Express Restoration

08/25/2026

FloodOKC.com. Hoarder properties are a different animal. Bob’s dealt with them after water, fire, and mold losses. More stuff = more damage, higher contamination, slower mitigation. Here’s how Bob handles it:

1. Safety + Assessment First

Bob’s crew doesn’t just start hauling. Hoarder homes have real hazards:
• Biohazards: Rotten food, animal waste, mold, bacteria. Often Cat 3 water even if it started clean.
• Structural load: Too much weight can compromise floors. Bob checks before crews + equipment go in.
• Fire/exit hazards: Blocked doors/windows. Bob establishes clear path + OSHA plan day 1.
• Pests: Rodents, roaches in contents. Needs PPE + containment.

Bob does a full walkthrough with you + adjuster before touching anything. Photos/video document pre-existing condition vs. loss-related damage.

2. Triage: What’s Salvageable vs. Trash

Reality check: In hoarder conditions, 60-80% is usually non-salvageable after water/fire/mold. Bob’s straight about it.

Bob’s sorting process:
1. High-value/personal: Documents, photos, heirlooms, cash, meds, guns. Separated first, inventoried piece-by-piece.
2. Cleanable hard contents: Glass, metal, solid wood furniture. Can be washed/HEPA cleaned if not contaminated.
3. Porous contaminated: Clothes, mattresses, cardboard, paper, MDF furniture hit by Cat 3 = disposal. No cleaning.
4. Trash/debris: Food containers, newspapers, magazines, expired items. Bob gets your sign-off, then it’s hauled.

Mental health component: Bob’s crews are trained to be respectful, not judgmental. But if it’s unsafe, work stops. He’ll recommend social services/hoarding specialists if needed.

3. Pack-Out – Heavy Content Version

Changes from standard pack-out:
• More labor: Takes 3x-5x the man-hours. Bob brings bigger crew.
• More dumpsters: 20-40 yard roll-offs. Bob documents tonnage for insurance.
• Air scrubbers during pack-out: Disturbing hoarded contents releases mold/bacteria. HEPA filtration runs entire time.
• PPE for crew: Full-face respirators, Tyvek, gloves. Bob protects his guys.
• Staged approach: Clear one room for equipment staging, then work outward.

Inventory: Still barcoded + photographed, but Bob uses “bulk” categories for low-value items with your approval. Ex: “15 boxes assorted paperbacks – non-salvageable due to mold”. Saves time/money vs. itemizing every magazine.

4. Cleaning + Decontamination

After contents are out, Bob treats the structure:
• HEPA vac: Walls, ceilings, studs. Hoarder homes = heavy dust/mold load.
• Sanding: If urine/feces soaked into subfloor, Bob sands/seals or replaces.
• Enzyme/antimicrobial: Breaks down organics + kills odor at source.
• Ozone/hydroxyl: For odor after source removal. Bob doesn’t mask smells – eliminates them.

5. Insurance Realities Bob Explains Up Front

1. Maintenance vs. sudden loss: Insurance covers damage from the pipe burst, not 10 years of accumulation. Bob separates “loss-related” from “pre-existing”.
2. Increased costs: Adjusters pay more for pack-out/demo on hoarder jobs. Bob documents labor + dumpsters + PPE so you don’t eat it.
3. Limits on contents: Most policies have $1,000-$2,500 limit on “debris removal”. Bob helps you maximize coverage and advises if out-of-pocket is needed.
4. ALE/rentals: If home’s unlivable, Bob helps document for Additional Living Expense coverage.
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08/25/2026

Hoarder properties are a different animal. Bob’s dealt with them after water, fire, and mold losses. More stuff = more damage, higher contamination, slower mitigation. Here’s how Bob handles it:

1. Safety + Assessment First

Bob’s crew doesn’t just start hauling. Hoarder homes have real hazards:
• Biohazards: Rotten food, animal waste, mold, bacteria. Often Cat 3 water even if it started clean.
• Structural load: Too much weight can compromise floors. Bob checks before crews + equipment go in.
• Fire/exit hazards: Blocked doors/windows. Bob establishes clear path + OSHA plan day 1.
• Pests: Rodents, roaches in contents. Needs PPE + containment.

Bob does a full walkthrough with you + adjuster before touching anything. Photos/video document pre-existing condition vs. loss-related damage.

