You’re Hesitating Because You Don’t Know What It Costs to Find Out
You think you might need a restoration company. The carpet’s been wet since this morning. You can feel dampness at the baseboard. But you’re not sure if it’s bad enough to warrant a professional, and you definitely don’t want to pay $200 for someone to walk through your house and tell you to run a fan.
I’m Phil Sheridan. I own 4D Restoration in Edmond, Oklahoma. Here’s the simple answer: I don’t charge for assessments. Most legitimate restoration companies don’t. And there’s a practical reason for that.
Why Assessments Are Free
The assessment isn’t a separate product. It’s the starting point of the service.
When I arrive at your house, I’m not providing a “consultation” or an “opinion.” I’m taking moisture readings with calibrated equipment, mapping the affected area, classifying the water, and writing an Xactimate scope — the detailed, line-item estimate that your insurance adjuster needs to process your claim.
That scope IS the assessment. And it’s part of the restoration workflow, not a standalone deliverable.
Charging separately for it would be like a mechanic charging you to diagnose the problem and then charging you again to fix it. The diagnosis is part of the job.
I also have a practical business reason: if I charged $200 for assessments, homeowners would wait longer before calling — trying to figure it out on their own, running fans, watching YouTube videos about carpet drying. And every hour they wait, the scope gets bigger. The 24-hour window is real. A free assessment removes the friction between “I think I might have a problem” and “I have data showing exactly what’s happening.”
What the Assessment Actually Includes
Here’s specifically what you get when I show up — at no cost:
1. Moisture Readings
I bring a pin-type and pinless moisture meter. I test every surface in and around the affected area: walls, floors, baseboards, cabinets, and any adjacent rooms where moisture may have migrated. These readings are numeric — not “it feels wet” but “this drywall reads 28%, which is above the 15% drying target.”
2. Damage Mapping
I document which rooms are affected, how far the moisture extends, and where the water originated. This map becomes the basis for the scope.
3. Water Classification
Category 1, 2, or 3 — determined by the source of the water and the duration of exposure. This classification drives the restoration protocol and significantly affects the scope.
4. Scope Recommendation
Based on the readings and assessment, I tell you exactly what your situation requires: extraction, drying equipment, drywall removal, antimicrobial treatment, or — if you’re lucky — nothing more than what you’re already doing with a fan and a dehumidifier.
5. Xactimate Estimate
If professional work is needed, I write the scope in Xactimate on-site or shortly after. This estimate is what I submit to your insurance adjuster. It’s line-item, room-by-room, and coded in the same format your adjuster uses.
All of this is included. No charge. No obligation. If I walk through your house and the readings show everything is within normal moisture levels, I tell you it’s fine and leave. You owe me nothing.
What You’ll Pay When Work Begins
If the assessment shows you need professional restoration, here’s how payment works:
Insured Events (Most Common)
For sudden and accidental water damage covered by your homeowner’s insurance:
- You pay: Your deductible ($500–$2,500, depending on your policy)
- Insurance pays: The remainder of the approved scope
- Timing: Insurance typically pays after work is complete and the adjuster has reviewed the scope
Your out-of-pocket cost is your deductible. That’s it. I handle the scope submission, adjuster coordination, and any supplements for hidden damage.
Non-Insured Events
Sometimes water damage isn’t covered — gradual leaks, maintenance neglect, or situations where the homeowner doesn’t carry relevant coverage:
- You pay: The full scope as quoted in the Xactimate estimate
- Payment terms: Varies by company. I’m straightforward about costs before work begins.
Situations That Are Free
- Phone consultation: I’ll answer questions about your situation over the phone. Takes 10–15 minutes.
- On-site assessment where no work is needed: If I show up, take readings, and determine you don’t need professional services, the visit is free.
- Second opinions: If another company has already scoped the job and you want a second set of readings, I’ll provide them.
Red Flags When Companies DO Charge for Estimates
If a restoration company charges for the initial assessment, ask why. There are a few scenarios:
Legitimate charge: Some companies charge a nominal fee ($50–$100) that they credit toward the work if you hire them. This is uncommon in the restoration industry but not inherently dishonest.
Revenue tactic: Some companies charge for assessments because they’re running a volume model — they send assessors to every call and monetize the visits whether or not work is needed. The assessment is the product, not the restoration.
Test for the homeowner’s commitment level: Some companies charge because they only want to respond to calls that are serious enough for the homeowner to pay for the visit. This weeds out tire-kickers but also weeds out people with legitimate damage who are simply uncertain about the severity.
If a company charges $200+ for an assessment and doesn’t credit it toward work, that’s unusual in this industry. It doesn’t mean they’re dishonest, but it means their business model is different from the standard restoration workflow.
The Actual Barrier Isn’t Money — It’s Uncertainty
In my experience, the reason people hesitate to call isn’t really about the cost of an estimate. It’s about uncertainty. They don’t know if their situation is serious enough to warrant a professional. They don’t want to feel embarrassed if it turns out to be nothing. They don’t want to feel pressured into services they might not need.
Here’s my commitment: if your situation doesn’t need professional intervention, I will tell you that clearly and directly. No pressure. No upsell. No “well, you COULD do it yourself, but…” If a fan and a consumer dehumidifier will handle it, I’ll say so.
The worst outcome isn’t calling and finding out you didn’t need help. The worst outcome is NOT calling and discovering three weeks later that the moisture you thought was drying was actually settling into a $10,000 mold problem.
Make the Call
405-896-9088. Tell me what happened, when, and what you’re seeing. I’ll tell you whether it needs professional assessment or whether you’re going to be fine with what you’ve got.
Phil Sheridan. Owner, 4D Restoration. IICRC Certified. 405-896-9088.