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Healing Your Home: What to Do With Your Land and Property After a River Flood

If you’re reading this, there’s a chance you, a friend, or family has been affected by the recent river flooding here in Washington State. In Snohomish County and Skagit County, and other counties, families are facing the overwhelming reality of damaged land, structures, and real property.


First and foremost, you should know:


YOU ARE NOT ALONE.


Flood recovery is exhausting -- emotionally, physically, and financially.


It’s okay to feel overwhelmed, but do know your community has your back.


I’ve seen countless social media posts as well as flyers at the YMCA and other local establishments looking for donations and volunteers to help families in need that have lost much, if not all of their belongings due to the recent floods.


As real estate professionals, we deal with property every day. But times like these remind us that a house is more than an asset; it’s your home, your sanctuary.


When that safety is compromised, it shakes your foundation to the core.


I’ve compiled this guide to help you navigate the immediate aftermath and the long-term decisions regarding your land and structures.


This is not a sprint; it’s a marathon.


This guide is a high level look at what steps should be taken and will help point you in the right direction to begin the assessment, clean up, and rebuilding.


This is not meant to be an all-inclusive, comprehensive guide or authority.


Please get in touch with and work with local city, county, and state officials who understand the specifics for your property’s location, and your situation.


The idea for this article sparked due to the recent river floods that have hit very close to home for me, however I hope it remains a helpful guide for anyone dealing with the aftermath of a flood.


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Phase 1: Safety is the Only Priority

Before we talk about property value or repairs, we must talk about safety. The hardest part for many homeowners is waiting to re-enter their property, but rushing in can be dangerous.

  • Wait for the "All Clear"


    Do not return to your property until local authorities (like Snohomish or Skagit County Emergency Management) say it is safe. Roads may be undermined, and structures may be unstable.



  • Utilities First


    Do not touch electrical equipment if you are wet or standing in water. If you suspect a gas leak (smell sulfur or hear hissing), leave immediately and call the utility company.



  • The Water is Toxic


    Floodwater is often contaminated with sewage, agricultural runoff, and chemicals. Wear heavy boots, gloves, and N95 masks during any initial inspection.



Phase 2:  Document Everything (Before You Clean)

The instinct is to immediately start throwing things away and scrubbing walls.


STOP.


Your insurance company (and FEMA, if applicable) needs proof of the damage as it looked immediately after the event. This is crucial for your financial recovery.


  • The "Disaster Tour"


    Before removing anything, take hundreds of photos and videos. Walk through every room. Open closets. Document the waterline on the walls, the ruined furniture, and the mud on the floor.



  • Don't Throw It Away, Yet


    Do not dispose of expensive items like appliances or large furniture until your insurance adjuster has seen them. If you must remove ruined carpet or drywall for health reasons, keep small samples of the materials to prove their quality later.



  • Start a Log


    Get a notebook. Write down every person you talk to (insurance agents, contractors, county officials), the date, and a summary of the conversation.

 

Phase 3:  Stabilization and Triage (Stopping the Damage)

Once it is safe and you have documented the scene, the goal is to stop secondary damage.


The biggest enemy now is mold, which can begin growing within 24-48 hours.


The Structure:

  • Muck Out


    Shovel out the mud while it’s still wet. Once it dries, it becomes concrete-hard.


  • Air Flow


    Open all doors and windows if weather permits. You need to get air moving.


  • Remove Wet Porous Materials


    Unfortunately, flood-soaked drywall, insulation, mattresses, and carpet padding are usually unsalvageable. They are sponges for contaminants and mold. Drywall usually needs to be cut at least a foot above the waterline.


  • The "Bones"


    If your home’s framing is saturated, it needs industrial dehumidifiers and fans to dry out the studs before you can even think about rebuilding.



The Land:


  • Debris Removal


    River floods deposit massive amounts of debris - logs, trash, even other people's property - onto your land. Be cautious when moving piles, as animals often seek shelter there.


  • Erosion Check


    Walk your property line (safely).

    Did the river carve out new channels?

    Is the bank unstable near your home or outbuildings?

    You may need a geotechnical engineer to assess stability later.



Insurance Claims


If you have flood insurance or homeowners coverage:


  • File a claim as soon as possible


  • Ask what inspections are required before cleanup


  • Clarify what is and isn’t covered


  • Don’t assume a denial is final - ask questions


Flood insurance claims, in particular, can take time and patience.



Phase 4:  Looking Ahead – The Hard Decisions


Once the initial cleanup is stabilized, you will face bigger questions about the future of your property.


This is where the intersection of emotion, finance, and real estate becomes difficult.



The "Substantial Damage" Rule (The 50% Rule)


Those in designated floodplains in Snohomish, Skagit, and any other county in WA State need to be aware of this FEMA regulation administered by local officials.


If the cost to repair your home to its pre-flood condition equals or exceeds 50% of its pre-flood market value, the home is considered "substantially damaged."


This means you cannot simply repair it as it was. 


You may be required to elevate the entire structure to meet current flood codes, conduct flood-proofing, relocate to higher ground on your property, or possibly, demolition to rebuild to code.


This a big and complex hurdle that you should understand and prepare for. You will need to work closely with county planning departments before starting major repairs.


You can learn more from these two offcial FEMA resources:


 


Evaluate Your Outbuildings


Barns, sheds, and detached garages often take a beating. Are they structurally sound? Is it worth the cost of repair, or is it safer to tear them down and rebuild later?


The Stay vs. Go Decision


This is the hardest conversation. Some of you may decide that the emotional toll and the risk of future flooding are too high. Others have deep roots in this land and are determined to rebuild stronger.


There is no right answer. As real estate professionals, we can help you understand:


  • The current "as-is" value of your land.


  • The potential market value if fully repaired.


  • The feasibility of selling a flood-damaged property to investors if you simply want a fresh start.



Local Resources for Help


You do not have to do this alone. Lean on local organizations.


 



Emotional & Mental Health Support After a Flood


Flood recovery isn’t just about buildings and land - it’s about memories, routines, and a sense of security. 


It’s a normal response to feel the following due to sudden loss and disruption.


  • Feel grief over what’s been lost

  • Feel angry or frustrated by slow processes

  • Feel overwhelmed by decisions

  • Feel exhaustion and numbness


Please give yourself grace. Ask for help. Take things one step at a time.


If you’re struggling, please know this:  you don’t have to carry it alone – the following resources are in place to provide help, support, and guidance for people in need, and especially important when folks are dealing with the aftermath of a natural disaster.


Free, Confidential Support (Available 24/7)


SAMHSA Disaster Distress Helpline —Specialized emotional support for people impacted by natural disasters.


  • Call or Text: 1-800-985-5990 or simply 988


  • Social Media: @samhsagov


  • Español: Llama o envía un mensaje de texto 1-800-985-5990 presiona “2.”


  • For Deaf and Hard of Hearing ASL Callers: Please text or call the Disaster Distress Helpline at 1-800-985-5990 using your preferred Relay provider.



WA 211 Help — General disaster info, shelters, food, & resources in Washington State.




A Gentle Reminder


  • You don’t need to make every decision right now.


  • It’s okay to pause, rest, and ask for help.


  • Emotional recovery takes time and that’s okay.


Reaching out for support is not a sign of weakness. It’s a healthy and courageous step during an incredibly difficult time.



We Are Here For You


The road ahead is long, and there will be setbacks.


Be kind to yourself. Pace yourself.


If you need a sounding board for decisions about your property value, if you need recommendations for reputable local contractors, or if you just need someone who understands the local real estate landscape to listen to your concerns, please reach out to us.


We are part of this community, and we are here to help you rebuild, recover, and move forward.

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