Fire & smoke cleanup
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AfterHow Much Does Fire & Smoke Damage Restoration Cost in Houston?
Fire and smoke damage restoration in Houston typically costs between $2,500 and $7,800 for a moderate single-room fire, with most homeowners paying around $4,200. A small kitchen fire with light smoke can run as low as $1,800, while a whole-home fire with structural repair, water damage from firefighting, and heavy soot removal can exceed $25,000. The final number depends on square footage affected, what burned, how long the smoke sat in the home, and whether water from the fire department soaked into drywall and flooring before restoration started.
At Keegan Restoration Houston, we put the full scope of loss in writing before any work begins. You’ll know the price before our crew touches the first wall. That’s The Garrison Standard, and it applies to every fire job we run in Houston, from a stovetop grease fire in Meyerland to an electrical fire in a Montrose bungalow. Call (325) 550-1783 for a free estimate, any hour, any day. A live person answers.
Fire & Smoke Damage Restoration Cost Breakdown (2026)
Here’s what we actually see on fire restoration estimates across Houston in 2026. These are real ranges from the bids we write and the claims we document, not national web averages that miss what Houston humidity does to a smoke-damaged home.
| Line Item | Typical Cost Range (Houston, 2026) | What It Covers |
|---|---|---|
| Soot and smoke residue cleanup (light to moderate) | $1,200 – $3,800 | Dry sponge cleaning, HEPA vacuuming of walls, ceilings, trim, and contents; odor particle removal from surfaces |
| Heavy soot removal and structural cleaning | $3,500 – $9,500 | Pressure washing charred framing, soda blasting, scrubbing baked-on soot from studs and sheathing |
| Odor remediation (ozone, thermal fogging, or hydroxyl) | $800 – $2,600 | Neutralizing smoke odor embedded in drywall, insulation, flooring, and belongings |
| Water extraction and structural drying after firefighting | $1,000 – $4,500 | Removing standing water, running Dri-Eaz or Phoenix air movers and dehumidifiers, monitoring moisture with psychrometric readings |
| Drywall removal and replacement | $2.75 – $4.10 per sq ft | Cutting out charred or water-swollen drywall, haul-off, hanging, taping, and texturing new board |
| Insulation removal and replacement | $1,200 – $3,000 | Pulling smoke-saturated batts or blown-in insulation, disposal, and installing new material |
| Paint sealing and refinishing | $1,800 – $5,500 | Sealing smoke stains with stain-blocking primer and repainting affected rooms |
| Contents cleaning and pack-out | $1,500 – $7,000+ | Inventorying, moving, cleaning, and storing furniture and personal property affected by smoke |
| HVAC system cleaning and ductwork | $600 – $2,800 | Cleaning supply and return ducts, replacing filters, inspecting the air handler for soot |
| Minor structural repair (framing, subfloor, trusses) | $2,000 – $12,000+ | Replacing charred framing members, reinforcing joists, repairing roof decking when fire reached the attic |
Those numbers shift based on what burned and where. A grease fire in a Bellaire kitchen that stayed contained usually lands between $1,800 and $3,500 because the damage is mostly surface soot and one stretch of cabinetry. A mattress fire in a second-story bedroom in Cypress runs higher because synthetics burn hot and fast, driving thick smoke into drywall, carpet pad, and the HVAC system. An attic fire in a 1960s ranch house in Spring can push past $20,000 once you factor in replacing trusses, sheathing, insulation, and the water the fire department put down.
Unlike our flood and mold work, fire restoration also carries a hidden multiplier: what we call the “soot creep.” Smoke doesn’t stay in the room where the fire started. It travels through wall cavities, around electrical outlets, and into closets you never opened. A thorough scope has to account for what you can’t see yet.
Anything structural, gas-related, or electrical gets handled by licensed trades, not a handyman with a pressure washer. Fire restoration in Houston means working inside a damaged envelope where compromised wiring and weakened framing are common. We treat every job as if the structure is still under load, because it is.
What Affects Fire & Smoke Damage Restoration Pricing in Houston
When we write a fire restoration estimate in Houston, here’s what moves the number:
- What burned. Protein fires from meat or grease leave a thin, nearly invisible film that’s brutal to clean and carries a distinct odor. Synthetic materials (foam, carpet, vinyl flooring) burn hotter and produce dense, oily soot that grips surfaces. Wood and paper fires produce drier, easier-to-remove ash. Each requires a different chemical process and labor rate.
- How long the smoke sat. Smoke is acidic. Give it 48 to 72 hours inside a Houston home in August, and it etches into glass, corrodes metal fixtures, and permanently stains porous surfaces. Homes that sit for a week before restoration starts cost meaningfully more to restore than homes treated within 24 hours. Humidity accelerates every bit of it.
- Water from firefighting. The Houston Fire Department puts down a lot of water, and it goes everywhere. In a two-story home, water pools in the ceiling below the fire room, soaks through drywall, and warps flooring. You’re effectively paying for water mitigation and fire restoration on the same job. The scope of loss doubles.
