The aftermath of a property fire is a difficult situation to go into. People may be in shock or be traumatised or worse. You only have to think back to when Notre Dame cathedral burned down in 2019, or the 2026 fire destroying a well-loved Victorian building in Glasgow city centre to realise how dramatic and devastating fires can be to buildings and the people who love them.
The building owner needs to establish their insured position. The insurer will appoint a loss adjustor as the point of contact with the building owner to clarify this, and from there, decisions need to be made about what to do. Achieving the best possible outcome after a building fire needs experienced people to be involved, and these should be sought out as soon as possible to avoid costly mistakes.
My first fire damage reinstatement project was a category A-listed Scottish castle destroyed by a fire in 1994. On that occasion, the owner appointed a loss assessor, who is similar to a loss adjustor but works solely for the building owner rather than the insurer. The loss assessor helped the client select an architect and together we worked to design and specify the work to the highest standard. This involved negotiating our way through consent issues with Historic Environment Scotland and addressing the architectural challenges of different phases of the castle’s development, including its 15th century tower, its 18th century wing, and its longer rambling 19th century wing.
Decisions to make following fire damage to a property
The decisions following fire damage can seem daunting but it’s important to take expert advice and follow a considered path. Advice offered from the first person that the owner happens to meet on site, from the fire brigade, building control officials, or insurance company representatives may be unqualified and very wrong.
Questions to consider are:
Do we have to demolish what is left of the building?
If the overall structure is extensively damaged it will probably have to come down, but an architect can help you make this decision, usually with an engineer and often a Quantity Surveyor. With listed buildings, an architect will often have to argue the case for why it should be saved and must not simply be named as a dangerous structure by building control and be allowed to be demolished.
Can I get a local builder to just start on the reinstatement work?
If the extent of the work is significant, a professional experienced team is required to make sure that the correct steps are taken. Be wary of starting work with a local builder without getting all the relevant advice. Allowance for the cost of a professional team are included in your insurance cover.
Will I have to take account of current regulations which the building did not comply with?
If the reinstatement amounts to a repair, then the list of current regulations that apply may not be extensive, but if you are re-lining a burnt-out shell or replacing the building with a new structure then yes, compliance with new regulations will be expected and should be accepted by the loss adjustor.
Does the reinstatement have to recreate exactly what was there or can we make changes?
Changes can be made but the important thing is to be transparent about it. There might be “betterment” items where for example you replace a chipboard floor with an engineered oak floor, or you might want to add another bathroom. The Quantity Surveyor can declare the changes and schedule them as pluses and minuses so that a settlement figure can be agreed. A good architect who is used to planning requirements can help significantly with desired changes after a fire.
Whether the building owner appoints a loss assessor or not, if the building damage is significant and if their intention is to reinstate or rebuild, they will need to appoint an architect.
Demolition isn’t always the best policy
My second fire-damage reinstatement was a category B-listed Victorian church destroyed by a fire in 1994. On that occasion, the fire brigade and building control advised demolition. But our architecture practice stopped that with some firm discussions with the loss adjustor, building control, and the fire brigade. Our position was backed by our structural engineer and we prevented the loss of a beautiful building.
However, on two other occasions on large house-loss fires which we were involved with, our advice has been to demolish. Often it is a question of assessing the balance of decontamination, repair, and reinstatement costs against the cost of building new. This all has to be demonstrated and agreed with the loss adjustor. From the client’s point of view, they may get a better product this way as a large rebuild will mean it’s necessary to build to current standards. If it is a clean new-build project it can mean there is no VAT on the building works. Ultimately it is a commercial decision that has to be carefully assessed and taken and agreed with the loss adjustor.
A recent project in a category B-listed house destroyed by fire, lead to a restoration to a high standard, but with substantial changes to the listed interior layout. Often older buildings can be made to better fit modern use when the freedom opened up from an event such a as a fire or other damage has occurred. This building now has all the living spaces on the southerly side with views maximised and the house has been transformed for 21st century living patterns.
And in another case recently, the extent of fire-fighting water damage to a timber frame house was such that full demolition was the safest option so that is what we agreed with the loss adjustor.
What about betterment?
Betterment is where a building owner wants to take the opportunity to rebuild or reinstate the building to a higher standard than it was before the fire, or to make it bigger or different in some way that is more costly.
This often happens and when it does it is necessary to be able to be clear and transparent. I have encountered loss adjustors who are reasonable and straightforward when dealing with these things but one does need to have robust documentation and an agreed process in place. A good architect can present this sort of case with the benefit of experience and knowledge.
The period from the date of the fire to the client moving back in might span a couple of years, during which the insurer will be making payments to cover the works. It is essential that all parties are comfortable with the finances of the settlement and any betterment calculations to avoid surprises or disagreements at the end.
Getting the absolute best outcome after a building fire does need experienced help, and a rigorous process. In the difficult aftermath of the fire, it helps to try to take a long view. To end up feeling happy and safe in the building when you move back in, you will want to know that you have had everything done properly and that you have taken the chance to make it all a bit better and with everything the way you want it.
Contact Thomas Robinson Architects today.
Call 01360 661144 or Email mail@thomasrobinsonarchitects.co.uk