What to settle before repair work starts on a wet house

One page of the Georgia Secretary of State's site answers residential and general contractor questions. It ties the license requirement to the definition of contractor in OCGA § 43-41-2(4). Residential-Basic and Residential-Light Commercial are its two residential license types, and General Contractor and General Contractor Limited Tier are its two general ones. Jobs costing under $2,500, and certain specialty trades, do not call for a contractor with a state license, it says.

Water damage restoration is not mentioned anywhere on it, so it cannot tell you whether that work needs a state license. It also names a verification page without printing an address, and lists no phone number or email for the licensing board. Put two questions to the contractor: which license, if any, covers this job, and how can you check it. Then confirm with the Secretary of State's office.

The city's building and trade permits page asks you to phone Business Services (770-921-2210) ahead of a building project and check whether a permit applies. Plumbing systems, water heaters included, appear among its common permits. Trade work like plumbing and electrical needs a subcontractor affidavit, and the application carries a business license, a state trade license, proof of insurance and photo ID.

Tucker Building and Permitting, (678) 597-9040, gives examples of jobs that take a permit: replacing a water heater, replacing broken water lines, sewer line replacement, water line replacement and replacing or relocating a panel box. Interior and exterior painting does not, and neither does repairing a plumbing fixture that stays where it is. Subdivision covenants can still apply, the page says, so check with the homeowners association. The licensing page adds that every for-profit business needs an occupational tax certificate.

Snellville asks anyone who wants to repair, alter or replace an electrical, gas, mechanical or plumbing system to apply to its Building Department first. A table on the page, described as a partial list, marks fire damage repair, water heater replacement, appliance replacement with wiring or piping, and interior remodels with framing, drywall or lighting as yes. Painting, tiling, flooring and trim work are marked no. For questions, Planning and Development's numbers are 770-985-3513 and 3514.

The CDC's rule is never to switch power on or off, or use electric tools, while standing in water, and to have an electrician check a flooded home's wiring before power comes back. Gas leaks, odors and emergencies go to Atlanta Gas Light's line, 877.427.4321, which the page asks callers to dial from away from the leak. It says not to write by email about a possible leak.

Georgia's insurance office suggests documenting the damage with photos or video ahead of any temporary patching, keeping receipts for everything bought, and holding damaged belongings for the adjuster. Its page also points out that an insurer may refuse a claim if permanent repairs go ahead before the damage has been inspected. The state emergency management agency adds that ordinary property policies typically leave flood damage out. Whether a given policy pays is a matter between you and the insurer.

If a contractor will do the mold cleanup, the EPA asks that the contractor have mold experience, and it advises checking references. When the damage came from sewage or other contaminated water, it calls for a professional experienced with that kind of cleanup. The same page treats a patch smaller than 3 feet by 3 feet as usually a household job.