Storm Damage Repairs for Rental Properties — One Scope per Building
Several buildings, one hail storm, more than one insurer, and tenants in every unit. The adjuster wants a scope per address, the tenants want to know when someone is coming, and you want one invoice per claim.
Storm damage repairs for rental properties run on a landlord policy, often one claim per building and one adjuster for several. JMB Builders handles the carpentry side across the Twin Cities metro: windows, doors, siding, trim, screens and interior water damage, with one scope and one set of photos per building, tenants notified and scheduled around, and an invoice per claim so each file closes on its own. Priced per unit for repeated items, per project for the rest.
- One scope, one photo set and one invoice per building
- Priced per unit for windows, screens and doors
- Tenant notice and scheduling handled with you
- Send photos, reply within one business day
- Licensed MN contractor BC809005
Send photos and hear back within one business day — or book a free in-home estimate.
A storm that hits a rental hits the landlord's policy, not the tenant's. A landlord or dwelling-fire policy covers the building: the roof, siding, windows, doors, screens and the interior if water got in. The tenant's renters policy covers their belongings. If the storm makes a unit unlivable, loss of rents coverage may be on the landlord policy; whether it is, and what it pays, is a question for your agent. Our part is the building.
On a rental the paperwork is multiplied. One claim per address, usually. Each with its own adjuster visit, scope, deductible, depreciation and final invoice. We write one scope per building that lists every opening by unit number, so a fourplex with twelve damaged screens and four cracked panes reads unit by unit, the way the adjuster walks it. Photos are filed by address and unit. The invoice at the end matches that scope line by line, so when you send it for depreciation release there is nothing to reconcile across buildings.
Tenants are the other half. We give you a schedule per building with the units and the dates, you give notice under your lease and Minnesota's entry rules, and we work the units in order so nobody is waiting all day. Exterior work needs no entry. Window and screen work from inside needs a few minutes per opening. Interior water damage repair is the one that takes a unit out of use for a day or two, and we tell you which units and when so you can plan it.
What you supply
- The addresses, the number of units in each, and a contact for each building or for your property manager
- The adjuster's scope and claim number for each building, and the policy's loss-of-rents language if you want it considered
- Tenant contact information and your preferred notice method, and any units with pets, locks or access rules
- Photos of the exterior of each building from the yard if you have them; we take the rest
- Paint and siding colors per building if they differ, or let us match on site
What JMB supplies
- One line-item scope per building, every opening numbered by unit, in the adjuster's terms (unit, glass, sash, screen, wrap, siding SQ)
- A photo set per address and per unit, before and after, in a job folder for each claim
- Window, door, screen, siding, trim and capping repairs across all units in one scheduled pass per building
- Interior water damage repair by unit, scheduled so the unit is out of use for the shortest stretch
- A schedule per building for your tenant notices, with the units and dates, and a crew that keeps to it
- A separate final invoice per claim, matched to that building's scope, for depreciation release
- Painting of replaced trim per unit, quoted as its own line, or leave it primed for your painter
How it is priced: per unit
Quoted in writing from your photos, with a reply within one business day. What moves the number:
- How many buildings and how many units, and whether they are on one claim or several
- Repeated items priced per unit: screens, sashes, glass, storm doors, entry doors across the building
- Siding, trim and capping by the square and the LF per building
- Interior water damage units, which are priced per room
- Stories and access: walk-ups and buildings without a ladder-friendly yard take longer
- Scheduling around tenants: one pass per building vs. returning for units that were not available
Send the addresses, unit counts and the adjuster's scopes as you get them. We reply within one business day with a walk-through date per building; the firm scopes come from the walk-throughs, unit by unit.
How long it takes
One walk-through per building. Exterior and window work on a fourplex: two to three days once materials are in. Interior units: one to two days each. Buildings are done one at a time so each claim closes on its own.
How your project works
- 1
Send photos, get a written quote
Send three photos of the space and a sentence about what you want. You get a clear, itemized reply within one business day. Prefer a look in person? A free in-home estimate is always an option.
