Houston Fire Board-Up and Tarpingbefore the next storm

To fight a fire, crews often break windows, force doors and cut holes in roofs to let heat and smoke out. These steps save homes, but they leave openings. An open house lets in rain, which adds water damage on top of fire damage, and invites animals and people who should not be there. Unsecured homes can also be dangerous for curious neighbors and children.

Insurers generally expect owners to take reasonable steps to prevent further damage after a loss. Boarding up and tarping are the usual ways to do that. Keep receipts and photos, because these steps are commonly part of the claim.

Houston's hurricane season runs from June through November, and heavy thunderstorms can come any time of year. ^[3] A tarp that is simply weighted with bricks or nailed at the edges will tear or blow off in strong wind. Professional tarping rolls the edges of the tarp around wooden battens and fastens the battens to the roof deck, extending the tarp well beyond the damage and over the ridge where possible so water sheds away.

If a named storm is forecast, ask the contractor to check every board and tarp beforehand. The National Weather Service office for Houston and Galveston posts local forecasts and warnings. After a storm, look for loose corners, water stains on ceilings and wet insulation.

Many Houston homes have brick veneer, which makes fastening boards harder because drilling into brick leaves marks. Contractors often fasten into window frames or use interior bracing to avoid damaging brick. Homes with fiber cement, vinyl or wood siding are easier to fasten to. Older wood-frame bungalows may have original wood windows worth preserving, so boards are fitted carefully to protect sashes and trim.

A vacant, damaged house can attract theft of appliances, copper wiring and tools, as well as squatters. Boarding all accessible openings, locking the temporary door and, for badly damaged homes, putting up temporary fencing helps. Let the Houston Police Department non-emergency line know if you see anyone at the property. Some owners add a battery-powered camera or motion light. Check your policy for conditions on vacant properties, as coverage can change if a home stays empty for a long time.

Firefighters ventilate burning buildings to release heat, smoke and gases, which helps them find people and reach the fire. Horizontal ventilation means breaking or opening windows and doors. Vertical ventilation means cutting a hole in the roof, usually above the hottest area, so heat escapes upward. Both are normal and deliberate. They also mean the home has openings that were not part of the fire damage itself.

When you first return, walk around the outside with someone from the fire department or your contractor, if possible, and note every opening: broken panes, forced locks, cut roof sections and holes in walls. That list becomes the board-up plan.

When a fire has burned through walls or roofs, boarding every opening may not be enough to keep a site safe. Temporary chain-link fencing around the house keeps people away from debris, unstable walls and open roofs. Fencing is common when a home will stand empty for weeks before demolition or rebuilding, and some insurers expect it for heavily damaged homes. Signs on the fence can give a contact name for the contractor, not the owner's personal details.

In apartment complexes and townhome rows, a fire in one unit can damage roofs and walls shared with others. Board-up and tarping is usually arranged by the property owner or homeowners association for shared structures. Owners of individual units should know who is responsible for what under their HOA documents or lease, and should photograph and report damage to their own unit in writing.

If a tropical storm or hurricane threatens while your home is under repair, extra steps help. Ask your contractor to check every board and tarp and add more fastening where needed. Move contents that remain inside away from openings or out of the house. Clear the yard of loose debris that could become windborne. Clean gutters if safe so water flows away. After the storm, check for new water inside before re-entering, and photograph any new damage for your insurer as a separate event.

Remember that new storm damage may fall under a separate claim from the fire, with its own deductible. Keep records of the condition before and after the storm.

Most policies include a duty to protect property from further damage, and reasonable board-up and tarping is usually covered as part of the claim. Keep receipts, photos and the contractor's description of the work. If the insurer sends an adjuster, they will want to see the damage, so ask the contractor to leave a way in. The Insurance Information Institute and the Texas Department of Insurance explain claim steps and your rights if you disagree with a decision. ^[5]

Houston homes have a wide range of windows: original wood sashes in older bungalows, aluminum frames in many 1960s to 1980s houses, and vinyl windows in newer builds and replacements. Each takes boards differently. Wood frames accept screws well. Aluminum frames are thin and can bend, so contractors often brace boards from inside with lumber and carriage bolts. Vinyl frames can crack if over-tightened. Large picture windows and sliding doors are usually covered with several sheets joined over a frame of lumber.

Boards go on the outside where possible, so rain is shed away from the opening. If the outside is blocked by debris or unsafe, interior boarding is used temporarily.

Most Houston houses have asphalt shingle roofs, often with plywood or OSB decking. Tarps over shingles are fastened with battens nailed through to the deck. Metal roofs, more common on newer homes and outbuildings, need different fastening to avoid extra leaks. Flat or low-slope roofs on some mid-century modern homes and additions collect water, so tarps must be sloped or weighted carefully to drain. Tile roofs, less common here, are fragile and need experienced crews. In every case, the tarp should extend past the damage and, where possible, over the ridge.

A burned house affects the neighbors too. Debris may land in nearby yards, smoke may have entered their homes, and a boarded house changes the look of the street. Letting neighbors know what is happening, who the contractor is and how long the house may stay boarded helps. Ask them to call the police non-emergency line if they see anyone at the property, and give them a contact number for the contractor rather than your own if you prefer.

Board-up is temporary. Once the home is secure, the work moves inside: drying water from firefighting, cleaning soot and smoke, removing damaged materials, and then rebuilding. Boards stay on until replacement windows and doors are installed, and the roof tarp stays until the roof is repaired or replaced. On a large rebuild, this can be weeks or months, so covers need checking regularly, especially through Houston's long storm season.

When boards come off, the contractor should fill or patch fastener holes in frames and trim. Ask how they will handle this before boards go on, particularly on historic homes or brick.

Parts of Houston, including several areas of the Heights, Montrose and Freedmen's Town, are designated historic districts, and many subdivisions have deed restrictions. Temporary board-up is generally allowed after a fire, but permanent changes to windows, doors, roofs and exterior materials may need approval from the city's historic preservation office or a homeowners association. Ask early, before ordering replacement windows or doors, so repairs are not delayed later.

Boarding the outside is only half the job. Inside, belongings near openings can still be damaged by wind-driven rain, and humidity rises in a closed, damp house. Move furniture and boxes to the center of dry rooms and cover them with plastic sheeting. Take documents, photographs, jewelry, medicines and electronics out of the house altogether. If contents will be cleaned by a specialist, they may be packed out soon after board-up, with an inventory and photos.

In summer, a closed house with no power can become very hot and humid inside, which speeds mold and odor. If power cannot be restored safely, ask the contractor about generators and dehumidifiers.

Open houses attract stray cats, raccoons, opossums, snakes and birds, especially in neighborhoods near bayous and green space. Animals can nest in attics and walls and add their own damage and odor. Boarding all openings, including small gaps around vents and soffits, helps keep them out. If an animal is already inside, call a wildlife removal service rather than trying to remove it yourself.

Before or during board-up, the utilities are usually made safe. CenterPoint Energy serves electricity delivery and gas in much of the Houston area, and the fire department may have shut off service at the meter. Do not turn utilities back on yourself. A licensed electrician should inspect wiring before power is restored, and gas should be relit only after a gas line check. Water may be left on for drying equipment if plumbing is intact.