Restoration Referral in Kissimmee, FL

Ian flooded more than 1,700 Osceola County homes

Osceola County reports that more than 1,700 homes flooded during Hurricane Ian, displacing thousands of people. National Weather Service totals put the Good Samaritan retirement community south of Kissimmee at 16 inches of rain. County officials named Good Samaritan and the Pebble Point neighborhood among the hardest hit.

The flooding came from lake and creek levels, not just rain at the property. If you live near the lake chain, the next heavy storm can raise the water the same way.

Slow-rising water is documented differently from a burst pipe

Lake-driven flooding rises over days and recedes over weeks. Photograph the waterline at its highest point, mark it on a wall or fence if you can, and keep dated pictures of every day the water stays. Lake and canal water is treated as Category 3 (grossly contaminated) in the IICRC S500 standard, so porous materials such as drywall, insulation and carpet that sat in it generally cannot be dried in place.

A basic homeowners policy does not cover flooding, according to Florida's Office of Insurance Regulation; that is a separate flood policy. Report the loss to every insurer that might apply and ask each one in writing what it covers.

Vacation rentals and homes nobody is living in

Kissimmee has a large share of second homes and short-term rentals. A leak in an empty house runs until the next guest, cleaner or inspector finds it, and mold can begin in 24 to 48 hours when wet materials stay wet, per the EPA. If you manage or own a rental and a guest reports a stain, a smell or a wet floor, treat it as an active loss and call right away.