Wet-house questions, answered one at a time

That depends on your policy and your insurer, and nothing here can say. Georgia's insurance commissioner offers a few habits that help any claim: photographs or video before temporary repairs, every receipt, and an early report. The emergency management agency for Georgia adds that flood damage falls outside a standard homeowners policy, so the kind of water matters.

The commissioner also cautions that permanent repairs made ahead of an inspection may result in a denied claim. If you are unsure what comes first, ask the insurer before ordering any work.

A drying window of 24 to 48 hours is what the EPA gives for water-damaged areas and items, and the agency adds that materials dried within that span after a leak or spill usually do not grow mold. University of Georgia Extension notes that mold can begin growing inside 24 hours of a flood.

Walls run on a longer clock. North Dakota State says the inside of a wall may take weeks or even months to dry, and Mississippi State puts it at 4 to 6 weeks at least before repainting or repairing. Those two guides address floods, and a small leak may behave differently.

Start with people and power. CDC's rule: do not switch the power on or off yourself, and do not use electric tools or appliances while you are standing in water. An electrician checks the electrical system before power returns. Keep children and pets out of wet rooms.

Then take photographs or video from the doorway. Georgia's insurance commissioner asks for them before temporary repairs. Throw away food that may have touched flood or storm water, as CDC advises. Leave wall, ceiling and insulation questions to the contractor.

CDC says floodwater may contain sewage, and the EPA says sewer overflows can make people ill, from a mild stomach upset to serious disease. Water from a supply line is a different case from water that came up a drain or in from outdoors.

When the source is unclear, treat the water as dirty until someone has looked. The EPA says to call in a professional with experience when damage comes from sewage or other contaminated water.

The pieces named across the federal and university guides give a picture. Someone traces the source and confirms it has stopped, reads moisture in floors, walls and ceilings, removes standing water, opens what has to open, and sets fans and dehumidifiers. FEMA and the Red Cross note that some contractors specialize in drying out flooded buildings, and the EPA says to make sure a contractor has experience with mold cleanup.

The details change from house to house, which is why the contractor, not the phone call, makes the decisions.

Owners and landlords of homes in Conyers, Covington or Lithonia can call (678) 940-8196. If you rent, let the landlord or property manager hear first, with photos and the date the water appeared. The Census Bureau's 2020-2024 estimates say rentals make up roughly 60 percent of occupied Conyers homes.