Before you sign a scope, agree to a start date or let anyone start cutting into wet materials, you need three things in writing: what was observed, what will be done, and what is explicitly not included. Ask for the scope of work as a document you can keep, ask how moisture will be measured and re-checked, and ask who is responsible for permit questions and for insurance communication. Then compare what each provider offers against the same list of questions rather than against the confidence of the presentation. This guide turns the public guidance from the EPA, FEMA and the City and County of Denver into questions you can ask, and pairs each one with the record you should keep. Bring your own notes: the private incident record builder lets you draft dates, safe ground observations, a photo checklist, contractor questions and proposed work and exclusions, then export plain text.
Is it actually safe to be in the space or to start work?
Safety comes before scheduling. EPA advises that if residents have evacuated, they should wait to re-enter until professionals say it is safe, with no structural, electrical or other hazards — the site does not advise re-entry, and neither should a contractor's start date. FEMA advises following local officials' instructions to confirm a home is safe to re-enter, confirming electricity and gas are shut off, and having an electrician check the house before power is turned back on. FEMA also advises checking for structural damage before entering, looking outside for damaged power lines and gas lines, not using gas appliances until a professional inspects them, and checking ceilings and floors for sagging. Ask: who has confirmed the space is safe, and is that confirmation in writing? Ask about portable generators and other combustion devices, which EPA says must be used outside and far away from buildings because carbon monoxide is invisible and can be fatal. If work has begun and your household is displaced, ask plainly whether cleanup is complete before anyone reoccupies — EPA says to ensure cleanup is complete before reoccupying, and that a mold remediation professional may be needed to help.
Related reading: Document water damage without putting yourself at risk.
What is being tested, measured and promised about moisture?
EPA's household guidance is that the key to mold control is moisture control: find and fix the water source, remove bulk water, and dry the area quickly, within 24–48 hours if possible, using fans and dehumidifiers and, where outdoor conditions allow, open doors and windows. EPA also advises keeping indoor relative humidity below 60 percent, ideally between 30 and 50 percent. Note the words: a target, not a guarantee. No one should promise you a home will be dry by a certain date, and this site sets no universal deadline. Ask: what readings will you take, where, with what device, and will you leave the readings with me? Ask what happens if materials are still wet past the target window — EPA notes materials that got wet and cannot be thoroughly cleaned and dried within 24–48 hours should usually be thrown away, and that materials which soak up water, such as drywall, carpets and ceiling tiles, should typically be discarded while metal, glass and hard plastic can usually be cleaned and dried. Ask whether the plan distinguishes those categories.
Related reading: Compare a restoration scope of work.
Are asbestos and lead being considered before demolition?
EPA advises that before removing wet materials such as wallboard, ceiling or floor tiles, you avoid disturbance of asbestos and lead. Elevated airborne asbestos can occur if asbestos-containing materials are disturbed, and disturbing lead-based paint can raise lead dust. EPA directs people who know or suspect asbestos to contact the EPA TSCA Assistance Information Service using the current contact details on the EPA website, and people who know or suspect lead-based paint to the National Lead Information Center at 1-800-424-LEAD (5323). These are federal information channels, not a local inspection service, and this site does not provide testing or diagnosis. Hypothetical example: a 1950s basement with wet ceiling tile and painted trim — ask who determines whether sampling is needed before demolition, and get that answer in the scope rather than in conversation.
What exactly is included, and what is excluded?
A scope you can compare names rooms and assemblies, states what will be removed and what will be cleaned in place, and lists exclusions. Use the same headings for every provider. Ask: which materials are being removed versus dried in place, and why? What does the plan say about cleaning methods — EPA recommends cleaning mold off hard surfaces with mild detergent and water rather than biocides such as bleach, and notes that mold areas larger than about 10 square feet may require professional remediation. A separate FEMA fact sheet recommends cleaning hard surfaces with bleach, which differs from EPA's household guidance, so ask a provider that proposes a disinfectant to explain the product, the label directions and ventilation. EPA warns not to mix cleaning products, not to mix bleach and ammonia because the combination can create toxic vapors, and to read and follow labels in a well-ventilated area. Ask what personal protective equipment crews and any remaining occupants will use — EPA's minimum is gloves, an N-95 respirator and goggles, and FEMA adds protective clothing such as long sleeves, long pants, gloves and waterproof boots. That PPE list does not cover every hazard in a damaged home.
Who talks to the insurer, and what happens before signing?
This site does not interpret policies, adjust claims or act as an insurer or adjuster. FEMA advises consulting your insurance adjuster or insurance company before signing any cleaning, remediation or maintenance agreement, and EPA advises contacting the insurance company and photographing the home and belongings before cleanup starts. FEMA states that National Flood Insurance Program policies will not cover damage from mold; that statement is relayed here as published and should be confirmed with your own insurer, not applied by anyone else to your claim. Ask providers: what will you send me, and when, so I can share it with my insurer? Will you document before discarding? FEMA's documentation guidance includes photographing structural and personal property inside and outside before discarding, photographing the insides of closets and cabinets, labeling photos by room, recording appliance make, model and serial numbers, keeping receipts, and retaining material samples such as carpeting, wallpaper, upholstery and window treatments. Ask whether the provider will pause removal until your own photos exist. Related reading: Organize the incident timeline.
Who handles Denver permit questions?
Ask directly whether the proposed work needs a permit, and who will apply. The City and County of Denver lists non-structural repair due to water or fire damage among commercial and multifamily projects eligible for expedited plan review, subject to conditions including total construction valuation under $750,000, no structural work, no change of occupancy or use, and no reviews required by other agencies. Denver also lists non-structural repairs and non-structural, preparatory demolition permits among single-family and duplex projects that may qualify for quick review if they are of the lowest complexity and need no other agency review, with parkway or other agency reviews routed to standard review. Eligibility is decided by the city reviewer, and projects judged too complex move to standard review — so treat any contractor's assurance about permits as a claim to verify with the city. For structures with special floodplain permission, Denver's recorded non-conversion covenant states that enclosed areas below the Flood Protection Elevation are to be used solely for parking, limited storage or building access and never converted to habitation without first complying with the Denver Floodplain Ordinance, requires flood damage-resistant materials per FEMA Technical Bulletin 2, keeps mechanical and electrical equipment out of or protected below that elevation, and requires flood openings or vents per 44 CFR 60.3(c)(5) and FEMA Technical Bulletin 1. It warns that alterations beyond what is permitted may violate the ordinance and may render the structure uninsurable or raise flood insurance costs. Denver's utility floodplain guidance also requires a Floodplain Permit through a Sewer Use and Drainage Permit application for utility work in the regulatory floodplain, with a minimum Flood Protection Elevation 1.5 feet above the Base Flood Elevation for machinery and equipment — this addresses utility projects rather than routine interior restoration, and the 2018 guidance may change. Ask any provider replacing equipment below grade how the covenant and permit rules apply.
Use the same list every time
Write the questions down, ask each provider the same ones, and note answers with dates. Keep the safety statements as questions to raise, not as conclusions you adopt. Start with the incident record builder, then read documenting water damage, comparing scopes and organizing the timeline.
