Is Remodeling Really Safer in the U.S.? Lessons from the 40-Hour Hong Kong Fire for Immigrant Homeowners 🔥🏠

Recently, the world watched in shock as a 🔥 massive fire in Hong Kong burned for more than 40 hours. The entire housing estate was wrapped in bamboo scaffolding and green netting for an exterior renovation project. Flames raced up the scaffolding and across highly flammable foam materials used around windows and exterior areas, eventually spreading to seven 31-story towers.

Sitting in my small condo in California, with my own “New York → North Carolina → California” journey behind me, I couldn’t help but ask:

“If something similar happened in the U.S., would we – as immigrant homeowners – really understand what went wrong?”

I’ve been in the U.S. for about 30 years. I’ve owned and sold homes on both coasts, done some remodeling, been a landlord, and more recently started studying:

• Homeowner insurance 🧾
• Liability coverage ⚖️
• Contractor bonds and consumer protections 📜

Only after digging deeper did I realize:

On paper, the U.S. looks very “safe and regulated,” but if a homeowner doesn’t know how to use the tools that exist, a bad contractor can still put your life and finances at serious risk.

This article is for you if you are:

• A new immigrant buying or remodeling your first home in the U.S. 🧳
• A long-time homeowner who never really thought about “remodeling safety” 🏡
• Planning an ADU, a roof replacement, or an exterior wall project 🧱

I won’t quote legal codes or expect you to become an engineer. Instead, we’ll talk in plain language about:

• How “safe” U.S. remodeling really is in theory vs. practice 🇺🇸
• Why bad things still happen even under strict building codes 🤔
• Most importantly: what you, as a homeowner, can actually do to protect yourself 💪

(Quick note: This is not legal or insurance advice. It’s a personal summary from an immigrant homeowner who has been studying these topics, meant to help you ask better questions and notice red flags.)

1. On Paper, U.S. Remodeling Looks Very Safe. But… 📚

Let’s start with this:

On paper, the U.S. has relatively strict systems. In real life, your safety depends a lot on who you hire and what you insist on as a homeowner.

In general, there are three main layers of protection:

1️⃣ Building Codes (Using California as an Example) 🏗️

Every state has its own building code. In California, it’s the California Building Code (CBC), often considered one of the strictest in the U.S.

The code covers things like:

• Where and when fire-resistant materials must be used 🔥
• Requirements for exterior walls, roofs, and insulation 🧱
• Standards for electrical, plumbing, and ventilation ⚡🚰

That all sounds reassuring – but it’s only the first layer.

2️⃣ City Permits & Inspections 📑

In the U.S., most projects that affect structure or safety require a permit, including:

• Exterior wall remodeling or additions 🧱
• Roof replacement, skylights ☀️
• Electrical panel and major wiring upgrades ⚡
• Plumbing changes, ADUs, garage conversions 🚗➡️🏠

At certain stages, a city inspector is supposed to come out and check the work. If it doesn’t pass, the contractor is not supposed to close up walls or move on.

3️⃣ Contractor Licenses, Insurance, and Bonds 🪪

Many states, including California, require contractors to be licensed (for example, via the Contractors State License Board, CSLB).

Typically, this also involves:

• Minimum experience and exams ✅
• Liability insurance to cover damage they cause 🛡
• A bond to protect consumers if the contractor fails to perform 💰

So, on paper, it all looks structured and safe.

But then why do we still see fires, leaks, mold, and dangerous wiring even after “professional” work? 🤨

2. Why Do Things Still Go Wrong? 😮‍💨

After moving to California, I slowly realized:

Most disasters aren’t caused by weak codes, but by people ignoring them – or by homeowners giving up their protections without realizing it.

Reason 1: Inspectors Are Human, and Resources Are Limited 👀

In high-demand areas, there are too many projects and not enough inspectors. Even when inspectors are diligent, they cannot:

• Open every wall and check every layer 🧱
• Trace every wire and pipe ⚡

Many inspections focus on key points and visible work.

Having a permit is much better than not having one, but it is not a guarantee of perfection.

Reason 2: Older Homes and Layers of Past Remodeling 🏚️➡️🏠

In places like California, many homes were built in the 1950s–1980s and have been remodeled multiple times since.

That means:

• You may not know what past owners did
• Some work may have been done without permits
• Not all work was inspected to today’s standards

New work can be done correctly, but some risk is “inherited” from the past.

Reason 3: Homeowners Don’t Know What They’re Allowed to Ask For 🙈

This is the part I really want to highlight.

Many immigrants (including past-me) tend to:

• Choose contractors mostly based on price
• Avoid permits because “the city is too slow and annoying”
• Never ask for spec sheets or receipts for materials
• Only take pretty “after” photos, and no “inside the walls” photos

The result:

The house looks nice, but nobody can say what’s inside the walls or how flammable it is.

3. The Hong Kong Fire’s Lesson: Most of Us Can’t “See” Materials 🔥

In the Hong Kong case, early reports and investigations point to several key factors:

• The entire estate was under exterior renovation; all eight towers were wrapped in bamboo scaffolding and green construction netting;
• Highly flammable foam boards and plastic foam were found around windows and elevator lobbies – materials that can burn extremely fast;
• The exact ignition source is still under investigation, but these non-compliant or poorly fire-resistant materials, combined with the bamboo scaffolding and netting, likely helped the fire race across seven 31-story towers in a very short time.

