Flood Damage Restoration: $1,350 to $6,300 (HomeAdvisor)

Flood damage restoration cost at a glance. Two guides, shown side by side and not averaged.

Is it an emergency? Flood danger signs and the life-safety steps

• Call now: water still standing inside, water touching outlets, cords or the electrical panel, a sagging ceiling or bowed walls, or a gas smell.
• Today: water has gone down but drywall, carpet, insulation or furniture is soaked. The EPA says to clean and dry the home and everything in it within 24 to 48 hours if you can.
• This week: a few inches came in and went out, the floor was hard and dry by the next day, and nothing smells musty. Still photograph it and call your insurer.

Before anyone goes inside, these steps come first. They are from the CDC's August 2026 guide to reentering a flooded home.

• Electricity. The CDC says never turn power on or off, or use an electric tool, while standing in water. You can shut off the main from a dry spot; if reaching it means stepping into water, call an electrician. Have an electrician check the system before the power goes back on.
• Carbon monoxide. Never run a generator, pressure washer or any gasoline engine inside the house, basement or garage, or less than 20 feet from a door, window or vent, the CDC says, even with the windows open.
• Structural damage. If the house is damaged, the CDC says do not go back in until a building inspector has examined it.
• Gas. If you smell gas, the CDC says turn off the main gas valve, open the windows, leave right away and call the gas company or fire department from outside.

Flood damage cleanup cost per square foot

Water damage is priced by the square foot and by how dirty the water is. Floodwater sits in the top tier. HomeAdvisor's June 2026 water damage guide says removing black water costs around $7 to $7.50 a square foot. HomeGuide's September 2025 flooded basement guide puts black water at $9 to $12 a square foot for water removal, drying and sanitizing. Those are extraction and cleanup figures. Rebuilding walls and floors is billed on top.

Cleanup price per square foot by water category. Floodwater from outside is Category 3.

For the whole job, HomeAdvisor's flood guide says most flood restoration projects cost $1,350 to $6,300, average $3,800, and severe cases reach $16,000. When water sat for a long time, as with a river flood or storm surge, HomeAdvisor calls it Class 4 and prices it at $20,000 to $100,000; HomeGuide's Class 4 range is $15,000 to $100,000. Forbes Home says Category 3 totals are impossible to estimate up front because every material the water touched has to be replaced. To build your own estimate line by line, use the water damage repair cost calculator; every national guide's figures sit side by side in the water damage restoration cost breakdown.

Basement flood cleanup cost by size

Basements take most floods, and HomeGuide is the one guide that prices a flooded basement by size. The figures below are cleanup only, before drywall, flooring or other repairs.

HomeGuide, flooded basement cleanup cost, September 2025.

HomeAdvisor gives a few more basement markers: removing one inch of clean water runs about $500 to $1,500, two feet of water from a sewage backup costs $2,800 or more, and a full basement restoration ranges from about $500 for a small leak up to $80,000. Fixr's high-end example is $50,000 for a basement with black water and a sewer backup. If what came in was sewage rather than surface water, read sewage cleanup costs and safety. For seepage, a failed pump or a wet floor after every storm, basement flooding causes and fixes covers the repair side, and sump pump repair covers the pump. HomeGuide prices a new sump pump at $600 to $2,500 installed.

Why floodwater counts as Category 3 water

The IICRC standard, as summarized by R&R Magazine, lists "all forms of flooding from seawater; ground surface water and rising water from rivers or streams" as Category 3, along with wind-driven rain from hurricanes and tropical storms. It says such water may carry silt, pesticides, heavy metals and toxic organic substances. The CDC adds that floodwater may contain sewage, and the EPA says it may carry bacteria or chemicals.

That label changes the job. Clean water from a burst pipe can often be dried in place. Category 3 materials that soaked it up usually come out, which is why the per square foot price roughly doubles. The Category 3 water damage guide explains what a crew is supposed to do differently.

What drives the cost of flood damage restoration

• Depth and spread. HomeGuide says every additional inch of water extends the timeline and the cost.
• How long the water sat. Long-standing water moves a job into Class 4: $20,000 to $100,000 at HomeAdvisor and $15,000 to $100,000 at HomeGuide.
• Finished space. Carpet, drywall and built-ins all come out after floodwater. HomeGuide lists drywall repair at $2 to $4 a square foot and carpet replacement at $2 to $8.
• Mold. HomeGuide prices mold remediation at $15 to $30 a square foot. The mold growth timer shows where you stand on the EPA's 24 to 48 hour clock, and mold remediation covers the full job.
• Drying time. HomeAdvisor says extraction takes at least three days and a home can take about five days to dry.
• Timing. Fixr lists an emergency fee of $50 to $200 and labor at $70 to $200 an hour.

What a flood cleanup company does, in order

1. Checks for electrical, gas and structural hazards before the crew works inside.
2. Photographs and measures the water line and the wet area for your claim.
3. Pumps and extracts standing water.
4. Tears out what cannot be saved. FEMA says to remove all drywall and insulation that touched floodwater.
5. Cleans and disinfects the remaining structure.
6. Dries it with air movers and dehumidifiers, checking moisture until it reaches dry readings.
7. Checks for mold, then hands off to rebuilding: drywall, flooring, trim and paint.

The general water damage restoration guide walks through each stage for any kind of leak, not just floods.

