What should I do if my basement or crawl space is flooding?
Do not go in if water could be touching wiring, outlets or appliances. Stop any inside source, cut power to the area if you can stay dry, document the water, and get extraction started. If the water came from outside, it may be contaminated.
The Safe Electricity program warns never to step into a flooded basement if the water may be touching outlets, appliances or cords. If your breaker panel is down there and you would have to stand in water to reach it, call your electric utility to cut power at the meter. In the City of Marietta that is Marietta Power & Water; elsewhere it may be Georgia Power, Cobb EMC or your city utility, whichever bills you for electricity.
Where is the water coming from?
Inside sources (pipe, water heater, washer, AC drain) are usually clean water. Outside water coming through walls, floors or doors during heavy rain is a different problem and is treated as contaminated when it is floodwater.
Marietta averages about 53 inches of precipitation a year. On lots below the street or at the bottom of a slope, heavy storms push surface water toward foundations and crawl space vents. Under the IICRC S500 standard, rising floodwater from outside is Category 3, the most contaminated class, and porous materials it touched are usually removed rather than dried.
Cobb has seen the extreme version. During the September 2009 floods, six USGS stream gauges in Cobb County recorded peak flows beyond the 500-year flood level. Most basement water is not that, but it is a reminder that low ground fills first.
Water rising now? Call (770) 670-4892 and press 1 to reach a local water damage restoration company.
Why does a wet crawl space matter if I never go down there?
Because the air in a crawl space moves up into the house. Standing water and wet insulation under the floor raise indoor humidity, feed mold on the floor joists, and can make hardwood floors cup.
The EPA recommends keeping indoor humidity below 60 percent, ideally 30 to 50 percent. A crawl space with a puddle in it makes that hard. After a leak or flood, a restoration company will typically pump or vacuum out the water, pull wet insulation, dry the framing with dehumidifiers, and check moisture in the joists and subfloor. Whether to seal or encapsulate the crawl space later is a separate decision; get it quoted separately.
Can a finished basement be saved?
Often, partly. Clean water caught early may let the company dry carpet and leave most drywall. Floodwater or sewage means carpet, pad, the bottom of the drywall and wet insulation usually come out.
Finished basements cost more to restore because there is more to remove and rebuild. Take detailed photos of furniture, electronics and stored boxes before moving them, and keep damaged items for the adjuster to see. The Georgia Office of Commissioner of Insurance says to keep damaged property for inspection and to keep receipts for temporary repairs. For costs and insurance basics, see our guide to water damage restoration in Marietta.
How do I stop it from happening again?
Find the source first. For outside water, the usual fixes are gutters and downspouts that discharge well away from the house, grading that slopes away from the foundation, and a working sump pump where one is installed.
Those fixes are waterproofing and drainage work, not restoration. Get the drying done first, then get separate quotes for prevention.
Quick answers
Should I pump out a flooded basement right away?
If the water came from inside (a pipe or water heater) and the power is safe, yes, get it out. If deep water came in from outside during a storm, let the restoration company decide how to pump it out and how fast.
Is floodwater from outside covered by homeowners insurance?
FEMA says most homeowners policies do not cover flood damage. That takes a separate flood policy, which through the NFIP typically has a 30-day waiting period.
How do I know if my crawl space got wet?
Look for standing water or wet soil on the plastic, wet or sagging insulation under the floor, a musty smell inside the house, or soft or cupping floors above. A flashlight from the crawl space door often tells you a lot.