Let’s be honest: even in the U.S., most homeowners have no idea:

• Which types of insulation are more fire-resistant;
• Which exterior systems carry specific fire ratings;
• Which “temporary” or cheap materials can behave like fuel once a fire starts ⛽

Here’s my honest conclusion:

We can’t realistically expect every homeowner to become an engineer or fire expert. The goal is not to personally evaluate every material, but to make it very hard for a contractor to cut corners without consequences.

How? Not by memorizing product codes from the hardware store, but by using five practical tools. 🧰

4. Five Practical Tools Every Homeowner Should Use 🧰

These five steps are my “immigrant homeowner + insurance student” version of a self-defense checklist:

Step 1: Verify the Contractor’s License 🪪

The first question is not “How much?”, but:

“Can I have your contractor license number?”

In many states (like California), you can check online:

• Whether the license is valid and active ✅
• Whether the name matches the person/company 🔍
• Whether there are complaints or disciplinary actions ⚠️
• Whether there is a bond on file 💰

If you can’t find them in the official database, or the license is expired, it’s a clear sign to walk away.

Step 2: No Permit = Big Red Flag 🚫

For projects that affect structure, electrical, plumbing, exterior walls, or roofs, permits are usually required.

If a contractor says:

“We don’t need a permit for this. The city is too slow. Let’s just get it done.”

You can calmly respond:

“I care about safety and future insurance coverage, so I prefer to do it with a permit.
If you’re not comfortable with that, I understand – I can find another contractor.”

Permits matter because they:

• Trigger inspections by the city 👀
• Show future buyers the work was done legally 📑
• May affect how your insurance company views a claim 🧯

Permits aren’t just paperwork for the city. They are part of your safety and documentation.

Step 3: Ask for Spec Sheets and Receipts for Key Materials 📄

This might feel awkward at first, but in the U.S. it’s reasonable and normal.

You can say:

“For my records and future insurance purposes, can you provide the spec sheets and receipts for major materials, especially insulation, exterior wall systems, and roofing?”

You may not fully understand every line, but:

• Fire ratings and safety standards are written there 🔥
• Inspectors, future contractors, and insurance adjusters can read them 🧐

If a contractor starts dodging or gets defensive just because you asked for spec sheets, that’s a huge red flag.

Step 4: Confirm Contractor Liability Insurance & Bond 🛡

Many immigrants think contractor insurance is “their own business,” but it actually affects you a lot.

• Liability insurance helps cover damage the contractor causes (to your home or others).
• Bonds can help compensate you if the contractor walks away, refuses to fix mistakes, or fails to complete the job.

You have every right to ask:

“Can you provide a copy of your liability insurance and bond information?”

Professional contractors expect this question. If there’s no insurance or bond, you may be the one left standing alone when something goes wrong.

Step 5: Take Photos During the Work, Not Just After 📸

Pretty “after” pictures are nice, but from a safety and insurance standpoint, the most useful photos are from before the walls are closed:

• How the wiring is routed ⚡
• How plumbing is installed 🚰
• What insulation and exterior layers look like 🧱

These photos help you:

• Verify that the contractor used what was promised
• Guide future repairs without blindly opening walls
• Provide evidence to insurance or inspectors if something fails later

Don’t feel shy. It’s your home. You have the right to document how it is being built or changed. 📷

5. If the Contractor Cut Corners and a Fire Happens, Will Insurance Pay? 🧯

There’s no one-size-fits-all answer. Policies and state laws vary, but here are some general ideas:

1️⃣ Fire Is Usually a Covered Peril – But Details Matter

In many standard homeowner policies, fire is a covered peril if it is sudden and accidental.

However…

2️⃣ Clearly Illegal or Non-Permitted Work Can Complicate Claims ⚠️

For example:

• You knowingly added major electrical work with no permit
• You hired an unlicensed contractor for structural changes
• There are obvious building code violations

In such cases, your insurer may investigate more closely and coverage could be reduced, limited, or disputed.

3️⃣ Contractor Insurance & Bonds Become Extremely Important 🧷

If the fire or damage was caused by the contractor’s negligence, you may be able to:

• File a claim against the contractor’s liability insurance
• Request compensation from the contractor’s bond (depending on state rules)

That’s why checking their insurance and bond at the beginning is so important – you can’t fix this after the disaster.

(In any real case, always speak directly with your insurance company or a licensed professional in your state.)

6. A Message to Immigrant Families: You Don’t Need to Be an Engineer, But You Must Say These Sentences 💬

After decades in the U.S., looking back, I feel that:

Buying a home is not the hardest part. Protecting yourself from bad work and hidden risks is.

You don’t have to:

• Memorize every building code 📘
• Understand every line on a spec sheet 🔬

But you can:

• Check the contractor’s license online 🔍
• Insist on permits when required ✅
• Ask for spec sheets and receipts 📄
• Confirm liability insurance and bond 🛡
• Take photos during the work 📸

If you’re like me – an immigrant who has moved between states, bought and sold homes, and watched painful fire stories on the news – I want to say this:

We can’t control every contractor, but we can control which questions we ask before signing a contract.
We may not read the entire building code, but we can choose to stand on the safer side.

I hope this article gives you a little more confidence and clarity the next time you remodel, add an ADU, or let someone touch your roof and walls. 🔥🏠

(In future posts, I’ll also talk about: “If a tenant or guest gets hurt, who is responsible?” and “How do landlord policies look at fire and liability?” – topics that tie directly into insurance and legal risk for homeowners.)