Floodwater in the house: stay out and stay safe first
Floodwater is an emergency in its own right, and our line takes calls 24/7. Before anything else, keep people and pets out of the water, because it can carry sewage, fuel, chemicals and debris. Do not walk through it to reach a breaker panel.
If the water is touching outlets, appliances or the panel, leave the building and call 911 or the utility before the restoration line. Cut power only if you can reach the panel standing on dry ground, and never run a generator inside the house or garage.
What the 2009 Sweetwater Creek flood tells us
The National Weather Service reports that in 2009 the Sweetwater Creek basin rose to the 500-year flood level, cresting at 30.80 feet at Austell against a flood stage of 10 feet. At the I-20 bridge in Lithia Springs, the USGS measured the channel at about 30 feet deep in places and roughly 25,000 cubic feet per second.
Federal agencies counted about 20,000 buildings with major damage across the wider event, and FEMA lists Douglas County in disaster declaration DR-1858. Treat that as a reminder to learn your own flood exposure, not to assume it is someone else's problem.
Douglas County describes Woodrow Wilson Park on Mt. Vernon Road as lying in the 100-year floodplain of Sweetwater Creek and susceptible to flooding with no advance notice. Water can arrive faster than a forecast, so keep a go bag and your insurance papers where you can grab them.
Water coming in from outside?
Call (943) 469-0138, stay out of the water, and a dispatcher will send a crew.
Why floodwater is treated as contaminated
Standards define clean supply water as Category 1, and water that has crossed ground or passed through a building as Category 2 or 3. Floodwater from a creek or runoff is treated as Category 3 because of what it picks up on the way.
That classification changes the job. Porous materials such as carpet, pad, insulation and low drywall are usually removed, not dried, and hard surfaces are cleaned and disinfected before drying begins.
What gets saved and what gets removed
| Material | After Category 3 water | Why |
|---|---|---|
| Carpet and pad | Removed | Fibers and foam hold contaminants that cannot be cleaned out |
| Drywall and insulation | Cut out, often to a set height above the water line | Wicks and holds dirty water |
| Solid hardwood | Case by case | Depends on how long it sat and how it was finished |
| Concrete and tile | Cleaned and dried | Hard and nonporous, cleanable |
| Framing studs | Cleaned and dried | Wood can be treated and tested before closing walls |
A crew sets the final list after moisture mapping and a look at how long water stood.
How a flooded home is worked, step by step
Assess and protect
The crew confirms power and gas are off or safe, then puts on gloves, boots and respirators suited to the water.
Pump and extract
Submersible pumps clear depth, and extraction units follow. See the water extraction page for how that stage works.
Remove and clean
Porous materials are bagged and hauled. Remaining surfaces are cleaned, and antimicrobial products are applied where appropriate.
Dry and verify
Air movers, LGR dehumidifiers and sometimes HEPA air scrubbers run until meter readings are at the dry standard.
Before the crew arrives: the first hour after a flood
Stay out of the water
Boots are not enough if the water is above ankle level or the power may be live.
Photograph from the doorway
Take photos and video of the water line and damaged belongings before anything moves.
Lift what you can
Move papers, electronics and keepsakes to upper shelves or a second floor.
Keep the paperwork
Save receipts for temporary repairs and keep damaged items for the adjuster to see.
Flood insurance is separate, so check yours today
The Georgia Office of Commissioner of Insurance states that a standard homeowners policy does not cover flood. Flood insurance is a separate policy, available only where the county takes part in the National Flood Insurance Program, so ask Douglas County whether your community participates.
You can look up your address on the FEMA Flood Map Service Center at msc.fema.gov. Do not rely on a neighbor's experience or a general map, because zones follow small changes in ground height. Only your insurer can say what your policy covers.
After the water goes down
The crisis is not over when the creek drops. These are the second wave of problems.
Silt and residue
A fine layer of mud coats floors and wall cavities and holds moisture against materials.
Mold growth
Wet organic materials can grow mold, so drying has to start quickly. Remediation follows S520 if growth is already present.
Hidden wet insulation
Floodwater soaks into wall cavities where it is not visible.
Odors
Contaminated water leaves a smell that signals materials still need removal.
Neighboring problems that look like a flood
Not every wet basement is a flood. A backed-up drain is a sewage problem, covered on the sewage backup page. A heavy rain that comes in around windows or through a roof is on the storm damage page. A room below grade has its own questions on the basement cleanup page.
What shapes the cost of flood work
Depth and duration
Water that stood for days soaks deeper than water that receded in hours.
Contamination level
Category 3 water adds protective gear, disposal and cleaning steps.
Square footage affected
More rooms mean more removal, hauling and drying equipment.
Materials removed
Tearing out and rebuilding drywall, insulation and flooring is separate from drying.
Drying time
Humid weather and thick materials extend equipment days.
Flood damage is usually excluded from homeowners policies and needs separate flood coverage, so check your policy or ask your insurer. Scope and price are explained before work starts. A flood number depends on what the water touched, so call (943) 469-0138 and describe the rooms.
Common Questions
Do you handle flood damage emergencies at night or on weekends in Lithia Springs?
Yes. Creek-driven water often peaks in the dark, and the line stays open through it. Crews are sent nights, weekends and holidays, and same-day response is offered when available once the area is safe to enter. Call (943) 469-0138 and keep out of the water until help arrives.
How do I find out whether my home is in a flood zone?
Enter your address on the FEMA Flood Map Service Center at msc.fema.gov. Douglas County also publishes flood information, and the county building department can answer questions about permits for repairs in a mapped area.
Is flood damage covered by homeowners insurance?
Usually not. Georgia's insurance commissioner notes that flood is excluded from standard homeowners policies, so a separate flood policy is needed. Check your policy and ask your insurer.
Can flooded drywall be saved?
Not when Category 3 water reached it. Drywall wicks and holds dirty water, so it is cut out and replaced after the wall cavity is cleaned and dried.
How long until mold can form?
Mold needs moisture and an organic surface, and wet materials left in place are the usual setup. Drying quickly cuts the risk, and remediation work follows the S520 standard.
Do you serve Douglasville and Mableton as well?
Yes. The Douglasville page and the Mableton page list the areas crews reach from Lithia Springs.