Casualty Restoration Timing Calculator

Casualties halt operations. This calculator times restoration cost.

Damage severity %

Building sq ft

Rebuild months per 10k SF

Monthly rent

Restoration months

16.6

Lost rent during restoration

$1,411,000

Pre-work negotiation (est 4 mo)

How the math works

Construction = (SF/10k) × months × (1+severity factor). Total = construction + 4 months claim negotiation.

On 45,000 SF with 40% damage: ~13 months construction + 4 mo negotiation = 17 months. At $85k/month rent, $1.44M lost rent (absent loss-of-rents insurance). Total loss events take 2+ years including permits — ensure business interruption limits are adequate.

How to Use

Enter damage severity %.
Enter building sq ft.
Enter rebuild months per 10,000 SF.
Enter monthly rent.
Read restoration timeline and lost rent.

Frequently Asked Questions

Typical rebuild?

Minor (< 20% damage): 3-6 months. Moderate (20-50%): 6-12 months. Severe (50-80%): 12-24 months. Total loss: 18-36+ months (permits, design, construction). Include insurance claim negotiation period before work starts (3-6 months).

Lease impact?

Standard clause: rent abates during untenantability. Some leases allow tenant termination if restoration exceeds threshold (6-12 months). Landlord has insurance proceeds but may lose tenant permanently. Restoration speed matters operationally.

Casualty insurance?

Landlord carries property (building shell). Tenant carries property (contents, improvements). Business interruption separately. Loss of rents separately. Verify all endorsements tie together — gaps in coverage post-casualty are painful.

How often should I rerun this?

Rerun this calculator whenever inputs change materially — new rent roll data, rate moves, loan balance updates, or quarterly operating data. For active deals, monthly refresh is typical. For stabilized assets under monitoring, quarterly is fine. Treat the output as a decision tool, not a one-time answer — market conditions evolve and so should your analysis.