Why You Shouldn’t Wait for Insurance to Pay Your Restoration Bill in Chicagoland

A Common (and Costly) Misconception

When disaster strikes — a flooded basement in Glenview, fire damage in Skokie, or a burst pipe in Highland Park — most Chicagoland homeowners assume the process is simple: call insurance, file a claim, and let the insurance company pay the contractor directly.

But here’s the reality: your restoration contract is with your contractor, not your insurance carrier.

That means you, the homeowner or business owner, are legally responsible for payment — whether or not your insurance company pays. Waiting for insurance to process, approve, and release funds is not only risky, but it can also create costly legal and financial consequences.

At ServiceMaster Restoration By Simons, we’ve restored properties across Chicago, the North Shore (Evanston, Wilmette, Skokie, Winnetka, Glenview, Highland Park, Lake Forest), Lake County (Deerfield, Riverwoods, Bannockburn, Libertyville, Vernon Hills), DuPage County, and Oak Park & River Forest. We’ve seen far too many Chicagoland families and businesses harmed by the misconception that insurance will pay contractors directly.

Insurance vs. Restoration: Who Really Owes the Bill?

In Illinois, restoration contracts are binding agreements between the property owner and the contractor. Insurance companies are not parties to that contract.

This means:

• You are responsible for payment to your contractor.
• Insurance is only a reimbursement vehicle. The insurer may approve, delay, reduce, or deny your claim.
• If insurance doesn’t pay the full amount, you’re still obligated to cover the difference.

Competitors that tell you “We’ll just wait for insurance” may sound flexible, but they’re setting you up for risk. If their patience runs out, they can — and often will — place a mechanics lien on your property under Illinois law.

Why Waiting for Insurance Is Risky in Chicagoland

1. Insurance Delays Are Common

Delays are part of life for Chicagoland homeowners:

• 2023 Summer Storms: Evanston, Skokie, and Rogers Park basements flooded, leaving homeowners waiting weeks for adjuster approval.
• 2008 Hurricane Ike Remnants: The storm’s heavy rains triggered widespread flooding from Oak Brook to Lake Bluff. Insurance companies took months to settle claims.
• North Shore Freezes: Frozen pipes in Winnetka, Lake Forest, and Highland Park led to claims that dragged into spring.

When insurance delays drag out, contractors aren’t obligated to wait — and many will enforce payment directly.

2. Illinois Mechanics Lien Law Protects Contractors, Not Insurers

Under Illinois law:

• A mechanics lien can be filed within 90 days of last work performed.
• Liens can apply to homes in Chicago neighborhoods like Logan Square and Lincoln Park, as well as suburbs like Northbrook, Wilmette, and Oak Park.
• If unpaid, contractors can foreclose on the lien, forcing repayment or property sale.

Waiting on insurance doesn’t stop that clock.

3. Partial Payments or Denials Are Common

Insurance carriers frequently reduce payouts, citing:

• Policy exclusions.
• Depreciation (ACV vs. RCV disputes).
• Coverage limits.

A Skokie homeowner might expect full coverage for a flooded basement, only to learn their policy excludes groundwater. If your contractor agreed to “wait,” you could still be stuck owing thousands, plus interest.

4. Business Owners Face Even Greater Risk

For Chicagoland businesses, waiting on insurance isn’t just a billing issue — it’s survival.

• A Lincoln Park restaurant: Fire damage forced closure. Waiting 60–90 days for insurance would have meant permanent revenue loss.
• A Glenview medical office: Water mitigation had to begin immediately for patient safety. Insurance delays weren’t acceptable.

In commercial restoration, waiting isn’t an option.

Why Competitors Offer “Wait for Insurance” Terms

Some restoration companies in Chicagoland promise flexible billing cycles to win jobs. But:

• It’s a sales gimmick. They’re betting you’ll pick them over a contractor who requires payment terms up front.
• They’re not protecting you. If insurance stalls, they’ll still pursue payment.
• It creates a false sense of security for homeowners and businesses.

How ServiceMaster Restoration By Simons Protects Chicagoland Families & Businesses

As a 2025 Inc. 5000 Honoree, an IICRC Certified Master Fire & Water Restorer, and a Restoration Industry Association member, we bring unmatched expertise across the Chicagoland region.

Here’s how we keep you safe:

• Transparent billing: You always know what you owe and when.
• Thorough documentation: We use Xactimate, photos, and moisture maps to speed up claim approvals.
• Clear communication: From Evanston and Wilmette to Oak Park, Highland Park, and Lake Forest, we explain obligations up front.
• Regional coverage: We proudly serve Chicago neighborhoods north of Roosevelt Road, North Shore suburbs (Skokie, Glenview, Winnetka, Deerfield, Lake Bluff), Lake County (Libertyville, Vernon Hills, Mundelein), DuPage County, and the Oak Park/River Forest corridor.

Case Study: A Glenview Basement Flood

In August 2025, storms overwhelmed storm sewers in Glenview. One family’s basement flooded overnight.

Insurance estimated a three-week delay before adjuster review.

We responded immediately:

• Began mitigation within hours, preventing mold.
• Created a detailed Xactimate estimate with photos and moisture readings.
• Billed the homeowner directly, ensuring lien protection.
• When the insurance issued payment six weeks later, the homeowner was reimbursed for the costs associated with the mitigation services.

