Coordination: modifications require adjustment to the reconstruction scope. Steven Kraft documents modification scope and quotes cost separately from insurance-covered baseline reconstruction. Homeowner pays the modification cost while insurance covers the baseline restoration. Larger modifications may require structural review, permit updates, and coordination with municipal building department. Timeline impact: modifications typically add 2–8 weeks to reconstruction timeline depending on scope. Cost typically 15–60% of baseline reconstruction cost for common modifications, higher for major layout changes. For homeowners who have been considering renovation anyway, reconstruction after a loss is often the ideal time to combine repair and improvement — the disruption is happening once rather than twice.

What happens if problems appear months after reconstruction is complete?

Workmanship warranty covers issues arising from installation defects for one year post-completion. Common warranty scenarios during that first year: drywall settling cracks at seams (patched and repainted under warranty), paint issues from humidity or material problems (repainted under warranty), minor trim gap from seasonal movement (adjusted and re-caulked under warranty), and cabinet hardware issues (adjusted or replaced under warranty). Warranty response typically within 1–2 weeks of report; emergencies get expedited response. Beyond one year, warranty items become fee-for-service repairs, though many minor issues are handled at no charge as customer service. Manufacturer warranties on materials continue beyond one year (typically 5–30 years depending on product) — carpet warranties, flooring warranties, paint warranties, cabinet warranties, and appliance warranties are all separate from EcoRestore’s workmanship warranty. Coordination for manufacturer warranty claims: homeowner has warranty documentation from manufacturer directly; EcoRestore can help facilitate manufacturer warranty claims where relevant, but the claim is between homeowner and manufacturer. Long-term issue scenarios that could indicate warranty concerns: musty odors emerging months after reconstruction (may indicate inadequate drying during mitigation), visible mold appearing after reconstruction (may indicate cavity issues missed during initial response), and structural movement that shifts finishes (may indicate underlying settlement or foundation issues). Homeowners noticing any of these should contact EcoRestore for assessment even after formal warranty period — our approach is to make things right for previous customers regardless of warranty specifics.

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Contact EcoRestore Water Damage & Restoration

Our office at 11629 S 700 E #220 sits half a mile east of I-15 exit 291, in the geographic center of south Salt Lake County. Reconstruction is where the property becomes yours again. Steven Kraft and his crew handle this final phase, coordinated with the earlier mitigation response to produce a single unified project rather than fragmented multi-contractor work.

• Emergency Line (24/7): (385) 289-3588
• Address: 11629 S 700 E #220, Draper, UT 84020
• Email: info@ecorestorewaterdamagerestoration.xyz
• Utah DOPL Restoration Contractor License: #12783456-5501
• Utah DOPL R100 General Contractor License (Steven Kraft): #10847923-5501
• IICRC Firm Certification: #216847

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Office Hours

• Emergency Service: 24 hours a day, 7 days a week
• Office Staff: Monday – Saturday, 9:00 AM – 5:00 PM
• Closed: Sundays and State/Federal Holidays (emergency line always active)