Water damage restoration in Olympia, WA 98512 covers southwest Olympia, the western part of Tumwater and a wide rural stretch around Black Lake. This is lake and creek country on the edge of the city, and it brings a different mix of water problems from downtown. Through our referral line (opening soon), you can be connected with an independent restoration company that works in 98512.
Lakes, creeks and flood studies
Black Lake is one of the larger lakes near Olympia, ringed by homes and cabins. FEMA's flood insurance study for Thurston County includes flood profiles for the outlet of Black Lake and for Percival Creek, which runs toward Capitol Lake. Thurston County also notes that lakes can flood when their levels rise past the normal high-water mark after prolonged rain. For lakeside and creekside homes, that means:
- Checking the Thurston County flood hazard map for the property.
- Knowing that homeowners policies usually exclude flood, and flood insurance takes time to start.
- Keeping valuables off the floor in low rooms and garages during the wet season.
Groundwater and crawl spaces
Thurston Regional Planning Council explains that groundwater flooding happens where a thin layer of permeable soil sits over hardpan. After weeks of rain the water table rises, and flat areas have nowhere to drain, so water can stand for months. In 98512, that shows up most often as a wet crawl space: water on top of the vapor barrier, soaked insulation and a damp, musty smell in the rooms above. See crawl space water damage.
Who serves 98512
- Fire: McLane Black Lake Fire covers the Black Lake area and much of the unincorporated land to the west. Olympia and Tumwater fire departments serve their city limits.
- Water: inside Olympia, the city utility. Inside Tumwater, the City of Tumwater. Many rural homes use private wells.
- Wastewater: city sewer in the urban area, septic systems on many rural lots.
Common jobs in southwest Olympia and Black Lake
- Wet crawl spaces and standing groundwater under homes.
- Lake and creek flooding after long atmospheric river storms.
- Frozen pipes in cabins and seasonal homes.
- Septic backups when drainfields are saturated.
- Roof leaks under tall trees.
Cabins and part-time homes
Some lake properties are used only part of the year. A pipe that splits in an empty cabin during a cold snap can run for days before anyone notices. If the home is empty in winter, keep the heat on or shut off and drain the water. Many insurance policies expect one or the other.
Book help in 98512
To reach a restoration company that works around Black Lake and southwest Olympia, email info@olympiawaterdamagewa.com while our phone line is being set up. Mention the nearest road and whether the home is on a lake, creek or well.
Common questions
Does Black Lake flood?
Lakes in Thurston County can rise above their normal high-water level after long, heavy rain. FEMA's flood study for the county includes a flood profile for the outlet of Black Lake and for nearby Percival Creek. Lakeside homes should check the county flood hazard map and consider flood insurance.
Which fire agency serves the Black Lake area?
McLane Black Lake Fire, which combines Thurston County Fire Districts 5 and 9, serves the Black Lake area and much of the unincorporated land west and southwest of Olympia. Addresses inside Olympia or Tumwater city limits are served by those cities' fire departments.
Why is my crawl space wet when the lake is not flooding?
In parts of Thurston County, groundwater rises close to the surface after weeks of rain, and flat ground near lakes and wetlands drains slowly. Water can seep into a crawl space from below even when nothing is flooding on the surface. Gutters and downspouts emptying near the foundation make it worse.
Sources
Facts on this page come from these public sources. Rules and figures change, so check the source before you rely on them.