The process in sequence
There are steps before the first nail goes in.
Most property owners expect construction to begin quickly. In reality, visible construction is the last phase of a process that begins with authorization, scope development, engineering, and permitting. Understanding the sequence removes frustration and sets realistic expectations.
Authorization to Begin
The process begins with a $0 agreement which allows us to engage with your insurance company to confirm that the policy will cover engineering plans and municipal building permit costs.
Plans, Permits, and Scope Development
Upon insurance company confirmation of funding and customer's agreement to use insurance funds for them with us by written contract, Engineering, plans, and permitting are initiated while the scope of work is being developed. This work helps move the project toward something that can actually be built — rather than relying on an initial insurance company estimate alone. It is common for additional requirements to emerge during this phase, including code upgrades and previously unidentified structural conditions.
Alignment with Insurance Funding
As the scope becomes more complete, it is coordinated with the insurance company. This may involve revisions, supplements, and clarification of what is required to complete the project properly. The goal is not to match an initial insurance company estimate — it is to align funding with the actual work required.
Reconstruction Contract
Once the scope and funding are sufficiently aligned, the project proceeds under a formal reconstruction contract. At this point, the work has been defined to a level that allows construction to proceed responsibly. This is the moment the project moves from development into execution.
Construction
Construction begins after permitting and pre-approved insurance funding are in place. The project proceeds through typical construction phases — framing, roofing, mechanical, electrical, plumbing, drywall, finishes — with ongoing coordination as needed. Subcontractors are scheduled in blocks of time and move between projects; this is normal and does not mean a project is stalled.
Completion
Completion occurs when the property is restored to a usable condition and the scope of work has been completed in accordance with the developed project requirements. A final walkthrough produces a punch list of any remaining items, which are completed before the project closes.
We perform project management and act as the single point of coordination, but there are usually multiple companies involved. Subcontractors are given scheduled blocks of time and move between projects — they will not be on site every day. The bigger picture is whether they are on time for the overall project timeline, not whether someone is present every morning.
Setting realistic expectations
Why reconstruction takes longer than most people expect.
People are conditioned by consumer culture to expect fast results. Burned and water-damaged building recovery does not work this way — ever. This is not a failure of process. It is the nature of the work.
Every reconstruction project involves coordination among your insurer, the building department, engineers, architects, subcontractors, utility companies, your mortgage company, and whatever else may be going on in the economy. Each of these parties operates on its own timeline, and none of them moves at the speed of a contractor who is ready to build.
How to avoid being a victim of your own project →The most important thing a property owner can do is understand this early, stay involved in key decisions, ask questions when things seem unclear, and resist pressure from any party to move faster than the process allows.
Coast Construction's production time starts after permit approval — not after your date of loss. The time between the fire and the permit is real time, but it is not construction time. Confusing these two periods is the source of most schedule frustration.
The full disaster recovery process — step by step →