Interior water cleanup, drying and emergency tarping after storms in Olathe and Johnson County, KS. Phones answered 24/7.
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Storm damage restoration is the interior cleanup after wind, hail or heavy rain gets into a house. A crew stops the water at the shut-off, boards or tarps an opening, removes wet materials, and dries the structure with air movers and dehumidifiers until readings are normal. In Olathe, storm water often comes in through basement windows or the sump pit.
Storm damage in Olathe rarely comes from one place. Wind lifts shingles, hail dents flashing, and rain finds the gap, so by the time water reaches a ceiling or a finished basement it may have travelled a long way from where it got in. A local restoration crew handles the interior side: wet drywall, carpet, subfloor and contents, and the drying that follows.
The benchmark most people here remember is August 2017. The National Weather Service recorded 5 to 7 inches of rain in roughly six hours across the metro, locally 8 to nearly 10 inches, on 21 and 22 August. Indian Creek at State Line Road crested at about 28 feet, and there were more than 60 water rescues. Record flooding had already hit local streams in late July; see the Indian Creek flooding guide.
Most storm calls are smaller than that, and the work is much the same: find where the water went, get it out, and dry the structure before wet materials stay wet long enough to grow mold. Water can enter through a roof opening, a window well, a door or a floor drain, and each route leaves a different pattern of wet material. The entry point decides what the crew deals with first. For wider flooding, see flood damage cleanup.
Stay out of standing water near the electrical panel, the furnace, the water heater or any basement outlet. Shut off the main water if you can reach it without wading in, and cut power only if you can reach the panel safely. Treat anything that came up through a floor drain or sump as contaminated, and keep children and pets away from it until it is cleaned. Do not climb onto a wet or damaged roof, and do not pull up carpet or drywall before you have photographed it for your insurer.
The crew closes the main shut-off where it can be reached safely and checks for electrical hazards near the panel, furnace and water heater. Standing water near power is a reason to wait for the utility or an electrician, not to wade in. The crew can also tarp or board an opening so more rain does not come in.
Moisture meters and thermal imaging show how far water has travelled behind walls, under flooring and into the framing. Water from a roof often runs along framing before it stains a ceiling, so the visible spot is rarely the whole wet area.
Carpet, pad, wet insulation and drywall that is saturated or past its useful life are removed, usually to a clean line above the water. Keeping materials that cannot dry only holds moisture in the structure.
Air movers and dehumidifiers go in, and the crew re-checks readings until the materials are dry. Drying is judged by the readings, not by how the room looks or how long the fans have run.
The crew takes photos and keeps moisture readings you can share with your insurer. Repairs after drying are quoted separately, once someone has seen the wet area.
No. The crew handles the interior water damage and can tarp or board an opening to limit more water. Roof replacement is not part of this work.
Roofing is a registered trade in Kansas. Every roofing contractor must hold a roofing contractor registration certificate from the Kansas Attorney General to provide roofing services for a fee, and in Johnson County roofers are licensed through Johnson County Contractor Licensing. You can check any company in the county's contractor search before anyone pulls shingles.
Once the opening is covered, interior work starts. The crew checks ceilings, top plates and wall cavities with moisture meters and thermal imaging, because roof water often runs along framing before it shows as a stain.
Usually through an opening the storm made, or through ground already saturated by rain. The route tells the crew where the water has gone.
Wind-driven rain can enter around damaged flashing, under a door sill or through a loosened soffit. In the post-1980 subdivisions, a lot of water arrives through basement windows and window wells.
Water rising through a floor drain is a different job. If the sewer line surcharges, sewage-contaminated water can come up the drain, which is Category 3. Creek floodwater is Category 3 as well, and the source decides how the crew handles porous materials.
Coverage is decided by your insurer under your own policy, not by the restoration crew. The crew can document the damage for your claim.
Storm claims often involve more than one part of a policy. Wind and hail damage to the roof is a different claim from the water that came in through it. The Kansas Insurance Department's shopper's guide says most homeowners policies exclude flood and rising water, and that sewer backup and sump pump failure normally need an endorsement.
Before anything is moved, take photos and video, stop the water if you can do so safely, and call your insurer early. Ask your agent to explain your policy in writing. The crew can provide moisture readings and photos to share with your insurer.
The price is confirmed on site before any work begins. The emergency stage is explained and approved first, and repairs are quoted after drying.
Size of the wet area matters most, along with how many rooms and levels it reached. In a Johnson County house, the question is often whether the water stayed in the basement or went up the stairs. The water category matters too, because Category 3 water from creeks or sewer lines is handled more carefully than clean supply-line water.
