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Smoke travels far past the room that burned. A fire in a neighboring condo, a scorched pot left on the stove, or a smouldering electrical fault can leave an entire floor with grey film on the walls, black lines above the baseboards and a smell that will not wash out.
This is the work that gets skipped when a general contractor handles a fire job as a repair project. Smoke damage is a cleaning and air-quality problem first, and only then a repair one.
| Line item | Typical price | Notes |
|---|---|---|
| Residue testing and inspection | Free | Identifies the residue before anything is cleaned |
| Dry-sponge and surface cleaning | $1.20 - $3.20 / sq ft | Ceilings, walls and hard surfaces |
| HVAC and duct decontamination | $450 - $1,600 | Ducts, blower wheel, coil and filters |
| Contents cleaning and deodorising | from $800 | Textiles, electronics and hard contents |
| Hydroxyl or ozone cycle | $180 - $420 / day | Unoccupied space, clearance period after |
| Sealing and repainting | $2.20 - $4.80 / sq ft | Where residue has bonded to the finish |
| Typical single condo | $1,800 - $5,200 | Cleaning, HVAC and a deodorising cycle |
These ranges are what jobs of this type usually land at in Miami-Dade. The final number depends on how much water, soot or growth there is, what materials have to come out and how much reconstruction follows. You get a written, line-item scope before any work beyond making the property safe.
On a covered loss most of this is billed to your insurer, not to you - you pay the deductible. We estimate on the same line-item pricing adjusters use, so the numbers on your scope are the numbers they review. Full price list for every service is on the pricing page.
Nine times out of ten the lingering odour in a condo is not in the walls people are scrubbing. It is in the return air plenum, the flex duct and the blower wheel, where soot settled and now recirculates every time the air handler runs.
We inspect the system before quoting the job. Cleaning the visible surfaces while leaving contaminated ductwork in service is why some smoke jobs get done twice.
If the fire was in someone else's unit, your claim still stands on documentation. You need residue sampling, photographs, an inventory of affected contents and a scope that shows what cleaning is required and why.
We produce that file whether or not we end up doing the work, and we are comfortable presenting it to an association's adjuster as well as your own.
Not sure whether this is your problem? Describe what you are seeing on the phone and we will tell you honestly whether it needs a crew, a plumber first, or nothing at all. Call (305) 555-0142 — the assessment costs nothing.
Smoke follows pressure differences and shared shafts. It moves through common walls, plumbing chases, corridor doors and the air-handling system. Physical damage is not required for a genuine smoke claim.
Consumer units move too little air and do nothing about residue on surfaces or inside ducts. Ozone also has to be run in an unoccupied space at concentrations that need training. It is a step in the process, not the process.
A single condo is typically two to five working days including HVAC cleaning and a deodorising cycle. Heavier residues or wide-area losses take longer, and we recheck with the space closed up before we call it done.
Tell us the address and what happened. A coordinator takes the details, a crew is dispatched, and the drying plan starts the same visit.
Call (305) 555-0142