- Square footage and ceiling height. Tall ceilings, open floor plans, and older Houston construction all change labor hours. A 10-foot ceiling in a Heights craftsman means more ladder time and more surface area than an 8-foot ceiling in a Katy subdivision home. Galveston County beach houses and older pier-and-beam homes bring their own access challenges.
- Where the fire started. Attic fires are the most expensive. They involve roof structure, insulation, and often the electrical system. Kitchen fires are the most common and usually the cheapest per square foot because the damage is contained. Garage fires vary wildly depending on what was stored in the garage, and whether a vehicle or fuel source was involved.
- Contents and personal property. A minimalist living room with hardwood floors restores faster than a packed home office with books, fabric, electronics, and paper files. Every item that holds smoke means more cleaning time, or more pack-out and off-site treatment.
How to Save on Fire & Smoke Damage Restoration
There’s a difference between cheap and smart. Cheap means hiring a crew that sprays deodorizer and paints over soot. Smart means knowing where money actually gets saved without cutting the wrong corners.
File the claim first, then let the scope drive the bid
If you have homeowner’s insurance, file immediately. Fire claims in Houston move fastest when the restoration company documents everything from day one: photos, moisture readings, a written scope of loss that matches the adjuster’s line items. At Keegan Restoration Houston, we document every job in a format built for insurance review, so you don’t end up arguing about what happened on day three of your claim. One less thing on your plate, and one less reason for the carrier to push back.
Start mitigation in the first 24 to 48 hours
Every day smoke sits in a Houston home, the soot bonds harder to surfaces and the odor penetrates deeper into drywall and insulation. Fast intervention genuinely shrinks the final bill. That means running air scrubbers, HEPA vacuuming loose soot, and getting dehumidifiers moving before the damage settles in. You don’t need to decide on full reconstruction that first day. You do need to stop the damage from compounding.
Keep salvageable contents separate
One of the largest line items on any fire restoration is contents cleaning. Pulling smoke-damaged clothing, books, and soft goods into a controlled pile for evaluation saves hours of field labor. Things that can be cleaned go one direction. Things that are unsalvageable go another. Document both for the claim. The faster our technicians can see what’s actually there, the tighter the estimate.
Beware the “cheap” quote in Houston
A $1,500 fire restoration bid sounds great until you smell smoke every time the AC kicks on six months later. Your nose and your family’s lungs will tell you if the job was done right. What you’re paying for is not just labor: it’s professional equipment like Dri-Eaz and Phoenix units, chemical treatments matched to the specific type of smoke, and the experience to know when a wall cavity needs to be opened instead of painted over.
Get a free, honest estimate in writing
You shouldn’t have to pay to find out what a fire restoration job will cost. Keegan Restoration Houston provides free estimates with a written price before any work starts. That’s not a sales tactic. It’s The Garrison Standard. Call (325) 550-1783, tell our team what happened, and we’ll give you a straight answer about what it will take to fix it. No phone trees. A live person picks up.
What the Restoration Process Actually Looks Like
Understanding the steps helps you understand the price tag. Here’s the order of operations on a typical Houston fire job, from first call to final walkthrough.
- Initial call and assessment. You reach a live person at (325) 550-1783, we ask about the size and location of the fire, the type of damage, and whether water is still present. We schedule the first visit, usually same-day for active emergencies.
- On-site inspection and scope of loss. A uniformed, background-checked technician walks the property, checks structural integrity, maps soot and water damage, and takes the first round of documentation photos for your insurance file.
- Written estimate and approval. You get a full written price before any work starts. The scope of loss is itemized, the equipment we’ll use is listed, and the timeline is stated. You approve it, and only then does the crew begin.
- Board-up, tarping, and securing the property. If the fire compromised windows, roof, or doors, we secure the opening. Houston weather changes fast, and an open roof invites rain, animals, and more damage.
- Water extraction and structural drying. Firefighting water comes out first. We run professional-grade extraction and drying equipment (Dri-Eaz, Phoenix, XPOWER, B-Air, Injectidry) and record moisture readings until the structural materials reach dry standard.
- Soot removal and smoke cleaning. We clean every affected surface with the appropriate method for the type of soot: dry sponge for light residue, wet cleaning for protein films, soda blasting for charred framing.
- Odor remediation. This is where smoke leaves the building for good. We match the treatment to the material: hydroxyl generators for occupied spaces, ozone in unoccupied areas, thermal fogging for deep penetration into porous materials.
- Structural repair and reconstruction. Charred framing is removed and replaced. Drywall, insulation, and flooring go back in. Paint sealing locks any remaining stain behind a stain-blocking primer.
- Final inspection and documentation. We walk the property with you, confirm the work matches the written scope, and hand over the full documentation package for your insurance claim. Every job is backed by the 365-Day Done Right Promise, in writing.
One note, because it matters: high-tension work like electrical panel replacement, gas line inspection, and structural framing is handled by licensed pros, not general restoration labor. We coordinate the right trades and make sure the entire job meets code before anyone signs off. Trying to save money by DIY-ing electrical work after a fire is not a shortcut. It’s a risk no one should take.
FAQs – Fire & Smoke Damage Restoration Cost
How much does fire and smoke damage restoration cost per square foot in Houston?
