Older homes near downtown
In neighborhoods like College Park and Thornton Park, many homes were built long before today's codes. Some have original wood floors. Some sit on raised foundations with a crawl space underneath. Older plumbing and cast iron drains can fail without warning.
Wood floors cup and crown when water gets under them, and a crawl space can stay damp long after the room above looks fine. We check below the floor as well as on top of it, and we dry slowly enough to give old wood a fair chance.
Newer neighborhoods and slab homes
Baldwin Park, Lake Nona and the newer subdivisions across the city are mostly block or frame homes on concrete slabs. Water from a washer hose or a water heater runs under tile, laminate and carpet pad, then wicks up into baseboards and drywall.
The floor can feel dry while the wall behind it is wet. We take moisture readings room by room so we know where the water went, not just where it started.
Condos and apartments
In a downtown high-rise or a garden-style complex, one leak rarely stays in one unit. Water travels down through ceilings and across shared walls. That means the unit above, the unit below and the building manager all need to know.
We document what we find with photos and readings, so you have a clear record to share with your association, your landlord and your insurance company.
Lakes, storms and the AC closet
Orlando is full of lakes, and summer storms can drop a lot of rain fast. Low streets and yards near the water can flood in an afternoon. For storm water, see our storm and flood cleanup page.
Most calls start smaller. An air handler in a hall closet or attic drips from a clogged drain line for days. By the time a ceiling stain shows up, the drywall and insulation above it are soaked. Our main water damage restoration page walks through how we handle it.