Flood water comes from outside: a retention pond that tops its bank, a creek like Shingle Creek running high, or a street that cannot drain fast enough. Under the IICRC S500 standard it is Category 3 from the start, because it carries soil, sewage and whatever it crossed on the way in, even when it looks clear.
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That changes the job. Carpet, pad, insulation and the lower part of drywall the water touched generally come out. Mud is removed, surfaces are cleaned and disinfected, and then drying starts. Drying a flooded room without cleaning it first seals the contamination inside the walls.
Water category:Category 3 (contaminated water)
Step 1
Electrical and structural hazards are checked first, then standing water is pumped or extracted.
Step 2
Silt and soaked debris are cleared. Contaminated carpet, pad and insulation are bagged and removed.
Step 3
Drywall is cut above the water line so the wall cavity can be cleaned and dried.
Step 4
Floors, framing and remaining surfaces are washed and treated with an EPA-registered disinfectant.
Step 5
Dehumidifiers and air movers run until the framing and slab are dry, with photos and readings kept for the flood claim.
Local notes
The City of Orlando says flood insurance starts 30 days after purchase and that city residents can pay up to 20% less for flood insurance through FEMA's Community Rating System. Report street or neighborhood flooding inside city limits to 407-246-2238. If water is rising around you, call 911.
Insurance
Standard homeowners policies do not cover flooding from outside. That needs a National Flood Insurance Program policy or a private flood policy, and new NFIP policies generally start 30 days after purchase. Citizens Property Insurance Corporation now requires flood coverage on most of its personal residential policies that include wind coverage, phased in through January 1, 2027. If a federal disaster is declared, FEMA assistance may also be available.
Read the Florida water damage insurance guideNo honest company can price this over the phone. These are the things the crew measures on site. Read the full cost guide.
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 firstNo. Standard homeowners policies exclude water that rises from outside. You need an NFIP or private flood policy, and an NFIP policy generally takes 30 days to start, so it has to be in place before the storm.
Check the FEMA Flood Map Service Center, or the City of Orlando floodplain page if you live inside city limits. Flooding also happens outside mapped zones when heavy rain overwhelms ponds and drainage, as Orlo Vista in west Orange County saw during Hurricane Ian in 2022.
Solid wood, metal, glass and hard plastic can usually be cleaned and disinfected. Mattresses, upholstered furniture, carpet pad and most paper soaked by flood water are usually thrown out because they cannot be fully cleaned. Photograph them first.
