Finished lower levels, utility rooms and crawl spaces
Flooded Lower Levels in Lithia Springs, GA
Water standing in a finished lower level or a crawl space calls for two checks before any cleanup: whether electricity is within reach of the water, and whether any of it came up through a drain. Call (678) 940-9083 to ask whether a local contractor can come look.
About this rendered scene
What the lower-level scene shows
The rendered scene shows a basement living space with a few inches of standing water on the floor. The furniture has been lifted onto cinder blocks, and a dehumidifier waits beside the stairs. Nobody is in the picture.
The blocks keep upholstery out of the water, and the dehumidifier handles moisture in the air once the standing water is gone. The picture is a rendered illustration, not a photograph of a real home.
Where the calendar matters
Wet seasons for low rooms
The most documented water in this area came in September 2009, after rain that began on the 15th and grew heavier from the 17th, with the major event beginning on the 19th, according to the National Weather Service. The Atlantic hurricane season runs June 1 to November 30 and peaks around September 10, says the National Hurricane Center.
Spring storms matter too. The CDC advises keeping gutters, grading and basement drainage working before the rain arrives.
Pause and get help if
- Standing water that has reached outlets, appliances or the panel: do not wade in. The main can be switched off only if its switch is reachable from dry ground; otherwise leave, and dial 911 or the power company if you see sparks or smell something scorched.
- A gasoline pump or generator stays out of the basement and the garage, and out of any spot with a door, window or vent inside 20 feet. If gas can be smelled, leave without touching a switch and tell 911 or the gas utility from outdoors.
- Floor-drain or toilet water that has risen into the room is sewage. Children and pets stay out of it, nobody handles it, and hands are washed after any contact.
- A lower-level ceiling, or the floor above it, that bulges or sags: nobody walks or waits beneath it, and a collapse is a 911 matter.
Keep it or replace it
Which lower-level finishes survive a soaking
| Finish | What the sources lean toward | Who decides |
|---|---|---|
| Carpet and pad | The CDC lists rugs and cloth among items to discard when they cannot be disinfected after floodwater | The contractor |
| Drywall | The CDC lists drywall in that same group; Pennsylvania's fact sheet says swollen drywall is likely to be replaced | The contractor |
| Concrete floor and hard surfaces | The CDC says to wash hard floors and walls with soap and water | You can begin once the room is safe |
A lower level that took on floodwater may also have sewage in it, which changes the answer for every row.
Short answers first
Where does a flooded lower level fall on a 1 to 10 scale of seriousness?
8 to 10: water near outlets, cords or the panel, gas in the air, sewage, or a ceiling or floor that sags. Get to dry ground and call 911 first, or the gas company from outside. 4 to 7: standing water with the power off and no sewage; arrange a contractor visit this week. 1 to 3: a damp edge after hard rain; photograph it, then watch the next storm.
How did Sweetwater Creek behave in September 2009?
The National Weather Service says the Sweetwater Creek basin rose to the 500-year flood level. The U.S. Geological Survey measured a peak on the creek near Austell more than 6 feet over the estimated 500-year stage. Wikipedia reports more than 18 inches of rain falling in one night in Douglas County, with Lithia Springs among the hardest-hit places.
Does homeowners insurance cover flood water?
Georgia's emergency management agency says flood damage sits outside a standard homeowners policy and directs readers to FloodSmart. Policies differ, so read yours or ask the insurer. Nothing here can say what your policy pays.
Do lower levels in Douglasville and Winston count too?
Yes. Crawl spaces and lower levels in Douglasville homes and Winston homes are part of the same service area. Give your community when you call (678) 940-9083.
Safe looks, no tools
Everything below is a look or a sniff from dry ground. Skip any step that needs a ladder, a tool or a step into the water.
- From the top of the stairs, look for outlets, power strips or the panel near the water. If any are close, treat the room as closed.
- Walk the outside of the house for gutters spilling at the wall, a filling window well or soil sloping toward the foundation. The CDC advises sending roof and gutter runoff away from the house.
- Photograph the waterline from the stairs and the doorway, so the height is on record before anything drains.
- Move only dry items from high shelves, and leave everything standing in the water alone.
Gather before dialing
What to know before calling about the lower level
- The street address and whether the water came from outdoors, a drain or a pipe
- How deep the water is, in inches, and whether it is still rising
- Whether the panel, an outlet, the furnace or the water heater sits in or near the water
- Photos of the waterline taken from the stairs
- Renting? The landlord or property manager is looped in ahead of everyone
Numbers and facts for this area
- In September 2009 the Sweetwater Creek basin rose to the 500-year flood level, the National Weather Service says. Wikipedia names Lithia Springs among the hardest-hit places in Douglas County that month.
- WSA took over stormwater management for Douglas County in 2004, according to its About page, so storm drain questions in the street go to WSA at 770-949-7617.
- GEMA states that flood damage is outside a standard homeowners policy, and it points readers to FloodSmart for flood insurance.
Signs the water left behind
- Standing water or a damp line along the floor edges
- Carpet or stored boxes that feel soaked at the bottom
- Water seeping in where the wall meets the floor
- A sump pump that hums all day, or one that has stopped making noise
- A musty smell coming from a room that stayed dry until last month
Before anyone starts work
Paper questions for a wet lower level
Flood cleanup can touch electrical, plumbing and building work, and Douglas County publishes its permit office and contractor-license rules. The hiring questions page collects them in one place.
Gather the street address, the name of the wet room and some phone photos. Renting? The landlord or property manager hears first. Then call (678) 940-9083 to ask if a contractor covers Lithia Springs, Douglasville or Winston.
Call (678) 940-9083