Because they didn’t wait, their home was restored quickly — without legal or financial surprises.

How Chicagoland Businesses Stay Protected

• A Lincoln Park boutique: A sprinkler discharge damaged merchandise. Insurance delays would have meant weeks of lost revenue. We restored immediately, with billing handled directly.
• An Evanston church: Smoke and soot threatened historic stained glass. Mitigation began right away to preserve irreplaceable property.

In both cases, waiting for insurance wasn’t an option.

FAQs: Don’t Wait for Insurance in Chicagoland

Do restoration companies have to wait for insurance to pay in Illinois?

No. In Illinois, restoration companies do not have to wait for insurance to pay before collecting. Your restoration contract is between you and the contractor, not your insurer. That means payment is legally due from you, the homeowner or business owner, once the work is completed. Insurance reimbursement is separate and may take weeks or months, but it does not delay your payment obligation.

What happens if my insurance company denies or reduces my claim?

If your insurer denies coverage or only pays part of the claim, you are still responsible for paying the full restoration invoice. Contractors in Chicagoland have the right to collect directly from you because they are not bound by your insurance policy. This is why choosing a restoration company that documents thoroughly and communicates openly with both you and your insurance adjuster is critical. At ServiceMaster Restoration By Simons, we provide full Xactimate estimates, photos, and moisture maps to maximize your reimbursement.

Can a contractor file a lien against my property if insurance hasn’t paid yet?

Yes. Under Illinois mechanics lien law, a restoration company can file a lien within 90 days of last work performed, regardless of whether your insurer has paid your claim. If you fail to pay your contractor on time while waiting for insurance, they can record a lien against your property in Chicago, North Shore suburbs, Lake County, or DuPage. That lien can remain until the debt is resolved and may even be foreclosed upon if payment isn’t made.

How long does insurance usually take to pay out in Chicagoland?

In our experience, insurance payouts in Chicagoland often take 30 to 90 days, depending on claim volume and complexity. After major storms, such as the 2023 Evanston floods or winter freezes in Highland Park and Lake Forest, delays can be even longer because adjusters are overwhelmed. This is why restoration work should begin immediately to prevent secondary damage like mold growth — payment can be handled later, but the work cannot wait.

What can I do if I can’t afford to pay before insurance reimburses me?

Many Chicagoland homeowners and businesses worry about cash flow while waiting for insurance. The best option is to work with a restoration company that offers flexible billing or financing solutions. At ServiceMaster Restoration By Simons, we explain upfront that payment is your responsibility, but we also provide solutions to bridge the gap. This allows you to get immediate service without risking liens or delays in your home or business recovery.

Is it better to hire a company that says they’ll wait for insurance?

Not necessarily. Companies that promise to wait for insurance often use it as a sales tactic. If insurance denies or delays your claim, those companies still have the right to collect from you and may place a lien against your property. It’s safer to work with a trusted Chicagoland restoration company that sets clear expectations, protects your interests under Illinois law, and has a proven record of working with insurers to secure faster, fairer settlements.

How can I protect myself when hiring a restoration contractor in Chicagoland?

To protect yourself:

• Get the contract in writing. Make sure it clearly states payment terms.
• Ask about lien rights. Understand Illinois mechanics lien deadlines.
• Choose a contractor with experience. Established companies like ServiceMaster Restoration By Simons have over 40 years in Chicagoland and are less likely to disappear mid-claim.
• Look for credentials. IICRC Master Fire & Water Restorer certification and RIA membership prove professionalism.

These steps help you avoid financial surprises and ensure a smoother restoration process.

Services We Provide in Chicagoland

• Water Damage Restoration
• Fire Damage Restoration
• Mold Remediation
• Specialty Cleaning

About ServiceMaster Restoration By Simons

Founded in Chicago in 1929, ServiceMaster is the nation’s oldest restoration brand. Locally, ServiceMaster Restoration By Simons has over 40 years of experience serving Chicagoland homeowners and businesses.

Led by Nasutsa Mabwa, CEO, and Sam Simon, IICRC Master Fire & Water Restorer and co-author of RESTORE: A Complete Guide to Protecting Your Home As Your Most Valuable Asset (available on Amazon), our award-winning firm has earned:

• 2025 Inc. 5000 Honoree
• 2024 Chicago Star Award
• 2021 SB100 Best of Small Business Award
• 2020 BBB Torch Award for Ethics
• Stevie® Award for Business Excellence

We proudly serve:

• Chicago neighborhoods north of Roosevelt Road (Logan Square, Lincoln Park, Lakeview, Rogers Park).
• North Shore suburbs: Evanston, Skokie, Wilmette, Winnetka, Kenilworth, Highland Park, Glencoe, Lake Forest, Lake Bluff, Glenview, Northbrook, Northfield.
• Lake County towns: Deerfield, Bannockburn, Riverwoods, Vernon Hills, Libertyville, Mundelein.
• Oak Park & River Forest corridor on the edge of DuPage County.

Don’t wait on insurance and risk liens, denials, or delays. If you’ve experienced water, fire, or mold damage, call ServiceMaster Restoration By Simons today at (773) 376-1110 for Chicago, (847) 316-9145 for the North Shore & Lake County, or (708) 524-0304 for Oak Park & River Forest and DuPage County.