2. Triage: What’s Salvageable vs. Trash

Reality check: In hoarder conditions, 60-80% is usually non-salvageable after water/fire/mold. Bob’s straight about it.

Bob’s sorting process:
1. High-value/personal: Documents, photos, heirlooms, cash, meds, guns. Separated first, inventoried piece-by-piece.
2. Cleanable hard contents: Glass, metal, solid wood furniture. Can be washed/HEPA cleaned if not contaminated.
3. Porous contaminated: Clothes, mattresses, cardboard, paper, MDF furniture hit by Cat 3 = disposal. No cleaning.
4. Trash/debris: Food containers, newspapers, magazines, expired items. Bob gets your sign-off, then it’s hauled.

Mental health component: Bob’s crews are trained to be respectful, not judgmental. But if it’s unsafe, work stops. He’ll recommend social services/hoarding specialists if needed.

3. Pack-Out – Heavy Content Version

Changes from standard pack-out:
• More labor: Takes 3x-5x the man-hours. Bob brings bigger crew.
• More dumpsters: 20-40 yard roll-offs. Bob documents tonnage for insurance.
• Air scrubbers during pack-out: Disturbing hoarded contents releases mold/bacteria. HEPA filtration runs entire time.
• PPE for crew: Full-face respirators, Tyvek, gloves. Bob protects his guys.
• Staged approach: Clear one room for equipment staging, then work outward. FloodOKC.com.

08/25/2026

A leaking hot water tank is one of Bob’s most common calls. 40-80 gallons hits the floor fast. Here’s Bob’s playbook:

1. Stop It + Make It Safe – First 30 Minutes

Shut it down:
• Water: Turn off cold water inlet valve on top of tank. If valve’s stuck, kill main to house.
• Power/Gas: Electric = flip breaker. Gas = turn gas control to “off” or “pilot”. No heating empty tank.
• Drain it: Hook hose to drain valve at bottom, run to floor drain or outside. Empties tank so it stops leaking.

Bob tells you this on the phone while crews roll. Saves 20+ more gallons on your floor.

2. Water Removal + Demo – Day 1

Hot water tank leaks are usually Cat 1 water if caught same day. If it sat 24-48 hrs = Cat 2. If it’s been leaking weeks in a pan = mold risk.

What Bob does:
1. Extract standing water: Truck-mount or portable extractors. Hot water migrates fast under walls.
2. Remove wet materials:
• Carpet + pad: Pad is toast if saturated. Carpet may be saved if pulled day 1.
• Drywall: Bob cuts “flood cuts” 12-24” if water wicked up. Insulation behind it gets removed.
• Baseboard/trim: Pulled to dry plate line and let walls breathe.
• Cabinets: Toe-kicks removed to check. MDF backs swell = cabinets come out.
3. Thermal imaging + meters: Bob maps how far water went. Tanks in garages flood adjacent rooms through walls. He doesn’t guess.

3. Drying – Days 2-4

Equipment Bob sets:
• Air movers: Push wet air off surfaces
• Dehumidifiers: Pull moisture out of air + materials. LGR or desiccant depending on sq ft.
• Injectidry: If water got in walls, Bob drills small holes and forces air in cavities vs. tearing out whole wall.

Daily monitoring: Bob checks moisture readings every 24 hrs. Doesn’t pull equipment until wood/drywall hits dry standard per IICRC S500. Usually 3-4 days for a clean tank leak.

4. Antimicrobial + Rebuild

• Treat: If it was more than 24 hrs or went under cabinets, Bob applies antimicrobial to prevent mold.
• Rebuild: Bob’s GC crew handles it – new drywall, texture, paint, base, flooring, cabinets if needed. You get one warranty.

5. Insurance + Plumber Coordination

08/25/2026

A leaking hot water tank is one of Bob’s most common calls. 40-80 gallons hits the floor fast. Here’s Bob’s playbook:

1. Stop It + Make It Safe – First 30 Minutes

Shut it down:
• Water: Turn off cold water inlet valve on top of tank. If valve’s stuck, kill main to house.
• Power/Gas: Electric = flip breaker. Gas = turn gas control to “off” or “pilot”. No heating empty tank.
• Drain it: Hook hose to drain valve at bottom, run to floor drain or outside. Empties tank so it stops leaking.

Bob tells you this on the phone while crews roll. Saves 20+ more gallons on your floor.

