An arson fire devastates a triplex. Two tenants refuse to leave their units, even though they are a total loss; the building contains asbestos; and repeated intrusions threaten the construction site. Bélisle structured each step to secure the premises, meet the project’s actual deadlines, and deliver within the agreed-upon budget and timeline.
Type of claim: Arson + Category 3 water damage
Sector: Residential rental, 3-unit triplex
Scope: 3 floors affected, presence of asbestos, repeated intrusions
Claim value: Approximately $350,000
Tenant situation : 3 units affected, 2 of which are occupied by tenants refusing to leave
1. Background
An arson fire broke out on the third floor of a triplex, likely started by the tenant who had been evicted from that unit. The fire destroyed the roof and the top-floor unit; the two lower units sustained Category 3 water damage. The cost of repairs is estimated at approximately $350,000.
2. The Real Problem
Two of the three units are considered total losses, but their occupants refuse to vacate the premises and will not authorize the removal of their belongings. As a result, demolition cannot begin until these belongings are removed. Compounding the issue is the presence of asbestos, which requires a stricter asbestos removal protocol before any work can be carried out.
Another security concern: individuals have twice attempted to break into the building by smashing windows, forcing the removal of all valuable equipment from the site each evening.
3. The Pressure
Once the case received media attention, the owner found herself inundated with requests from numerous contractors and self-proclaimed experts, which made her wary of everyone. The fact that Bélisle was introduced directly by the insurance company established trust from the outset.
The most difficult expectations to manage concerned timelines: between the police investigation, asbestos testing, the asbestos removal protocol, and the insurer’s preparation of the estimate, several mandatory steps must be completed in sequence before work can begin. This type of case can take up to seven months; this one was resolved in three.
4. The Intervention
Immediately after the fire, the doors and windows were boarded up to prevent intruders and limit further damage. The roof did not require tarping, as the warm weather made it unnecessary to drain the water pipes.
An initial meeting was held with the owner, the claims adjuster, the insurance appraiser, and the Bélisle team to establish the facts and the exact scope of the demolition work. Once demolition was complete, a follow-up visit confirmed that no additional damage had been discovered, allowing the estimator to produce a reliable final estimate. No architect was required: the reconstruction replicated the building exactly as it was before the disaster.
Progress was tracked through weekly communication, including photographic documentation and notes recorded in internal software, in addition to direct calls whenever an issue required a quick decision.
5. Unforeseen Issues
Two minor unforeseen issues arose: a batch of flooring delivered that was not uniform, which was corrected by placing a new order without delaying the project; and a French door broken during transport, which was temporarily replaced and then exchanged upon receipt of the final model. Neither of these issues affected the budget or the schedule.
6. The Result
Timelines: Met, despite an uncertain starting point (police investigation, asbestos, uncooperative tenants)
Costs: Final budget aligned with the insurer’s initial estimate
Impact : Building fully rebuilt, value increased, new tenants in place
Burden lifted from the owner: Site safety measures, coordination with the structural engineer and the insurer, management of delivery delays
“We understood the client; we had a good rapport with her. We guided her effectively and understood exactly what kind of client we were dealing with.”
— Maxime Bélisle, Project Manager