Materials, access and timing also move the number. Finished basement drywall, carpet, cabinetry and subfloor each take a different approach. A basement reached only by stairs, a crawl space or a walk-out level can slow the work, and water that sat for days before anyone found it usually means more removal.
Quickly. EPA guidance says to dry water-damaged areas and items within 24 to 48 hours, and mold can grow on wet wood, drywall, carpet and furniture left wet for more than 24 hours.
Phones are answered 24/7, and a crew is dispatched as fast as one is available. No arrival time is promised, because storm calls can arrive in clusters after a bad night of weather.
Drying starts once the equipment is set and readings are taken. The job is finished when the materials read dry, not when the fans are turned off.
A torn flashing, a missing shingle patch or a broken window lets wind-driven rain into the house. The crew can tarp or board the opening and then remove wet insulation, drywall and carpet from the affected area. The roof itself is repaired by a roofer, who must hold a roofing contractor registration from the Kansas Attorney General.
Heavy rain through window wells, a walk-out door or the floor drain is common in the finished basements of Olathe's newer subdivisions. The crew extracts standing water, pulls wet carpet and pad, and checks the wall cavities up to the waterline. Cabinetry and drywall often have to come out to dry properly.
When storms cut power, the sump pump can stop while the pit keeps filling. The result is water on a basement floor in the same room as the furnace and water heater. The cleanup follows the same extraction, drying and mold check as any other basement loss.
Water from Indian, Tomahawk, Kill or Cedar Creek, or from overland flow down a street, is Category 3 under the IICRC S500 standard. The crew treats affected materials as contaminated and will tell you which items need to be removed. Flood damage usually needs a separate flood policy to be covered.
Olathe's housing shapes how storm water behaves. Most of the city's newer houses are two-storey homes on poured full basements, usually finished, with sump pits and perimeter drain tile. A storm that outruns the sump pump, or cuts its power, can leave water across finished carpet and drywall.
The clay sets the rest. Johnson County soils are smectitic clay over loess. In a dry July the clay shrinks and sheds heavy rain instead of soaking it, but in wet spring weather it saturates, the perched water table rises, and water can seep into a basement days after the rain has stopped.
Creeks and storm inlets matter in the low spots. Cedar Creek carries Olathe runoff toward the Kansas River, and Kill Creek drains west Olathe. Where a yard slopes toward a creek or an inlet, expect surface water first and check the basement afterward; see Olathe for the local picture.
A crew is dispatched as fast as one is available, and you approve the estimate before any work starts.
Not sure if you're covered? Check your ZIP code.
Extraction, drying and moisture checks for Olathe basements, floor drains and clay-soil leaks, with a crew dispatched as fast as one is available.
Standing water pumped out of a Johnson County home so drying can start before mold has time to grow.
Interior water cleanup, drying and emergency tarping after a roof leak from wind or hail in Olathe. Phones answered 24/7.
Cleanup and drying after creek or flash flooding in Olathe, in Johnson County, with a crew dispatched as fast as one is available.
No. The crew handles interior water damage and can tarp or board an opening so more rain does not get in. Roof repair and replacement go to a roofer, and in Kansas a roofing contractor must hold a roofing contractor registration certificate from the Kansas Attorney General. Johnson County Contractor Licensing can confirm a roofer's licence status.
That depends on your policy and on the cause of the water. The Kansas Insurance Department says most homeowners policies exclude flood and rising water, and that sewer backup and sump pump failure normally need an endorsement. Ask your agent to confirm in writing what your policy covers. Coverage is decided by your insurer, and the crew can document the damage for your claim.
Phones are answered 24/7, and a crew is dispatched as fast as one is available. No arrival time is promised, since storm calls can come in together. Call as soon as water is found, and keep the shut-off and the power panel in mind while you wait.
Yes. Johnson County Contractor Licensing runs an online contractor search that shows whether a company is licensed and allowed to work. Plumbing, electrical, mechanical and roofing contractors must be licensed with the county. You can also call the office at 913-715-2233 with questions.
Treat it as unsafe. Standing water can hide electrical hazards, and water that came up a floor drain or sump may be contaminated. Keep children and pets out of it, and wait for the crew before removing anything that is wet.
It can. EPA guidance says mold can grow on wet wood, drywall, carpet and furniture left wet for more than 24 hours, and says to dry water-damaged areas within 24 to 48 hours. Mold can trigger allergy and asthma symptoms in some people, so drying promptly matters.
A sewer backup is a separate problem from storm water on the surface. Johnson County Wastewater has a 24/7 emergency line at 913-715-8600 and a map tool to check whether it serves your address. Call them first, then a restoration crew for the cleanup and drying.