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What the Eye Can Not See

CASE STUDY – from the files of Integral…………

The original material, size, layout, and style indicate that this single-family residence was built in the late forties, or early fifties. It has a few features, such as hardwood floors, wood panel siding, etc. indicating that it was one step up from builders grade when it was constructed.

 

The finishes such as wood panel siding, single pane glazing, anaconda board for wall and ceiling cover, rubber backed carpet, etc. are obsolete. The hardwood flooring in some rooms have been either covered over or removed and carpet has been installed indicating wear and tear to the structure over the years. Another indicator is the deterioration to the framing which is quite evident in the exposed roof joists on the front elevation of the garage which would have been an original feature of the home.

 

The residence has seen some changes over the years. From the front entry closet being removed by the front door to allow entry into the front bedroom; a patio door has replaced the window to access the exterior deck built onto the rear bedroom; the basement floor had been replaced at some point, probably when the residence was hooked up to the municipal sewage system, etc. The basement has been renovated to a minimal finish condition.

 

The normal life expectancy is 50 years for this type of dwelling and, although it is in poor condition, it is still functional as a two-bedroom single family dwelling. In view of the current condition and improvements made over the years, we would recommend an updated age for the building of 40 years which would give the repairs a 63% depreciation application.

 

TYPE & EXTENT OF DAMAGE

 

The premises and property have abandoned contents and squatter’s belongings which hindered the examination of the damage. They need to be removed before any repairs can take place and are not considered as part of any insurance claim but would add to the cost of restoration for the removal and disposal of the same.

 

Although there is other damage to the building that was not caused by the fire, smoke, or means to extinguish the fire, the building is in such a condition and has obsolete materials, that repairing the fire damage could result in repairs beyond the actual area of fire damage itself.

 

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The burn area is confined to the front right hand corner of the residence which is in the living room. It extends across the front to the front entry porch.

 

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The fire department cut a hole in the right gable end to access the fire in the attic.

 

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There is no apparent fire damage to the rear exterior other than clean up.

 

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There is no apparent fire damage to the attached garage. There are contents to be removed and deterioration to the structure that have no bearing on the fire loss.

 

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Heavy smoke damage is apparent to the living / dining room area. The interior needs to be stripped out and all finishes replaced. The contents have no bearing on the fire loss.

 

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The kitchen cooking area and hall have heavy smoke damage. The interior needs to be stripped out and all finishes replaced including cabinets. The contents have no bearing on the fire loss.

 

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The eating area and the bathroom have medium smoke damage. The interior needs to be stripped out and all finishes replaced. The contents have no bearing on the fire loss.

 

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The bedrooms have medium smoke damage. The interior needs to be stripped out and all finishes replaced. The contents have no bearing on the fire loss.

 

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The basement rooms have some water damage from the means to extinguish the fire, even though there is heavy moisture trapped in some areas which make the photo appear out of focus. The majority of damage is from a previous grow operation. The interior needs to be stripped out, treated and cleaned. The contents have no bearing on the fire loss.

 

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The furnace room and storage room have no apparent water damage from the means to extinguish the fire; however, the majority of damage is from a previous grow operation. The interior needs to be stripped out, treated and cleaned. The contents have no bearing on the fire loss.

 

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The electrical service panel has been removed and has no bearing on the fire loss.

 

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The rear enclosed porch has suffered some damage as a result of firemen entering the premises, even though there is heavy moisture trapped in some areas which make this photo and others appear out of focus. The interior needs to be stripped out and cleaned. The contents have no bearing on the fire loss.

 

The actual fire damage and means to extinguish the fire amounts to $70,000 but couple this with the old grow operation, obsolete materials, wear and tear, and amateur workmanship throughout the years, the whole house is a complete write off.