2. Water Removal + Demo – Day 1

Hot water tank leaks are usually Cat 1 water if caught same day. If it sat 24-48 hrs = Cat 2. If it’s been leaking weeks in a pan = mold risk.

What Bob does:
1. Extract standing water: Truck-mount or portable extractors. Hot water migrates fast under walls.
2. Remove wet materials:
• Carpet + pad: Pad is toast if saturated. Carpet may be saved if pulled day 1.
• Drywall: Bob cuts “flood cuts” 12-24” if water wicked up. Insulation behind it gets removed.
• Baseboard/trim: Pulled to dry plate line and let walls breathe.
• Cabinets: Toe-kicks removed to check. MDF backs swell = cabinets come out.
3. Thermal imaging + meters: Bob maps how far water went. Tanks in garages flood adjacent rooms through walls. He doesn’t guess.

3. Drying – Days 2-4

Equipment Bob sets:
• Air movers: Push wet air off surfaces
• Dehumidifiers: Pull moisture out of air + materials. LGR or desiccant depending on sq ft.
• Injectidry: If water got in walls, Bob drills small holes and forces air in cavities vs. tearing out whole wall.

Daily monitoring: Bob checks moisture readings every 24 hrs. Doesn’t pull equipment until wood/drywall hits dry standard per IICRC S500. Usually 3-4 days for a clean tank leak.

4. Antimicrobial + Rebuild

• Treat: If it was more than 24 hrs or went under cabinets, Bob applies antimicrobial to prevent mold.
• Rebuild: Bob’s GC crew handles it – new drywall, texture, paint, base, flooring, cabinets if needed. You get one warranty.

5. Insurance + Plumber Coordination

08/22/2026

FloodOKC.com. Pack-Out + Contents – Key Points Bob Covers

1. Insurance compliant: Bob uses industry-standard inventory software. Adjusters get detailed lists + photos for contents claims. No guessing.
2. Chain of custody: Your stuff is tracked from your house to warehouse to back home. Bob’s liable, so he documents.
3. Selective pack-out: Bob doesn’t clear the whole house if only 2 rooms are affected. Saves you money + hassle.
4. Contents cleaning vs. replacement: Bob will tell you if cleaning costs more than replacement. No $400 bill to clean a $200 chair.
5. Business contents: For commercial, Bob packs out inventory, files, electronics, displays. Keeps your business assets safe during demo/rebuild.

Pack-Out Severity Levels Bob Uses

• Light: 1-2 rooms, boxes + small furniture. 1 truck, 1 day.
• Moderate: Whole floor, most contents. 2-3 days, multiple trucks.
• Heavy/Total: Full house or commercial space. Multiple crews, week+ to inventory/pack. Often after fire or major flood.

Bob’s Rule: If contents stay and get damaged during mitigation, you lose twice. Pack-out protects your stuff AND lets Bob demo/dry faster without working around it.

08/11/2026

FloodOKC.com. When Bob’s crew does insulation + flooring removal, it’s not “rip and skip.” It’s documented, contained, and done to IICRC S500 standards so your claim holds up and your rebuild goes smooth.

Insulation Tear-Out – Bob’s Protocol

1. Why it comes out
• Wet = trashed: Fiberglass batt, blown-in, and cellulose hold water like a sponge. It won’t dry in the wall. If it’s wet, it’s out.
• Cat 2/3 water: Sewage or floodwater in walls means insulation is contaminated. Has to go.
• Mold: If microbial growth is on paper backing, Bob removes min. 2 ft past visible growth.

2. How Bob removes it
• Containment first: Poly critical barriers + negative air before opening walls/ceilings. Keeps fiberglass + spores out of clean areas.
• Controlled cuts: Drywall cut 2-4 ft high for “flood cuts” so insulation bags cleanly. No blowing it everywhere.
• HEPA vac + bagged: Insulation goes straight into 6-mil bags in the chamber. Sealed before it leaves containment.
• Photo docs: Open wall cavities photographed with date stamp. Proves to adjuster it was wet/needed removal.

3. No short-cuts Bob allows
• No “drying in place” wet insulation
• No mixing contaminated insulation with general demo debris
• No leaving paper backing on studs if mold is presentBottom line: Demo is the foundation. If Bob tears it out wrong, the rebuild fails. Mold callbacks, adjuster denials, and failed inspections all start with bad demo.

