Water damage restoration in Scottsdale, AZ

A long, narrow city

Scottsdale runs roughly twenty miles north to south and is only a few miles wide in places. The south end, around Old Town, McCormick Ranch and the older neighborhoods near Camelback Road, was built from the 1950s through the 1980s. The middle, around Shea and the airpark, has suburban and commercial development. The north, including Troon, DC Ranch, Desert Mountain and Pinnacle Peak, is newer, with large custom homes on desert lots and golf communities.

We are based farther west, so we generally approach Scottsdale as a drive across the Valley. Call with your address and we will tell you what is practical.

South Scottsdale: older homes and condos

The southern part of the city has condos and townhomes from the 1960s through the 1980s, and mid-century ranch and modern houses on slab foundations. Many have aging copper and sometimes galvanized plumbing, water heaters installed in closets or small utility rooms, and older shower and tub fixtures.

Because many are condos, water from one unit can affect the unit below or beside it. The association, the owners and several insurers can all be involved. Leaks from a unit above reach ceilings and walls below and run into wiring and fixtures.

Common problems:

• Slab leaks in homes and ground-floor condos. See slab leak cleanup.
• Water heater failures in tight closets.
• Failed supply lines and shutoff valves.
• Shower and tub leaks in older bathrooms.
• AC condensate and drain issues.
• Leaks from upstairs units into downstairs ceilings.

Soil

South Scottsdale and much of the valley floor have deep alluvial soils with caliche layers and, in some places, clay. The north has coarser, rockier desert soil, with granite sand and boulders, and many lots are graded into the slope of the land. Clay areas can swell when wet. Caliche blocks drainage. Rocky areas drain readily but have their own challenges, because water running down the slope can concentrate against lower walls.

North Scottsdale: large homes, complex systems

The north has large single-family houses, many on golf courses or desert lots, with big kitchens, multiple bathrooms, guest casitas, pools and outdoor living areas. Systems are elaborate.

• Pools and spas with pumps, heaters and automated controls. An overflow or a leak at a connection can reach the house, a patio or a lower level.
• Patio misting systems. Misting lines, pumps and nozzles are common on shaded patios. A failure can saturate a wall or soak an exterior floor and migrate inside.
• Outdoor kitchens and fountains. More plumbing, outdoors and in.
• Irrigation on large lots.
• Large water heaters and recirculation systems.
• Complex rooflines and flat roofs that leak in storms.

An indoor-outdoor design means fewer barriers between wet outdoor areas and finished indoor spaces. A leak on a patio can get under a threshold and into a floor.

Mid-century modern and character homes

Scottsdale has a good number of mid-century modern houses, with floor-to-ceiling glass, slab floors, exposed beams and built-ins. These are loved by their owners, and water damage in them is delicate. Original terrazzo, wood and plaster finishes need careful treatment. We try to preserve what we can and to document the condition. See structural drying.

Resorts, restaurants and commercial space

Scottsdale has a large hospitality and retail sector. Hotels, restaurants, galleries and offices have specific needs: speed, minimal disruption and clear documentation for insurance. We handle commercial water loss in phases where possible. See commercial water damage restoration.

Seasonal residents

Many Scottsdale homes and condos are occupied part of the year. A leak while the owner is away follows the same path as anywhere else, with the added factor that home values are high. We coordinate with property managers and key holders, send photographs and a clear report, and wait for owner approval. See vacant and snowbird home leak remediation.

Contents and finishes

Higher-end homes and condos often hold art, rugs, furniture and electronics that are valuable. We inventory and protect them, and we coordinate with specialists for fine pieces. See contents pack-out and document drying.

Condo and HOA practicalities

If you live in a condo, a few things speed up the process.

• Notify your association or property manager immediately.
• Find out whether the master policy covers the building and what is your responsibility.
• Photograph the damage and the source.
• Ask the unit above whether they know of a leak.
• Keep copies of every communication.
• Give us a contact at the association so we can coordinate access.

Insurance

Condo owners typically have an HO-6 policy that covers interior finishes and contents, with the association's policy covering the structure. High-value homes have their own policy forms and sometimes extra coverage. We cannot interpret coverage, but we provide the documentation each party needs.

Common calls

• Slab leaks and hidden pipe failures.
• Water heater floods.
• Pool or misting system leaks.
• Condo-to-condo water damage.
• AC condensate overflow.
• Roof and storm leaks.
• Kitchen and bath leaks.

Neighborhoods and what each tends to need

Old Town and the streets around it mix older condos, small apartment buildings, bungalows and newer luxury residences, where shared walls and shared plumbing mean one leak can affect several owners. McCormick Ranch and the Camelback corridor have a lot of 1970s and 1980s townhomes and single-family homes on lakes and golf courses. The Shea and Scottsdale Airpark areas are suburban and commercial, with offices, medical buildings and homes from the 1980s onward. And north of the Loop 101, Troon, DC Ranch, Silverleaf, Desert Mountain and Pinnacle Peak have custom estates and gated golf communities.

We ask for your neighborhood because each has its own housing type, its own association rules and its own likely causes. A townhome in McCormick Ranch with a failed water heater is very different from a custom home in Troon with a pool equipment leak.

Gated communities and association rules

Many Scottsdale properties are in gated communities, with guard gates, vendor lists and access rules. Some require advance notice for vendors, limit working hours or require insurance certificates. Let us know early whether you have a gate or an association, and give us the contact details for the manager. We can provide the certificates and paperwork that are normally asked for, and we will confirm access before arriving.

Desert and hillside lots in the north

North Scottsdale homes often sit on desert lots with natural washes, boulders and slopes. Heavy rain moves quickly over those lots. In a storm, runoff can reach lower-level doors and walk-out basements, and a flat roof or a parapet can hold water if a scupper clogs. We treat storm water as dirty water, since it has crossed soil and landscape. A drainage or landscape contractor can address the cause outside. We handle the interior.

Heat, glass and drying

Contemporary Scottsdale houses often have a lot of glass and open plans. That helps when you want to see the mountains, and it makes drying a bit different, because sun on glass swings the temperature and humidity in a space during the day. We account for it by controlling the air and monitoring readings often. The goal is the same as anywhere: dry the materials to their normal range, and prove it with readings.

Before you call, and after

When you call, it helps to know your address and community, the source of the water if you know it, how long it has been running, whether anyone is in the home and whether you are an owner or a tenant. After the first visit, we send a written scope and the readings. If a manager, an association or an adjuster needs access, we coordinate it. Whatever the building, the aim is the same: stop the damage, dry what is wet, and leave you with records that stand up.

Questions from Scottsdale residents

I live in a condo and the unit above leaked. What do I do?

Photograph the damage, notify your association and insurer and call us.

My pool equipment leaked near the house. Can you help?

We deal with the water that reached the structure. A pool technician fixes the equipment.

Can you work in a mid-century home with original finishes?

Yes, with care, and we document the condition.

How long will drying take?

Usually several days. We tell you after assessing.