Local notes
What Orlando homeowners should know
Orlando homes run the AC most of the year, so the condensate drain line works hard. If the closet floor is wet, turn the system off at the thermostat and have the line cleared before the next long run.
AC, water heater and appliance leak cleanup in Orlando, FL
In a climate where the AC runs most of the year, the air handler makes gallons of condensate water a day. It drains through a small pipe that can clog with algae and dust. When it does, the pan overflows into the closet, the ceiling below or the floor around it. Water heaters in garages and closets, washer hoses and fridge lines fail the same quiet way.
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Before anyone starts work in your home
We connect your call with an independent company. We don't vet or certify them, so here is what to check. It takes five minutes and protects you.
- 1Ask for the company's Florida license number and look it up on the DBPR license search
- 2For mold work, confirm a Florida mold remediator license
- 3Ask for proof of liability insurance before work starts
- 4Get a written estimate and read any contract before you sign
- 5Keep your own photos, and ask for copies of moisture readings
What to do in the next few minutes
These leaks often run for a while before anyone sees them, so the water travels under baseboards, into cabinets and under floating floors. Particleboard cabinet bases swell quickly. Getting the water out and drying started within a day or two is usually the difference between drying those materials and replacing them.
Water category:Category 1 from supply lines and AC condensate; Category 2 from washer or dishwasher drain water
- 1For an AC leak, turn the system off at the thermostat. For a water heater, close the cold-water valve on top and switch off the breaker or gas.
- 2Do not touch a water heater's drain valve or pipes until it has cooled.
- 3Unplug washers, dishwashers and refrigerators if you can reach the plug from a dry spot.
- 4Pull things out from under sinks and out of the closet, and photograph everything.
- 5Note the make, model and age of the unit. Your insurer or the manufacturer may ask.
How ac & water heater leaks cleanup usually works in Orlando
Step 1
Find the edges
Meters and a thermal camera show how far the water went under flooring, into cabinets and through to the next room.
Step 2
Extract
Water is pulled out of carpet and pad and from under floating floors so it stops wicking into walls.
Step 3
Cabinets and floors
Toe kicks may come off so air reaches under cabinets. Specialty mats can pull water out of wood floors.
Step 4
Dehumidify
Dehumidifiers and air movers run until wood, drywall and subfloor read normal.
Step 5
Records
Photos and daily readings document the loss. Ask for copies for your own files.
Insurance
Will insurance cover it?
A sudden leak from an appliance or the AC system is usually treated as a covered loss on a standard HO-3 policy, after your deductible. Replacing the failed unit, drain line or water heater itself usually is not. Leaks that went on for weeks are commonly excluded as repeated seepage, which is one more reason to document the damage the day you find it.
Read the Florida water damage insurance guideWhat affects the cost
No honest company can price this over the phone. These are the things the crew measures on site. Read the full cost guide.
- Whether the water came from a supply line, condensate or drain water
- Cabinets, wood or laminate in the wet area
- How long the leak ran before it was found
- Rooms and ceilings the water reached
- Drying time and equipment
Talk to a local restoration company
One call connects you with an independent company that serves your part of Orlando. Ask for its Florida license number, get a written estimate, and you decide whether to go ahead.
(689) 220-7672Or estimate your drying scope firstAC & water heater leaks: common questions
Why does my AC leak water inside the house?
The most common reason is a clogged condensate drain line, which makes the drain pan overflow. A dirty filter or frozen coil can also send extra water into the pan. Many systems have a float switch that shuts the AC off when the pan fills. An HVAC technician can clear the line and check the switch.
My water heater is in the garage. Can it still damage the house?
Yes. A tank that fails can release its whole volume at once, and water runs under the door into the laundry room, kitchen or hallway. Garage drywall and the bottom of shared walls can also wick it up.
Can swollen cabinets be dried?
Solid wood often can. Particleboard that has already swollen at the base usually cannot be returned to its shape and gets replaced, which is why speed matters with cabinet leaks.