Beaverton flooded basement cleanup

Hillside homes in the west hills above Beaverton and in parts of Tualatin and West Linn often have daylight basements set into the slope. Rain falling uphill runs toward the uphill wall and can seep in if drainage is poor. Window wells on the uphill side fill quickly in downpours.

Elsewhere, basements flood from water heaters, washers and supply lines, and from sump pumps that fail during storms, often because the power goes out at the same time. A few low-lying neighbourhoods near the Tualatin River and its creeks carry real flood risk; the river's record flow came on February 10, 1996.

See our main flooded basement cleanup page.

Finished lower levels in custom and hillside homes hold water behind carpet, framing and drywall. Pad usually comes out, drywall is cut above the wet line and wet insulation is removed so concrete and studs can dry. Solid framing usually stays.

Ice storms and windstorms that knock out power often come with heavy rain. A sump without a battery backup stops exactly when it is needed. Test the pump before the wet season, keep the pit clear and consider a backup or a water-powered pump.

If you live near the Tualatin or a tributary creek, check whether your home is in a mapped flood hazard area and ask about flood insurance, which is usually separate from homeowners coverage. See the Beaverton area page.

Check the contractor with the Construction Contractors Board. Groundwater and outside flooding are commonly excluded; sudden plumbing failures are commonly covered.

Lower levels often hold storage, guest rooms and home offices. Sort quickly: hard plastic, metal and glass can usually be cleaned; upholstered furniture, mattresses and cardboard that sat in groundwater or floodwater usually cannot. Separate wet papers and photos before they stick together. Photograph everything you discard.

Uphill window wells fill fastest in a downpour. Leaves and debris clog their drains in fall. Clearing them, checking they drain and fitting clear covers prevents many calls. If water came in at a window, the wall below it is usually wettest.

Concrete holds a lot of water and dries slowly, especially in a cool lower level. Contractors measure it and wait for normal readings before rebuilding.

A drain pan under the heater, braided washer hoses, a sump battery backup, a leak sensor and water-tolerant flooring reduce damage next time. Fix drainage before rebuilding if groundwater was the cause.

In the west hills above Beaverton and on slopes around Tualatin and West Linn, homes deal with water flowing downhill toward their uphill walls. Clear gutters, downspouts piped well away from the slope and working drains behind retaining walls keep it outside. If water comes in on the uphill side during every big storm, a drainage specialist may be needed for the cause.

Photograph the water level and damage before moving anything. Groundwater and outside flooding are commonly excluded; sudden plumbing failures are commonly covered. Check the contractor's license with the Construction Contractors Board.

Water from a supply line starts clean; groundwater is generally treated as grey; river, creek or drain water is contaminated. That decides what can be dried and kept.

Expect questions about where the water came from, how deep it is, whether the lower level is finished, whether the sump was running and whether the water heater or furnace was in it. Answers decide what equipment comes on the first visit.

Some older homes in the valley's town centres have basements built before 1978. Painted surfaces may contain lead and some materials asbestos; ask about testing before drywall or flooring comes out.

In intense storms, leaves block street drains and water spreads across low yards toward lower-level doors and window wells. Clearing the grate in front of your house when safe, and keeping downspouts flowing away from the house, keeps it outside.