Water damage in the desert is real
It is easy to think of St. George as dry, but water damage is common here. In January 2005, a rain-on-snow event from a stalled storm caused severe flooding along the Santa Clara River, with damage to homes in the area estimated at $300 million. Most water damage is smaller and comes from inside: the City of St. George says most water in Southern Utah is hard, and mineral buildup wears out supply lines, valves and water heaters. This guide covers recovery from both.
Right away
1. Shut off the water at the main if the source is plumbing. 2. Turn off power to wet rooms at the breaker, if it is safe to reach. 3. Take photos and video of the water, its source and the damage before cleaning up. 4. Move belongings out of wet areas and onto dry surfaces.
The first day
- Call your insurance company and get a claim number. Ask what is covered: sudden plumbing leaks and outside flooding are often treated very differently.
- Remove standing water and wet rugs.
- Dry the space. St. George's dry air helps, but water trapped under flooring and inside walls still needs fans, dehumidifiers and moisture readings.
Watch the ground, too
The Utah Geological Survey says collapsible soils are common in the St. George–Hurricane area. Strong and stiff when dry, they can settle up to 10 percent of the deposit's thickness when they get wet. A long leak under a slab or a flood around the foundation can lead to settling weeks later. After any major water event, watch for new cracks in drywall or tile, doors that start to stick, and gaps at baseboards, and ask a foundation professional to look if they appear.
Building your claim file
- Keep every receipt for supplies, equipment and any lodging.
- List damaged items with photos and ages.
- Save damaged materials or photograph them clearly until the adjuster has seen them.
- Log every conversation with your insurer.
If the claim stalls
The Utah Insurance Department takes insurance complaints through its online complaint portal, forwards each one to the company for a response, reviews the response and sends the consumer its findings, a process that usually takes three to four weeks. Consumer services can be reached at 801-957-9200, or 1-800-439-3805 toll-free in Utah.
Preventing the next one
Replace old braided supply lines and water heater connectors, which hard water ages quickly. Install leak sensors under sinks and near the water heater. If your home is near a wash or river, ask about flood insurance and keep drainage paths around the house clear.
Rebuilding
Get written repair quotes and ask whether a permit is required. Under Utah law, repair jobs valued under $7,000 are exempt from contractor licensing, but plumbing and electrical work still require the right trade license.