Water Damage Questions & Answers

Make the area safe and stop the source: shut off the main water valve for a plumbing leak, keep clear of electricity while standing in water, move belongings out of the way, photograph the damage and call a restoration contractor. The CDC says never to turn power on or off, or use electric tools, while standing in water.

The EPA says water-damaged areas and items should be dried within 24 to 48 hours to prevent mold growth. Wet materials left longer carry a much higher risk.

Category 1 is clean water, such as a broken supply line. Category 2 is gray water with significant contamination, such as washing machine discharge. Category 3 is grossly contaminated water, such as sewage or rising water from rivers and creeks. Category 2 water can become Category 3 if left for about 48 hours.

Not all of it. The Maryland Insurance Administration says damage to floors from a burst pipe is generally covered but the pipe repair usually isn't, flooding generally isn't covered, and seepage through foundation walls or floors isn't covered. Sewer or drain backup and sump pump overflow are covered only with a water or sewer backup endorsement.

Generally only by a separate flood policy. The City of Annapolis says flood losses are not covered under homeowners' insurance, and most NFIP flood policies have a 30-day waiting period before they take effect.

Drying commonly takes several days, depending on the amount of water, the materials and the weather. Repairs and rebuilding are a separate phase and can take longer, especially if materials are special-ordered.

It depends on the water category, the area affected, the materials, equipment days and whether repairs are included. We don't publish prices, but our cost guide lists each factor and how to compare estimates.

A small, clean-water spill caught within hours can often be handled with towels, a wet vacuum and fans. The EPA says to call a professional for sewage or other contaminated water, and hidden moisture inside walls and floors is hard to find without meters.

Restoration covers extracting water, removing damaged materials, cleaning and drying. Repair is the rebuilding afterward: drywall, insulation, flooring, trim and paint. Rebuilding should start only after the structure is dry.

Possibly. The City of Annapolis says owners who intend to alter or repair a building must apply for any permit the work requires, and that work on water and electric lines needs plumbing and electrical permits. Outside the City, Anne Arundel County's permit center handles permits, and for drywall replacement it says requirements may vary.

Use the Maryland Home Improvement Commission's online license search. MHIC says only licensed contractors may enter into contracts with homeowners to perform home improvement work.

A 2008 law created a licensing program, but a 2016 state sunset review found it was never funded or put into effect, and it was scheduled to end on July 1, 2019. Check MHIC's website for current status, and ask any contractor about training and a written protocol.

A plumber repairs the failed pipe, and a restoration contractor extracts water and dries the structure. You will usually need both, and the leak should be fixed first so the structure isn't getting wet again.

It depends. Electrical hazards, gas smells and contaminated water are the main concerns. The CDC says to leave immediately if you smell gas, and not to reenter a damaged home until a building inspector has examined it.

Stay out of the water, keep children and pets away, and call a plumber and a professional experienced with contaminated water. Sewage is Category 3 water, and porous materials it touches generally have to be removed.

Tell your landlord or property manager right away, photograph the damage in your unit and keep copies of what you send. Your lease and the cause of the water decide who pays, and renters insurance may cover your belongings.

The City of Annapolis names downtown and City Dock, Eastport, Compromise Street and 2nd Street in Eastport as its lowest-lying areas. High-tide nuisance flooding happens mostly from March to September but can occur at any time of year.

Annapolis, including Downtown and the Historic District, Eastport and West Annapolis, and nearby Parole, Annapolis Neck, Highland Beach, Cape St. Claire and Arnold.