Water Damage FAQ for Orem & Utah Valley Homeowners
Plain answers about emergencies, cost, insurance, Utah rules and health. General information only; for your own claim, ask your adjuster or a Utah attorney.
Get Free QuotesEmergency: the first hour
What should I do first when my basement floods?
Stop the water if you can by shutting the main valve. Turn off power to the wet area only if you can reach the panel without standing in water. Photograph the damage before moving anything. Lift rugs, boxes and furniture off wet floors if it is safe. Then call a restoration company or request quotes through this site.
Where is the main water shutoff in an Orem home?
In many Orem homes it is in the basement where the water line comes through the foundation wall, often near the water heater or in a utility room. If you can't find it, the city valve is in the meter box near the street, which may need a meter key. Find yours before you need it.
Who do I call for water damage, a plumber or a restoration company?
Often both. A licensed plumber repairs the pipe, fixture or water heater that leaked. A restoration company extracts the water, removes wet materials and dries the structure. If water is still running and you can't stop it, call the plumber first. If the leak is stopped, the restoration company is the priority.
Is water damage an emergency even if the leak has stopped?
Usually, yes. Water keeps wicking up drywall and into framing and carpet pad after the source stops. Mold can begin growing within a day or two on wet materials. The sooner extraction and drying start, the more can be dried in place instead of torn out.
How long does it take to dry out a flooded basement?
Structural drying usually takes three to five days once equipment is running. Basements can take longer because concrete holds water, and groundwater seepage must stop before drying can finish. The company's moisture readings, not the calendar, show when materials are dry.
Cost
How much does water damage restoration cost in Utah County?
National guides put a typical job at $1,200 to $5,000, with averages of about $3,000 (Fixr) and $3,868 (Angi). The closest Utah figure, for the Salt Lake City metro, averages about $5,256 (Angi). Try the cost calculator for a planning range.
Is water damage always expensive?
No. A small clean-water leak caught quickly may need only extraction and a couple of days of drying, often in the hundreds of dollars. Costs climb when water sits, spreads into a finished basement, involves sewage, or needs drywall and flooring replaced. Fast action is the main thing you control.
Can water damage be irreparable?
Some materials can't be saved: carpet pad, particleboard, drywall soaked with sewage, and items that grew mold. The structure itself, such as framing, subfloor and concrete, can almost always be dried and kept. A restoration company decides what to dry in place and what to remove, and should explain why.
Insurance
Does homeowners insurance cover a burst pipe in Utah?
Usually, when it is sudden and accidental. Standard policies typically cover water from a pipe that bursts, but may deny damage from a slow leak or from freezing in a house that wasn't kept heated. Check your policy, report the loss promptly and keep photos of the damage and the failed pipe.
Does insurance cover a basement flooded by snowmelt or groundwater?
Usually not under a standard homeowners policy. Flood (rising surface water) and groundwater seeping through the foundation are common exclusions. Flood coverage comes from a separate policy, such as the NFIP, which generally has a 30-day wait. Utah has one of the lowest flood insurance take-up rates in the country, according to Policygenius.
Is sewer backup covered by insurance?
Often only if you added a sewer or water backup endorsement to your homeowners policy. Without it, a backup through a floor drain is commonly excluded. NFIP flood policies cover backup only when a surface flood directly caused it. Ask your agent which you have before you need it.
How long does my insurer have to respond to a claim in Utah?
Under Utah Admin. Code R590-190, an insurer generally must acknowledge a claim within 15 days and accept or deny it within 30 days after receiving a complete proof of loss, or explain in writing why it needs more time and update you every 45 days. Complaints go to the Utah Insurance Department at insurance.utah.gov.
Should I sign an assignment of benefits with a restoration company?
Read it carefully first. Utah Code 13-50-301 requires any assignment of benefits to a residential contractor to include an itemized scope, a total price and specific capitalized warnings that you are giving up certain rights. If those are missing, don't sign. Ask your adjuster or a Utah attorney if you are unsure.
Can a contractor cover my insurance deductible?
No. It is illegal in Utah for a contractor to offer to cover your deductible or rebate any part of it (Utah Code 13-50-302). You pay your policy's deductible. An offer to waive it is a red flag about the company.
Utah rules and your home
Does a water damage company in Utah need a contractor license?
Tear-out and rebuild are construction work under Utah law, so the company should hold a license from the Utah Division of Professional Licensing (DOPL). The handyman exemption covers only jobs under $7,000 including labor and materials, and most water damage repairs exceed that. Ask for the license number; contractors must give it on request.
How do I check a contractor's license in Utah?
Go to dopl.utah.gov and use the license lookup. Search by business or person name, then confirm the license is active and the classification fits the work. Our DOPL lookup guide walks through it.
Who is responsible for the sewer lateral in Orem?
The homeowner. The City of Orem says residents are responsible for their lateral sewer and water line repairs, and offers camera inspections of laterals. Orem also promotes an optional service line warranty plan. A root intrusion or break on your lateral can cause a floor-drain backup that is yours to fix.
Do I need an asbestos test before tearing out wet drywall?
Possibly, in older homes. Homes built before 1980 may contain asbestos in drywall texture or popcorn ceilings. Utah DAQ rule R307-801 generally exempts owners of residences with four or fewer units from the inspection requirement, but rentals and larger condo buildings may not be exempt. Ask the company whether a test is needed.
Who protects me from liens if a subcontractor isn't paid?
Get a written contract with a licensed contractor and keep proof that you paid in full. Under Utah Code 38-11-107 and 38-11-204, an owner-occupant who does both is generally protected from liens by unpaid subcontractors and suppliers. Ask a Utah attorney about your situation.
Health and safety
Is water damage dangerous?
It can be. Standing water near outlets or appliances is an electrical hazard. Sewage carries bacteria and viruses. Wet ceilings can sag and fall. Mold can follow within days. Stay out of water you can't see the bottom of, keep children and pets away from sewage, and see a doctor if anyone feels ill.
How fast does mold grow after water damage?
Mold can begin growing on wet drywall, wood and carpet within about 24 to 48 hours. Drying everything quickly is the best prevention. Utah doesn't appear to have a mold-specific license, so ask about IICRC training, and use a DOPL-licensed contractor for any rebuild. See a doctor if you have symptoms.
Is it safe to clean up sewage myself?
Small backups of a toilet bowl onto tile can be handled with gloves, eye protection and disinfectant. Anything that soaked carpet, drywall or a large area is Category 3 water and is best left to a restoration company with protective equipment. Wash hands well, keep others away and see a doctor for any symptoms.
Still have a question? Describe your situation on the free quote page, or read the cost guide and the step-by-step process.
Water where it shouldn't be? Get free quotes.
Tell us what happened and independent Utah Valley restoration companies can reply with no-obligation quotes.