Leawood, KS · 66206 · 66209 · 66211 · 66224

Water damage restoration in Leawood, Kansas

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Basement flooding, sump failure and sewer backup
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Leawood, KS

Local service in Leawood

water damage restoration in Leawood

Leawood is a long, narrow city down the State Line Road edge of Johnson County, and water calls here follow the era of the house. Phones answered 24/7 and a crew dispatched as fast as one is available, and the crew starts with the water that is already inside.

Leawood runs in a long strip down the State Line Road side of Johnson County, and it was built from north to south in stages. The ranches on large lots in Old Leawood, near 83rd Street and State Line, date from the 1950s and 60s. Homes around 103rd Street went up in the 1970s and 80s. The Tomahawk Creek and Hallbrook subdivisions, and the houses south of 135th Street, came in the 1990s through the 2010s. A water call here usually means a basement, and in the newer houses it is often a finished walk-out lower level.

Olathe Water Damage Restoration takes calls for water damage across this part of the Kansas side of the Kansas City metro. Phones are answered 24/7 and a crew is dispatched as fast as one is available. The crew checks for hidden moisture with moisture meters and thermal imaging, sets air movers and dehumidifiers, and re-checks readings until materials are dry. It can also give you photos and moisture readings to share with your insurer. Repairs after drying are quoted separately, once someone has seen the wet area. The price for the emergency stage is confirmed on site before any work begins.

City: Leawood, KS
County: Johnson County
ZIP codes: 66206, 66209, 66211, 66224
Hours: Phones answered 24/7

Today in Leawood

Local weather drives activity here: heat, humidity and rain change what shows up week to week.

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Coverage

Where we work in Leawood

Neighborhoods we cover

Old Leawood ranches near 83rd Street and State Line
1970s and 80s homes around 103rd Street
Tomahawk Creek subdivision
Hallbrook subdivision
Houses south of 135th Street with walk-out basements

Landmarks and main roads

Tomahawk Creek
Indian Creek
State Line Road
Roe Avenue

What is usually under a Leawood floor?

The housing here is mostly newer than in the older Johnson County cores. The 1950s and 60s ranches in Old Leawood are the exception, and the 1970s and 80s homes around 103rd Street sit between them and the newest stock. South of 135th Street, most of the 1990s to 2010s houses have finished walk-out basements. In a house like that, water does not stay in one spot. It runs under carpet, behind drywall and along the baseboards of rooms that were finished to look like the rest of the house. The furnace, water heater and laundry are often in the same lower level.

Because the lower level is usually finished, the first useful question on a call is how far the water went. A wet carpet at the foot of the stairs is a different job from water under a bathroom floor on the main level or through a finished wall. The crew looks for hidden moisture behind the surfaces you can see, because a wall that looks dry from the room can still hold water.

What does Tomahawk Creek mean for a Leawood basement?

Tomahawk Creek runs the length of Leawood, so it is the creek most residents will think of first. The National Weather Service recorded a record 20.81 feet on Tomahawk Creek at Roe Avenue during the 26 to 27 July 2017 flood, when local streams across the Kansas City area took catastrophic flooding. Three weeks later, Indian Creek set its August record at State Line Road, on the same city edge. Creek floodwater is treated as the most contaminated category when it reaches a house, so the crew handles it with the same care it gives a sewer backup.

Creek flooding and sewer backup are different calls, and they are insured differently. The Kansas Insurance Department says most homeowners policies exclude water damage from sewer backup and from flood and rising water, and sump pump failure is often in the same group. Flood is a separate policy, through FEMA's National Flood Insurance Program or a private insurer. Read your declarations page, and ask your agent whether sewer backup is covered by an endorsement. Coverage is decided by your insurer under your own policy, and the crew can document the damage for the claim.

Where does the water come from: the main, the pipe or the sewer?

Leawood gets its water from WaterOne and its sanitary sewer service from Johnson County Wastewater, so those are the two utilities a caller may need to name. A water main break happens outside the house. WaterOne states that breaks are not an act of negligence and that it is not responsible for damage mitigation. It does offer an initial courtesy clean-up arranged through its insurance coordinator, at 913-895-5520 during business hours and 913-895-1800 after hours. A burst pipe inside the house is a different matter, and it is usually the homeowner's own line and the homeowner's own insurance question.

