Flood Damage Restoration
Flood damage restoration handles water that came from outside the building: storm runoff, river overflow, or saturated ground pushing through foundation walls. It is treated differently from a burst pipe because floodwater is contaminated. It has crossed soil, roads and sometimes sewer systems, and that changes what can be salvaged and what has to be removed.
What the job involves
- Pump out standing floodwater and remove mud, silt and debris
- Remove and dispose of contaminated porous materials, including carpet, pad, insulation and saturated drywall
- Clean and disinfect every surface the floodwater contacted, to IICRC Category 3 standards
- Dry the structure with commercial dehumidification, including crawl spaces and subfloor
- Treat for mold, which follows flooding reliably in warm weather
- Document the loss for flood insurance, which is a separate claim from your homeowners policy
Signs you need flood damage restoration
- Any depth of standing water that entered from outside the building
- A waterline mark on exterior or basement walls
- Mud, silt or debris deposits inside the property
- A sewage or earthy smell after heavy rain
- Damp or bowing basement or crawl space walls following a storm
How it works, step by step
- Safety assessment. Floodwater near outlets, panels and gas appliances is an electrocution and explosion risk. Power and gas are isolated and the structure is checked before entry.
- Pump and muck out. Standing water is pumped and the mud and silt left behind are removed by hand. This is the labor heavy stage that distinguishes flood work from a clean water job.
- Demolition. Porous materials that absorbed contaminated water are cut out and disposed of. Drywall is typically cut a foot above the waterline.
- Clean and disinfect. Every surface the water touched is cleaned and treated with an antimicrobial. This is not optional with Category 3 water.
- Dry and verify. Commercial drying equipment runs until moisture readings confirm the structure is at the dry standard, typically five to seven days after a flood.
What flood damage restoration costs
Nationally, flood damage restoration runs between $2,500 and $15,000 and typically takes 5 to 7 days cleanup, weeks for rebuild. Local pricing varies with labor rates and the extent of the damage. Pick your city below for a local range.
Common questions
Does homeowners insurance cover flooding?
Generally no. Standard homeowners policies exclude flooding from outside the home. That requires separate flood insurance, usually through the NFIP or a private carrier. Water that originated inside the building, such as a burst pipe, is a different claim and usually is covered. If you are unsure which you had, photograph everything and let the adjuster classify it.
What can be saved after a flood?
Hard, non porous materials usually clean up fine: tile, concrete, solid wood framing, metal. Porous materials that absorbed contaminated water generally cannot be saved, including carpet and pad, fiberglass insulation, particleboard, upholstered furniture and mattresses. Solid wood furniture and hardwood floors are sometimes salvageable if they are dried quickly.
Why is floodwater treated differently from a pipe leak?
Because of what is in it. Water from a supply line is Category 1, clean. Floodwater that has crossed soil, roads and possibly sewer lines is Category 3, which the IICRC standard treats as grossly contaminated. That mandates removal rather than drying for anything porous, and full disinfection of what remains.
How long does flood restoration take?
Cleanup and drying typically run five to seven days. Reconstruction, meaning new drywall, insulation, flooring and paint, takes a further two to six weeks depending on scope and how backed up local trades are. After a regional storm that backlog can be considerable.