What to throw out after a house floods

FEMA's flood cleanup advice is to remove all drywall and insulation that has been in contact with floodwater and to throw out items that absorb water, naming mattresses, carpeting and stuffed animals. The CDC says to throw away items that cannot be disinfected, like wall coverings, cloth, rugs and drywall, and any food that may have touched flood or storm water.

Do not haul it all away before you document it. FEMA's claim guidance says to photograph damaged property, including discarded objects and the standing water level, and notes that local officials may require disposal, so set flooded items outside if you can. Photograph the make, model and serial number of ruined appliances.

Does homeowners insurance cover flood damage?

Usually not. FEMA says most homeowners insurance does not cover flood damage. The Texas Department of Insurance says mold caused by a flood needs a separate flood policy too. Water that starts inside, such as a burst pipe, is a different question, covered in does homeowners insurance cover water damage. Whatever policy you have, call your insurer before work goes beyond emergency drying, and never sign over your claim to a restoration company through an assignment of benefits.

Flood insurance basics: NFIP limits and the 30-day wait

Flood coverage usually comes from the National Flood Insurance Program. FEMA says an NFIP policy insures a single-family home for up to $250,000 and its contents for up to $100,000; renters can cover contents up to $100,000. Contents coverage is bought separately from building coverage.

FEMA says a 30-day waiting period must pass before most new flood policies take effect. FEMA lists these exceptions: a policy bought when you make, increase, extend or renew a mortgage; a first policy bought within 13 months after a flood map revision takes effect; and certain flooding from burned federal land when the policy was bought within 60 days after the fire was contained. A policy bought the week a storm is forecast will not usually pay for that storm.

The federal mandatory purchase rule is narrower than many people think. Under the Flood Disaster Protection Act of 1973, FEMA says flood insurance is required when a building in a special flood hazard area is the subject of or security for federal financial assistance. The federal statute, 42 U.S.C. 4012a, says federally regulated lenders and federal agency lenders may not make, increase, extend or renew a loan secured by a building in a special flood hazard area, in a community where NFIP coverage is available, unless the building has flood insurance, and that Fannie Mae and Freddie Mac must make sure the loans they buy are covered. The rule is tied to the loan, so it does not reach every house in the zone.

Flood insurance claim process: the 60-day proof of loss

FEMA describes three steps: notify your insurer, document the damage, and complete a proof of loss. FEMA says an adjuster should contact you within a few days of the claim. The proof of loss is due within 60 days after the date of loss. FEMA says to submit it on time even if you disagree with the adjuster's estimate, because a supplemental claim can be filed later. The NFIP line is 877-336-2627.

In a basement, NFIP building coverage is limited. FEMA says it pays for cleanup such as pumping out trapped floodwater and for items like the furnace, water heater, central air unit and sump pump, but not for basement improvements such as finished flooring, finished walls and built-ins. It will not pay to remove items it does not cover, and FEMA's example is basement carpet.

FEMA disaster aid is not flood insurance

A federal disaster declaration does not replace a policy. FEMA's own fact sheet says FEMA assistance alone cannot make you whole, that it cannot pay for damage covered by insurance, and that home repair grants cover basic repairs to make a home safe, sanitary and secure, not a return to how it was before. FEMA tells survivors to file the insurance claim first. Flood insurance claims, by contrast, do not need a presidential disaster declaration. The SBA disaster loans FEMA describes go up to $500,000 for a primary residence and $100,000 for personal property, and they are loans.

Questions to ask a flood cleanup company before you sign

• Will you give me a written estimate before work beyond pumping and drying starts?
• Do you treat this as Category 3 water, and what are you removing and why?
• What is your daily equipment charge, and how will you show me the moisture readings?
• Will you photograph everything for my claim before tear-out?
• Does your contract include an assignment of benefits or a direction to pay? (Say no to both.)
• What is your license number where my state licenses this work, and can I see proof of insurance?

The Maryland Attorney General warns that once you sign with a restoration company, you owe it even if the insurer denies the claim, and that you do not have to hire the company your insurer calls. Out-of-town crews arrive after big floods; storm damage contractor laws by state covers which states ban deductible waivers, limit assignment of benefits and give a right to cancel after a claim denial.

How the call works: how calls work. Ask the company for its license number where your state licenses the work, and for proof of insurance.

House flooded? What to do, in order

1. Stay out until the electricity, gas and structure are safe (the steps above).
2. Wear rubber boots, rubber gloves and goggles in floodwater, as the CDC advises, and an N-95 respirator at a minimum once mold is possible, per the EPA. Keep children out.
3. Photograph every room, the water line and the make and serial number of each appliance before you move anything, labeling photos by room as FEMA suggests.
4. Call your insurer or flood insurer and get a claim number. Write down the date of loss; the 60-day proof of loss clock starts there.
5. If the house was closed up for days, the CDC says assume it has mold. Air it out for at least 30 minutes, with fans blowing air out a window or door.
6. Do not run the furnace or air conditioning until a professional has checked and cleaned it; the CDC says a contaminated system spreads mold through the house.
7. Get extraction and drying started. The EPA's goal is clean and dry within 24 to 48 hours.
8. Separate damaged items from undamaged ones for the adjuster, and keep every receipt.

Wind and hail damage are a different claim from flood; see storm damage restoration.