Flood or water damage: the difference matters
In an insurance sense, flood damage is not the same as a leaking pipe. The Maryland Insurance Administration says homeowners policies generally do not cover flooding, and that flood damage requires a separate flood policy. It defines flood by reference to the National Flood Insurance Program, as temporary inundation of at least two acres of normally dry land or two properties from sources such as overflowing waters or rapid surface runoff.
That definition affects how you describe the loss to your insurer. A basement that filled because a river overflowed is a flood. A basement that filled because a water main failed upstream is a different event. Read your policy and ask your insurer which one applies, and tell us what happened so our documentation matches.
Flash flood risk near the Patapsco
The Patapsco River forms Catonsville's western and southern boundary. The National Weather Service reported that the river at Ellicott City rose just over 13 feet in 100 minutes on July 30, 2016. On May 27, 2018, USGS gauges at Catonsville and Elkridge rose about 13.5 feet in an hour, according to preliminary figures. Those figures show how fast conditions change near the river.
That does not mean every Catonsville house is in a floodplain. Check the FEMA Flood Map Service Center for your address, and ask Baltimore County about your parcel. Baltimore County requires building permits for work within a 100-year floodplain, so rebuilding there can involve extra review.
What is in floodwater
Floodwater is usually Category 3, which means grossly contaminated. It can carry sewage, chemicals, soil and bacteria from streets and yards. That changes how the job is done. Porous materials that soaked in it, such as carpet, pad, insulation and drywall, are normally removed rather than dried in place.
| Material soaked in floodwater. | Usual outcome. | Why. |
|---|---|---|
| Carpet and pad. | Removed. | Fibers and foam hold contaminants that cleaning cannot reach. |
| Drywall and insulation. | Cut out above the waterline. | Porous materials wick water upward and hold contamination. |
| Solid wood and framing. | Cleaned, sanitized and dried. | Structural lumber can often be saved if it dries and is treated. |
| Concrete, tile and metal. | Cleaned and sanitized. | Hard surfaces do not absorb contaminated water. |
| Upholstered furniture and mattresses. | Usually discarded. | Contamination soaks the filling and cannot be removed. |
Those outcomes follow the practices in the ANSI/IICRC S500 standard for water damage restoration. Ask any company whether its crews work to S500 and how it handles Category 3 water.
Before you enter a flooded building
Do not walk through standing floodwater if power is on. Wear boots and gloves, keep children and pets out, and do not eat food that touched the water. Call the utility about any electrical or gas risk before you call us, and call 911 for anything that threatens life.
How crews handle a flood cleanup
Make it safe.
Check for electrical and structural hazards, then wear protective gear for Category 3 water.
Pump and extract.
Submersible pumps and extractors remove standing water. Mud and debris are cleared.
Remove what cannot be saved.
Soaked carpet, pad, drywall and insulation are bagged and removed. Cut lines are set above the water mark.
Clean and sanitize.
Hard surfaces and framing are cleaned and treated before drying starts.
Dry and verify.
Air movers and dehumidifiers run, and moisture readings decide when materials are ready for rebuilding.
In a finished lower level, the basement water damage cleanup page covers sump pumps, seepage and finished rooms. For the drying phase, structural drying explains moisture readings.
Water came in from outside?
Call the 24/7 line. We start with safety, then pumping and cleanup.
Cost and insurance questions after a flood
- Water category and the cleanup needed for Category 3 water.
- Square footage and number of floors affected.
- Volume of materials removed and disposed of.
- Drying time and equipment.
- Rebuild scope after drying.
The Maryland Insurance Administration also says that seepage through a foundation wall or floor is generally treated as a maintenance issue and not covered. If you do not know whether your loss counts, ask your insurer before you sign anything. We explain the scope and price before work starts, and you can call the line to talk it through.
If your property is in Howard County, such as Ellicott City or Elkridge, the permit office is different. Our Elkridge page covers Patapsco-side conditions there.
Common questions
Yes. Storms and flash floods do not follow business hours, and the line is answered around the clock. If it is safe, shut off power to the affected area, stay out of the water and call so a same-day response can be planned when a crew is available.
Floodwater is usually treated as Category 3 because it picks up contamination from streets, yards and drains. A technician will assess it on site. Rainwater that came through a roof may be handled differently from river or surface runoff.
The Maryland Insurance Administration says homeowners policies generally do not cover flooding and that flood damage requires a separate policy. Some policies cover sewer or water backup by endorsement. Check your policy and ask your insurer.
Usually not if they soaked in contaminated floodwater. Carpet and pad are removed, and drywall is cut out above the waterline. Hard surfaces and structural wood can often be cleaned and dried.
Use the FEMA Flood Map Service Center and enter your address, then ask Baltimore County about your parcel. We do not state a flood zone for any address, because only the official maps can.