A sewer backup is more often a line problem than a main problem. Johnson County Wastewater says the sewer lateral connecting a property to the public system is typically the owner's responsibility, and its 24/7 emergency line is 913-715-8600. Its map tool will show whether the county serves a given address. The Backup Prevention Program can fund a backwater device after a confirmed backup caused by capacity in the sewer during an intense rain, but eligibility is decided by the county, so check with Johnson County Wastewater rather than assuming. Pipe and lateral repair belong to a licensed plumber, and the crew can dry and clean the house afterward.

What should you do first, and what should you check?

Close the main shut-off if you can reach it safely. Stay out of standing water near the electrical panel, the furnace or a basement outlet. If water came up a floor drain or out of a toilet, treat it as contaminated and keep children and pets away from it until it has been cleaned. Take photos before anything is moved, and call your insurer early. EPA guidance says mold can start on wood, drywall, carpet and furniture left wet for more than 24 hours, so drying starts as soon as a crew can get there.

Before anyone cuts drywall, look the contractor up in the county's own search. Johnson County Contractor Licensing runs an online search that shows whether a company is licensed and allowed to work, and its office can be reached at 913-715-2233. Plumbing, electrical, mechanical and roofing contractors must be licensed with that programme. Kansas licenses contractors locally rather than statewide, so the county's search is the useful check. Ask any company which certifications its technicians hold. IICRC certifies individual technicians, and it is a non-government industry body, not a licensing agency.

Popular here

Most requested services in Leawood

Water Damage Restoration in Leawood

Most Leawood calls start in a finished lower level, and the drying plan follows how far the water spread through the walls and floors.

Basement Flooding Cleanup in Leawood

On the finished walk-out lower levels south of 135th Street, a basement call often means carpet, drywall and trim come out before drying can start.

Sump Pump Failure Water Damage in Leawood

Sump pump failure is often excluded from standard homeowners policies without an endorsement, so the cleanup record matters for your claim.

Creek and Flash Flood Cleanup in Leawood

Tomahawk Creek's 2017 record at Roe Avenue is the local reason to put a flood policy question on your list.

Burst Pipe Water Damage in Leawood

The crew handles the water, drying and cleanup, while pipe repair goes to a licensed plumber. A main break is handled differently under WaterOne's policy.

Sewage Backup Cleanup in Leawood

A sewer backup here runs through the owner's lateral and the county's rules, so the crew needs to know whether the water came from the house or the street.

Skip the guesswork. Call for a straight answer.

Tell us what's happening and we'll tell you honestly whether it's a quick fix, and what service in Leawood should cost.

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ZIP check

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Leawood ZIP codes we cover: 66206, 66209, 66211, 66224. Type yours to confirm, or just call.

Nearby

Also serving areas near Leawood

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ZIP 66204, 66207, 66210, 66212, 66213, 66214…

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ZIP 66205, 66208

Fairway

ZIP 66205

FAQ

Leawood FAQs

How quickly can a crew get to a Leawood address?

Phones are answered 24/7 and a crew is dispatched as fast as one is available. No arrival time is promised, because crew availability changes through the day and night.

Do you publish prices?

No. The price for the emergency stage is confirmed on site before any work begins, and repairs after drying are quoted separately once someone has seen the wet area. Nobody can price a flooded basement honestly over the phone.

Will my insurance pay for the cleanup?

Coverage is decided by your insurer under your own policy. The crew can give you photos and moisture readings for your claim. Most homeowners policies exclude sewer backup and flood, so check your policy or ask your agent.

Can you fix the broken pipe or the sewer line?

No. Pipe and sewer lateral repair need a licensed plumber. The crew can help stop the water at the shut-off, dry the space and clean up afterward.

Do you do roof repairs?

Roof replacement is not part of what we do, and roofing contractors in Kansas also need a registration from the state Attorney General. The crew can tarp an opening and clean up interior water.