What to Do When Your Crawl Space Floods

Standing water under your house after a storm or a pipe break needs quick action. Here's what to do today, and how to make sure it doesn't happen again.

Step 1: Figure out where the water came from

• Only after heavy rain? Likely a drainage problem: gutters, downspouts, grading or groundwater.
• No rain, water keeps coming? Possibly a plumbing leak, water heater or supply line. Shut off the main water valve and see if it stops.
• Smells like sewage? Treat it as contaminated. Keep people and pets away and call a professional.

Step 2: Stop more water from coming in

• Shut off the water main if it's a plumbing leak.
• Clear clogged gutters and point downspouts away from the house.
• Take photos and video of the water and any damage for insurance.

Step 3: Get the water out and dry everything

Standing water needs to be pumped out, then the crawl space dried with fans and dehumidifiers. Wet insulation usually has to come out, since it holds water against the wood. The goal is to get materials dry quickly, because mold can start growing on wet materials within 24 to 48 hours.

For anything more than a small puddle, a water damage restoration company has the pumps, drying equipment and moisture meters to do it properly.

Step 4: Check for damage

• Soaked or fallen insulation
• Wet or soft wood on joists, beams and sill plates
• Damaged ductwork
• New mold growth in the days afterward (see crawl space mold)

Step 5: Keep it from happening again

• Better drainage: gutters, downspout extensions, regrading or a French drain.
• Interior crawl space drain and sump pump to remove water that still gets in.
• Encapsulation to keep the space dry and controlled once water is managed.

Does insurance cover it?

Sudden water from a burst pipe is often covered by homeowners insurance. Groundwater, flooding from outside and slow leaks usually aren't, and outside floodwater typically requires separate flood insurance. Call your insurer early and keep your photos.