Crawlspace water around Hartfordnear the channel and the creek

Crawlspaces near the lake's outlet can take on water for several different reasons, and each one means something different for you. The first is overflow. The Herald reported that the channel spilled over Hartford Drive in the record rain of November 2021, and low lots nearby can take that water on. The second is ground water from soil that has been wet for weeks, close to a channel and creek. The third is your wastewater system, if a saturated drainfield or blocked side sewer sends water back toward the house. The fourth is ordinary plumbing, which can fail anywhere.

Sort these out first, as they differ in what you can touch, who you call and how the job is done. Smell and debris tell you a lot. Clear water and no odor suggests a leak or ground water. Silt and leaves suggest water came from the surface. A sewage smell means stopping all water use and staying out. For the general process, see our main crawlspace water damage page.

If your property uses septic, a wet crawlspace and a wet drainfield often show up at the same time. Washington's Department of Health says to stop using the system during a flood, including toilets, showers, sinks, washing machine and dishwasher. After the water recedes, it says tanks need checking, with pumping if required, that your local health department should be told if the system or drainfield was affected, and that equipment should stay off the wet drainfield. ^[5]

That last one matters when a truck arrives to pump out your crawlspace. Mark where the tank and field are, and point them out before anyone drives on the lot. If you do not know where they are, the local health department may have records. Do not guess, as heavy equipment on wet soil can cause lasting damage to a drainfield.

The insurance question comes down to the source again. The state's Insurance Commissioner says a typical home policy does not cover flooding, so channel or creek water usually means a flood policy, if you have one. ^[8] Sewer or septic backup may need its own endorsement, and pipe leaks are often treated differently. National Flood Insurance Program policies usually begin building coverage 30 days after purchase, unless a mortgage requires it. If you live near the channel, it makes sense to look into this in summer.

Keep dated photographs of the water level, silt lines and any damage to the wood, and note what the channel was doing at the time. When you talk with an adjuster, describe what you saw plainly and explain anything you are unsure of. Check any contractor on the Washington L&I Verify tool before you sign, especially after large storms, when unfamiliar crews may come through. ^[9]

Silt left under a house holds moisture and gives mold something to live on, so it should come out even if the water has gone. Washington's Department of Health advises professional help for mold that is hidden, larger than 3 by 3 feet or contaminated by sewage. ^[7] A crawlspace that has been flooded may well meet one or more of those tests. Keep the hatch closed while you wait, to limit what rises into the house. If rooms above smell musty after a flood, tell the contractor, as it can help them decide where to look first.

Use the dry months. Mark your septic components, find your water main and take a dry-season photograph from the hatch. Clear what you are allowed to clear from your length of ditch, and report blockages in larger culverts. Store nothing of value under the house. Have a look at the vents to make sure they are clear, and repair any ground cover that has torn. Those few small jobs make a real difference when a wet December comes around.