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Restoration Downtime Calculator
Restoration takes time — lost rent adds up.
Total rent lost
$464,667
BI coverage gap (uninsured)
$0
Total downtime days
164
How the math works
Total days = assessment + permit + construction. Rent lost = rent × days/30. BI gap = rent × months beyond coverage.
14 + 30 + 120 = 164 days ≈ 5.5 months. $85k × 5.5 = $465k rent lost. 5.5 vs 6 months BI: no gap — tight but covered.
How to Use
- Enter monthly rent.
- Enter assessment days.
- Enter permit days.
- Enter construction days.
- Enter BI coverage months.
- Read downtime cost and BI gap.
Frequently Asked Questions
Typical timeline?
Minor water damage: 30-60 days. Moderate fire: 90-150 days. Major fire/structural: 180-365 days. Natural disaster rebuild: 9-24 months including permitting. Historic or complex sites: 2-3x longer.
BI coverage?
Standard BI coverage: 12 months typically. Extended BI: 18-24 months. Post-loss extended coverage: 3-6 months after re-opening. Any restoration beyond BI cap = out-of-pocket rent loss for property owner. Plan BI limit carefully.
Reduce downtime?
Pre-approved restoration contractors (no bid delay). Phased restoration (open portions early). Temporary relocation for ops. Fast-track permitting. Robust insurance with mitigation riders. Documentation quality speeds adjuster approval.
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.
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