Flood Damage Restoration in Plano, TX

North Texas storms can drop several inches of rain in a few hours. Clay soil absorbs water slowly, so heavy rain runs off quickly into streets, storm drains, and creeks. Homes near Spring Creek, Rowlett Creek, Russell Creek, and smaller drainage channels can see water rise fast, and homes on lots that slope toward the house can take water through doors, weep holes, and garage thresholds even far from any creek.

Most Plano homes sit on a slab only a few inches above the yard, with no basement and no sump pump. When water gets in, it spreads across the whole slab and into every room on the ground floor at once. Garages, which are often a step lower than the house, usually flood first and then send water under the interior door.

• Yard runoff entering under exterior doors and through brick weep holes
• Water pouring into garages and then into the house through the interior door
• Storm drains that back up when they cannot keep pace with rainfall
• Overflowing creeks and drainage channels during severe storms
• Clogged gutters and downspouts that dump water against the foundation
• Yards regraded by landscaping, pools, or additions so water now drains toward the house

• Stay out of standing water until power to the affected area is off. Do not touch outlets, cords, or appliances in water.
• If the main breaker panel is in the water or you would have to stand in water to reach it, wait for an electrician or the utility.
• Wear rubber boots and gloves. Floodwater can carry sewage, fertilizer, and fuel.
• Photograph and video the water line on walls, every room, and damaged belongings before moving anything.
• Move undamaged items to a dry area and prop up furniture on blocks.
• Call your insurance agent to report the loss, then call for professional cleanup.

The IICRC S500 standard for water damage restoration classifies rising floodwater as Category 3, the most contaminated level, because it can carry sewage, fertilizer, pesticides, and fuel. That changes the job. Carpet and pad, insulation, and drywall that the water touched are removed rather than dried. Hard surfaces and framing are cleaned and treated with an antimicrobial before drying starts.

Drywall is usually cut a set distance above the water line, called a flood cut, so wet insulation and contaminated material can be removed and the wall cavity can dry. Cabinets made of particleboard rarely survive floodwater. Solid wood furniture can sometimes be cleaned and dried.

Deciding what to keep is one of the hardest parts of flood cleanup. The general rule is that porous materials that absorbed floodwater are discarded, while hard, non-porous items can be cleaned and disinfected.

Insurers draw a sharp line between water that comes from outside at ground level and water that comes from inside the house or through the roof. The same wet carpet can be covered or not depending on how the water got there.

Garages are the most common place for floodwater to enter a Plano home. Water carries oil, fertilizer, and chemicals from the driveway and garage floor, then spreads under the interior door into the laundry room, hallway, or kitchen. The garage itself needs extraction, cleaning, and disinfecting, and stored items like cardboard boxes, drywall at the base of garage walls, and anything sitting on the floor are often lost.

Check the bottom of the shared wall between the garage and the house. Water often wicks into it from the garage side and shows up later as swollen baseboards or a musty smell inside.

Standard homeowners policies do not cover damage from rising surface water. That requires a flood policy through the National Flood Insurance Program or a private flood carrier. Many Plano homes are outside FEMA high-risk flood zones, which means many homeowners do not carry flood coverage at all. New NFIP policies also usually have a 30-day waiting period, so coverage cannot be bought after a storm is forecast.

Water that came in through a storm-damaged roof or window is different and is usually handled under the homeowners policy. If you are unsure which applies, describe exactly how the water entered when you report the claim.

• Keep gutters and downspouts clear and extend downspouts several feet away from the foundation
• Make sure soil and mulch beds slope away from the house, not toward it
• Keep storm drains in front of your home clear of leaves and debris
• Check the City of Plano and FEMA flood maps for your address before buying or renovating
• Consider flood coverage even outside high-risk zones, since many flood claims come from moderate- and low-risk areas
• Store valuables and paperwork off the garage floor and in waterproof containers