Water damage questions from Olathe homeowners
These are the questions Olathe and Johnson County homeowners ask after water gets into a house. The phone is answered 24/7, and a crew is dispatched as fast as one is available. Read on for shut-offs, drying, insurance paperwork, sewer backups and freeze season.
- Phones answered 24/7
- Basement flooding, sump failure and sewer backup
- Price explained before work starts
Get a fast quote
Fastest: call (833) 490-5225. Or send this and we call you back.
Getting a crew out
How do I reach someone at night?
Call (833) 490-5225. The phone is answered 24/7, including nights, weekends and holidays. A crew is dispatched as fast as one is available, and we cannot give an arrival time over the phone.
What should I do before the crew arrives?
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. Treat anything that came up a floor drain as contaminated, and keep children and pets away from it.
Can I wait until morning?
Water left sitting can grow mold on wood, drywall and carpet. EPA guidance is to dry wet items within 24 to 48 hours, so calling as soon as you see water helps limit the damage.
Do you do plumbing repairs or roof replacement?
No. A licensed plumber fixes the pipe, replaces the water heater or clears a sewer lateral. Roof replacement is outside our work. The crew can shut off water, tarp an opening and clean and dry the interior.
What the work involves
What happens when the crew arrives?
The crew checks for hidden moisture with moisture meters and thermal imaging, not only the wet floor you can see. It sets air movers and dehumidifiers and re-checks readings until materials are dry.
How long does drying take?
It depends on how much material is wet and how far the water spread. Drying continues until readings show materials are dry. Repairs after drying are quoted separately, once someone has seen the wet area.
Is sewer backup different from a broken supply line?
Yes. Sewer backup, floor-drain surcharge and creek floodwater are Category 3 water under IICRC S500, the most involved class. A broken supply line is usually Category 1, which is cleaner water and simpler to remove.
Does mold always mean a bigger job?
Not always. EPA says a moldy area under about 10 square feet can usually be cleaned by a homeowner. Larger areas, sewage-related mold and mold in the HVAC system call for professional help. Mold can trigger allergy and asthma symptoms in some people.
What moves the price
What determines the quote?
Area affected, whether the water stayed in the basement, the water category, and how long it sat all matter. Access matters too, such as a stairs-only basement or a crawl space. The price is confirmed on site before any work begins.
Will my insurance pay for this?
Coverage is decided by your insurer under your own policy. Check your policy or ask your agent. The crew can document the damage for your claim with photos and moisture readings.
Is the emergency stage priced separately?
The emergency stage, covering extraction and drying setup, is explained and approved before work starts. Repairs after drying are quoted separately. Materials that must be removed, such as carpet, pad and drywall, change the scope.
Can you give a price over the phone?
No one can price water damage honestly over the phone, because the wet area has to be seen. Ask the crew to explain the scope before you approve the emergency stage.
Olathe and Johnson County specifics
Why does my Johnson County basement flood in spring?
Many local soils are smectitic clay over loess, which drains slowly. Clay swells in a wet spring, and a perched water table can rise in March and flood a basement that stayed dry all summer.
Who handles a sewer backup in Johnson County?
Johnson County Wastewater is the sanitary sewer provider across the county. The sewer lateral from your house to the public system is typically the owner's responsibility. Call its 24/7 line at 913-715-8600 and use its map tool to check your address.
Does WaterOne pay for cleanup after a main break?
WaterOne says main breaks are not an act of negligence and that it is not responsible for damage mitigation. It offers an initial courtesy clean-up through its insurance coordinator. Call 913-895-1800 after hours or 913-895-5520 in business hours.
How do I check a contractor's license?
Kansas licenses contractors locally rather than statewide. Look the company up in the Johnson County contractor search, run by Johnson County Contractor Licensing at 913-715-2233, before anyone starts cutting drywall.
Question not answered here?
Call and ask. A technician will give you a straight answer, even if the answer is that you do not need us.