Key facts: Flash Flood Cleanup in High Pointe
- DFW Airport recorded 9.19 inches of rain in a 24-hour span that ended on the afternoon of August 22, 2022.[1]
- FEMA says floods can happen almost anywhere and that no area is entirely free of flood risk.[2]
- Standard policies do not handle rising flood water, according to Triple-I, so ask your agent about a separate policy.[3]
Street flooding
Why subdivisions flood without a creek in sight
Streets and storm drains in a subdivision are designed to carry a certain amount of water. A rain like the one on August 22, 2022, when DFW recorded 9.19 inches in 24 hours, is far beyond ordinary.[1] Inlets clog with leaves, curbs overtop and the street becomes a channel. Water then follows driveways, particularly those sloping toward the house.
Rear yards have their own version of this. Many lots rely on shallow swales along the property lines to carry water to the street. Over the years, fences, sheds, flower beds and raised soil can block these paths. Water that used to pass behind your house may now sit against it. We can't speak for any specific street in High Pointe, but a look at your own side yard after a storm will tell you plenty.
Around the lot
Check these around a High Pointe home
- Street inletsClear leaves from the front if you can do so safely, and report any blocked drain to the city.
- Side-yard swalesLook for fences, planters or soil blocking the flow.
- Driveway slopeNote if water runs toward the garage door.
- Patio thresholdsA slab patio can pond water right at the door.
- DownspoutsRoof water can overload a side yard if it all discharges in one place.
The work
Cleaning up a garage and a ground floor
- 1
Check the electrics
Garage outlets and any floor-level equipment are the first concern.
- 2
Inspect the water heater
If a gas or electric unit got wet, a plumber should inspect it before use.
- 3
Photograph the water line
Do this on walls, doors and belongings.
- 4
Empty the garage floor
Sort what can be cleaned, and take photos of what can't.
- 5
Check the shared wall
Water often passes under the bottom plate into the house.
- 6
Lift wet flooring
Pull carpet and pad in rooms that took water in, and assume they're contaminated.
- 7
Clean, sanitize and dry
Follow this order, with readings each day.
Two floors
Upstairs and downstairs after a storm
| Area | Usual state | What to do |
|---|---|---|
| Upstairs rooms | Dry, but humid if the house is closed | Keep doors shut; use as clean space |
| Stairs | Bottom treads may be wet | Check carpet and stringers |
| Lower floor walls | Wet above the visible line | Meter and cut where needed |
| Air handler | May be in attic and fine | Check any ducts or returns on the lower floor |
| Garage | Heavily soiled | Clean first, as it's the route in |
Staying home
A second floor gives you somewhere to live
Unlike a single-level home, a two-storey home may still let you stay put during a ground-floor cleanup, as long as power is safe and a bathroom works. It's a real benefit. Keep the upper floor separate with closed doors, and ask the contractor how they'll contain dust and dirty air. Anyone with breathing problems may still be better off staying elsewhere.
Take shoes off on the stairs, and try not to carry mud upward. If there's sewage involved, reconsider staying, and get advice.
- Keep upstairs doors closed
- Contain the work area
- Keep mud off the stairs
- Rethink staying if sewage is present
Rebuilding
Lessons for rebuilding
When the lower walls are opened, you have a chance to rebuild thoughtfully. Keep gaps at the bottom of new drywall as advised by your contractor, consider materials that tolerate wetting better for the bottom of the wall and ask whether low outlets can be moved up. Tell your repairer about anything in the garage that could be raised, such as water heaters or stored chemicals, and check any permit needs with the city.[4]
If your section has an HOA, ask about any outside changes, such as a raised threshold or a new drain.
Insurance
Insurance points to settle quickly
Rising water and rain through a roof are treated differently, so describe what happened precisely. Triple-I says standard policies cover wind-driven rain, while water rising from below needs a separate policy.[5] If you had both kinds of damage in the same storm, take separate photographs. Ask your agent for the rules on each, and keep receipts for anything you buy to protect the house.
More in flash flood cleanup and the High Pointe page. If drains are backing up too, read sewage backups in High Pointe.
The garage
What the garage teaches you about the next storm
Look at what the water reached. If boxes on the floor were ruined, use sturdy shelving and plastic bins with lids this time. Raise anything you can't replace, and keep fertilizers and paint high up, so they don't end up in the water. A strip of rubber threshold at the garage door can deal with shallow street water, though it won't stop a real flood and may not be allowed by your HOA, so check first. Note where the silt collected, because that shows you the direction of flow, and that's useful if you later ask a specialist about your driveway.
Air system
Check the lower returns of the air system
Even if the air handler is in the attic, returns and ducts on the lower floor may have taken water. Have them looked at before you turn the system back on, since it can pull damp, dirty air through the house.
Stairs
Ask about the stairs
Have the bottom stair treads and the wall beside them checked, as they often take water.
Questions
High Pointe storm water questions
Why did water come into my garage when the street usually drains fine?
Very heavy rain can overwhelm inlets, particularly when leaves block them. The driveway then acts as a channel. Report blocked inlets to the city, and consider how your driveway meets the garage floor before the next storm.
Can I live upstairs during a ground-floor cleanup?
Often, if the power is safe, a bathroom works and the areas are kept separate. Sewage or heavy contamination may change that. People with asthma or other breathing issues should discuss it with the contractor and their doctor.
Who is responsible for the side-yard drainage swale?
Generally the owners whose lots it crosses, and your deed or plat may show an easement. Ask your HOA, if you have one, or the city if a swale has been blocked and water backs up against your home.
Should a wet water heater in the garage be replaced?
Have a licensed plumber look at it before you use it. Controls and burners that have been under water can be unsafe. Don't relight or reset it yourself until someone qualified has checked it.