Expect to pay $4 to $12 per square foot for fire and smoke restoration in Houston in 2026. Light soot cleanup on a small room runs at the low end, around $4 to $6 per square foot. Heavy char, water damage, and full reconstruction push it to $10 to $12 per square foot or more. A 1,500-square-foot home with moderate damage across half the house typically lands between $6,000 and $14,000. Call (325) 550-1783 for a free, written estimate on your specific home.
Is it cheaper to restore or replace after a kitchen fire?
For most Houston kitchen fires, restoration lands 30 to 50 percent cheaper than full replacement. A contained grease fire that damages $3,500 in restoration work would cost $7,000 to $10,000 to gut and rebuild the kitchen. The threshold changes when flame damage reaches studs, when cabinets are heavily charred, or when the fire compromised the ceiling or subfloor. A professional assessment will give you the real price for each path. We give you the numbers, in writing, and you make the call.
How much does smoke odor removal cost in Houston?
Standalone smoke odor removal in Houston typically costs $800 to $2,600, depending on the size of the home and how deeply the odor embedded. Thermal fogging runs $900 to $1,800 for most homes, ozone treatment $800 to $2,200, and hydroxyl generation $1,200 to $2,600 for larger or occupied spaces. In warm, humid Houston weather, odor removal often requires more than one pass and a full HVAC cleaning. We’ll quote it as part of the overall scope of loss before we start.
How long does fire and smoke damage restoration take in Houston?
Most moderate fire restoration jobs in Houston take 5 to 14 days from start to finish. Light soot cleanup without structural damage can be done in 2 to 4 days. Jobs involving structural repair, subfloor replacement, and custom cabinetry work stretch to 3 to 6 weeks. Soot removal and odor work happen early in the timeline; reconstruction is what eats the calendar. Our crew works a written schedule and you’ll know the expected duration before you approve the job.
Does homeowners insurance cover fire and smoke damage restoration in Houston?
Yes, standard Texas homeowners insurance policies cover fire and smoke damage, including water damage from firefighting. Most Houston policies cover the full restoration scope: soot cleanup, odor removal, structural repair, and contents cleaning. Your deductible typically runs $1,000 to $5,000 depending on your policy, and the carrier pays the rest up to your coverage limit. We document every job specifically to support your insurance claim, from the initial moisture readings to the final invoice. Call (325) 550-1783 and we’ll walk you through what your policy likely covers.
Can you come today for a fire damage emergency in Houston?
Yes. We answer live, 24 hours a day, 7 days a week, including nights and holidays. A live person takes your call at (325) 550-1783, asks what happened, and dispatches a uniformed technician as fast as the same day. Board-up, water extraction, and initial soot mitigation can often start within hours of your call. Fast response genuinely changes the final cost, especially in Houston’s humid climate where smoke damage compounds quickly.
Key Takeaways
- Moderate fire and smoke restoration in Houston costs $2,500 to $7,800 on average; small jobs start around $1,800, whole-home fires can exceed $25,000.
- Houston humidity accelerates soot bonding and odor absorption, which is why early mitigation changes the final bill.
- Water damage from firefighting typically adds $1,000 to $4,500 to the restoration scope.
- The written price is set before any work begins, and Keegan Restoration Houston backs every repair with the 365-Day Done Right Promise in writing.
- Free estimates are available 24/7 by calling (325) 550-1783, and a live person answers, every time.
Why Houston Homeowners Choose Keegan Restoration Houston
We’ve been part of the Garrison Partners family since 2005, and we run fire restoration under The Garrison Standard: show up inside the window, price in writing, do it by the book, leave the site clean, and stand behind the work for a full year. Our technicians are background-checked and arrive in uniform. Our equipment roster includes Dri-Eaz, Phoenix, XPOWER, B-Air, and Injectidry, the professional-grade brands used in IICRC-standard restoration. We document every step for your insurance claim, and we return for free if the work fails within the 365-Day Done Right Promise period.
When your home has been through a fire, you don’t need another contractor who moves the price at the door or sends whoever is available. You need a crew that does the job right, documents the scope, and gives you the price in writing before touching anything. That’s exactly how we work at Keegan Restoration Houston. We also handle water damage restoration and mold remediation for Houston homeowners, so if the firefighting water left behind a bigger problem, one crew can handle it from start to finish.
Ready to get a straight answer about your fire damage? Call (325) 550-1783 now, and a live person will take your call. You can also explore our Fire & Smoke Damage Restoration in Houston page for more on how we work, or head back to our home page to see all services.
Pricing reflects the Houston market as of 2026. Keegan Restoration Houston offers free estimates – call (325) 550-1783.
Written by Shane Pruitt, Owner at Keegan Restoration Houston, serving Houston since 2005.
What Our Customers Say
"Documented everything with photos for my insurance. No arguments from the adjuster."
- Carmen R."Fire damage in the kitchen from a stove flare-up. They cleaned the soot, removed the burnt cabinets, and deodorized the house."
- Lorraine D."They pulled the wet drywall to two feet up and dried the studs. Replaced it clean and painted to match."
- Tom E.