- 2
Pick materials, or bring your own
We help you choose profiles and materials that fit the house and the budget, or match your existing millwork exactly — or you buy the door or trim yourself and we install it. Everything is confirmed before the crew is scheduled.
- 3
Clean, precise installation
The crew shows up on time, protects floors and furniture, and installs with tight joints and consistent reveals. Photos of the finished work go in your job folder.
- 4
Walkthrough and invoice
We walk the finished work with you. If anything is not right, we fix it before we call the job done. Then one invoice, paid by check or direct deposit — no card fees, no payment links.
Situations and options
Single-family rental
One claim, one tenant. The same work as an owner-occupied house, with the tenant notice and scheduling going through you or your manager. Scope and invoice in your name as the policyholder.
Duplex or fourplex
One claim for the building, every damaged opening listed by unit. Exterior work in one pass, interior window and screen work unit by unit on a published schedule, and one invoice at the end that matches the scope line for line.
Several buildings, one storm
A scope, a photo folder and an invoice per address, even when one adjuster handles all of them. We do the buildings in the order the scopes are approved, and you can see where each claim stands without digging through a combined bill.
Unit taken out of use by water damage
The storm put water into a unit and the drywall and flooring have to come out. We schedule that unit first and tight, tell you the days it is unlivable so you can talk to your agent about loss of rents, and bring it back in the shortest stretch we can.
Storm Damage Repairs for Rental Properties — One Scope per Building: questions, answered
Whose insurance covers storm damage to a rental property?
The landlord's policy covers the building: roof, siding, windows, doors, screens and the interior finishes. The tenant's renters policy covers their own belongings. If the storm makes a unit unlivable, the landlord policy may carry loss of rents coverage; whether yours does and what it pays is a question for your agent. We write the building scope; you file the claim.
Do I need a separate claim for each rental building?
Usually yes, one claim per address, even on the same policy and the same storm, and often one adjuster handling all of them. That is why we write one scope, keep one photo folder and send one invoice per building. Each claim has its own deductible and its own depreciation release, and a combined invoice makes both harder. Ask your agent how your policy handles multiple locations.
How do you handle tenants during storm repairs?
You give the notice; we give you the schedule to put in it, by building and by unit with dates. Exterior work needs no entry. Window, screen and door work from inside takes minutes per opening, and we work the units in order. Interior water repairs are the only ones that take a unit out of use, and we tell you which days. Minnesota has rules on landlord entry and notice; your lease and your attorney, not us, say what notice is required.
Can you list the damage by unit so the adjuster's scope matches?
Yes, that is how we write it. Every opening is numbered by unit and elevation, with a photo, and the line says what is damaged: unit, glass, sash, screen, wrap. The adjuster walks the building the same way, so the two scopes line up unit by unit, and anything the adjuster missed is easy to point to for a supplement.
Does loss of rents coverage pay while a unit is being repaired?
Some landlord policies include loss of rents, also called fair rental value, for the time a unit cannot be lived in because of a covered loss. Whether yours does, how long it pays and what counts as unlivable is in the policy; ask your agent. What we can give you is the days each unit is out of use, in writing, which is what the insurer will ask for.
Can the invoice be split so each claim can be closed separately?
Yes. One invoice per claim, matched to that building's scope line by line, with that building's photos. If one building's claim is on a replacement-cost basis and another's is actual cash value, each invoice stands alone. You send each to its adjuster for the depreciation release and nothing from one building muddies another.
Recent JMB work, from our job log
59 installs recorded across 30 Twin Cities communities since Dec 2025. Window and door installs for homeowners, builders and dealers. Counts come straight from our job log; no customer names.
Get a written quote for this job
Three photos and a sentence is enough: a reply within one business day, or ask for a free in-home estimate. Or text the photos to 763-204-2099.
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Read morePage reviewed October 1, 2026 · JMB Builders LLC, MN license BC809005 · All insurance repairs pages
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