Bob’s crew is doing it right because his name’s on the job and he has to warranty the rebuild.

Got wet insulation or flooring? Bob will scope it free and tell you what actually needs to go vs. what can be saved. 405-922-8891 – 24/7

Residential or commercial job Bob’s working on?

08/10/2026

08/01/2026

When water, fire, or mold wrecks your kitchen/bath, Bob’s rebuild crew handles cabinets start to finish. Not just box swaps – actual custom work.

Cabinet Services Bob’s Team Provides

1. Water Damage Assessment
• Toe-kick removal: Techs pull toe-kicks day 1 to check for water under cabinets. If particle board backs are swollen or MDF is blown, they won’t dry. Bob documents it for insurance.
• Salvage when possible: Solid wood cabinets + boxes can often be saved with aggressive drying + antimicrobial. Bob won’t tear out what doesn’t need it.

2. Pack-Out + Storage
If cabinets are salvageable but need counter removal, Bob’s contents team packs out dishes/contents, labels doors/drawers, and stores everything climate-controlled until reinstall.

3. Insurance Scope
Bob writes Xactimate line items for:
• Detach/reset cabinets
• Remove/replace cabinet boxes
• Finish carpentry for custom trim/fillers
• Countertop detach/reset or replace
Adjusters approve it because it’s documented with photos + moisture readings.

4. Custom Rebuild Options
Bob’s carpenters don’t just do big-box stock. They build/install:

• Custom cabinet boxes: Birch ply boxes to replace water-damaged particle board. Stronger than original.
• Match existing: Stain match + door profile match so new sections blend with undamaged runs.
• Full kitchen replacement: If 50%+ is damaged, insurance often owes for full replacement. Bob’s team designs new layout if you want upgrades.
• Bath vanities, built-ins, bars: Same process for any cabinetry.
• Finishes: Paint grade, stain grade, glaze, soft-close, dovetail drawers, pull-outs.

5. Countertops + Install
Bob coordinates templating + install for granite, quartz, butcher block. Sinks + faucets re-set. No subs you have to manage.

Why use Bob for cabinets vs. a cabinet shop

08/01/2026

Bob’s Mitigation Close-Out Checklist

1. Dry Standard Verified
• Moisture readings: Techs use pin/pinless meters + thermal imaging. All structural materials must be back to “dry standard” for Edmond – usually ≤15% for wood, ≤1.0 for drywall.
• Psychrometrics logged: Daily temp/RH/grain depression readings prove the structure dried, not just surface dry.
• No hidden moisture: Cavity checks behind baseboards, under cabinets, inside walls. If meters don’t read dry, equipment stays.

2. Equipment Pull
Once readings hit goal for 24hrs, air movers + dehumidifiers get pulled. Bob won’t yank equipment early to save rental days – insurance pays to dry it right.

3. Final Clean + Sanitization
• HEPA vacuum: All demo debris, dust, affected areas
• Antimicrobial: Applied to studs/decking if Cat 2 or Cat 3 water
• Odor check: If it still smells musty, it isn’t done

4. Documentation Packet
Bob sends you + your adjuster a complete file:
• Photo logs: Before, during, after demo + drying
• Moisture maps: Marked floor plans with readings
• Psychrometric logs: Daily drying data
• Xactimate scope: Line-item of demo + equipment days
• Certificate of Completion: Signed by PM stating IICRC standards met

5. Clearance for Rebuild
Mitigation isn’t complete until Bob signs off that it’s safe to close walls. No builder should hang drywall over wet studs. On mold/Cat 3 jobs, Bob recommends third-party PRV testing before rebuild starts.

What happens next with Bob’s full restoration team
1. Scope approval: Bob meets adjuster to lock rebuild scope
2. Materials selection: You pick flooring, paint, cabinets from samples
3. Permits: City of Edmond pulls as needed
4. Rebuild: Carpenters, painters, flooring crew put it back
5. Final walkthrough: Punch list + warranty signed

Red flags Bob sees from other companies
• Equipment pulled while walls still read wet → mold in 30-60 days
• No moisture logs → adjuster denies coverage
• Demo left dirty → new drywall gets contaminated
• “It feels dry” → not a standard. Meters or it didn’t happen.

Bottom line: Bob doesn’t consider mitigation finished un