Water Damage Restoration in Calabasas, CA | 24/7 Cleanup & Drying
If you need water damage restoration in Calabasas, CA—from emergency water removal and water extraction to wet ceiling repair and full structural drying—we respond 24/7. Calabasas sits where canyon slopes meet the 101 corridor, so leaks migrate fast. In The Oaks, Calabasas Park Estates, Mont Calabasas, and Mountain View Estates, water travels through stairwells, built-ins, and concealed chases before you ever see a stain. Along Parkway Calabasas, Park Granada, and the Commons area, flat roof sections and shared stacks move moisture sideways across units. Our IICRC S500 workflow stops migration, dries assemblies to measured targets, and documents every step so insurers move quickly.
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Why water losses behave differently in Calabasas
Hillside run-off and deck details
Balconies over living space, parapets, and scuppers are common above the Boulevard. When drains clog or seams open, stormwater rides joist bays and appears two rooms away on the level below.
Irrigation and planter splash against stucco
Lush slopes and lake-adjacent landscaping keep lower plates wet. Micro-cracks at base flashing wick moisture into wall cavities. Odor lingers unless cavities reach target moisture.
Pool and spa equipment pads
Autofill valves, backwash lines, and unions leak into garages, gyms, and ADUs. Tight closets trap humidity around heaters and softeners. Fast action prevents swelling of cabinetry and floors.
Aging supply lines and slab leaks
Original copper or galvanized lines and tired angle stops along Park Sorrento and Calabasas Rd develop pinholes. Hot-side slab leaks show as warm flooring, cupping, or a persistent musty smell without obvious standing water.
Flat roof sections on mixed-use and condos
Parapet cracks and clogged drains near The Commons push water across corridors and partitions. It surfaces far from the entry point as a late ceiling stain.
HVAC condensate and attic wetting
Closet or attic air handlers clog and overflow. Insulation holds moisture and amplifies odor in summer heat if not removed and dried to target.
Window and stucco intrusions
Wind-driven rain on Old Town and canyon edges finds hairline cracks and older windows. Moisture bypasses paper and prints later as baseboard darkening.
First 90 minutes on site
Make safe and stop the source. Water off, electrical risks checked, floor protection down.
Map the wet envelope. Pin/pinless meters and thermal imaging reveal migration behind baseboards, inside ceiling bays, and under flooring.
Show the plan. What dries in place, where small relief openings go, and what requires removal. No blanket tear-outs.
Extract bulk water. Truck-mount or portable extraction lowers the vapor load so structural drying works.
Our mitigation, step by step (IICRC S500)
Clean containment and HVAC isolation
We install room containments with zipper access, seal supplies/returns in the zone, and protect stairs, elevators, and common paths. In HOAs and guard-gated communities, we schedule quiet-hour windows and maintain unit-specific logs.
Targeted access, not demolition by habit
Baseboards or toe-kicks come off only where readings demand. We create small, meter-driven openings to ventilate cavities instead of opening entire spans “just in case.”
Closed-system structural drying
Commercial dehumidifiers and air movers remove vapor and drive evaporation. Wall-cavity drying, floor tents, and mat systems recover hardwood when possible. Baseline, daily, and final readings are logged and shared.
Cleaning and antimicrobial where appropriate
We clean salvageable non-porous and semi-porous surfaces. Targeted antimicrobial supports cleaning; it never replaces source control and dry-down.
Transparent documentation
Photos, moisture maps, and equipment logs accompany a line-item Xactimate estimate. Adjusters see the logic behind each line, which shortens approvals.
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Calabasas scenarios we remediate often
Deck scupper overflow in The Oaks
A second-floor deck leaked after a fast storm. Moisture mapped across ~260 sq ft of ceiling and down a paneled stair hall. We built discrete containment, sealed registers, removed saturated insulation only where readings required, and ran a closed drying system. Odor cleared by day two; targets hit on day four. Roofing upsized the scupper box and corrected laps. Claim approved without re-inspection due to complete logs.
Irrigation overspray at Calabasas Park Estates
Daily sprinkler splash hit stucco near a dining room. Toe-kicks and base plates read high. We set a tight containment, removed localized drywall, cleaned and dried framing, and coordinated irrigation relocation and soil cut-down below the weep screed. Odor resolved, repaint held with no bleed-back.
Condo stack leak near The Commons
A cracked chase fitting affected two stacked baths and a hallway ceiling. Separate containments, corridor protection, and unit-specific logs kept the HOA comfortable. Controlled removal, cavity drying, and HEPA negative air brought both units to target. The HOA’s assessor performed PRV; both passed on visuals/odor and moisture criteria.
Slab leak off Park Granada
A hot-side leak cupped wide-plank floors. We isolated rooms, extracted, set floor mats, and ventilated plates. A plumber rerouted lines. Subfloor and framing reached target on day five, and only selective board replacement was needed.
Owner priorities in Calabasas and how we meet them
Privacy and guard gates
We coordinate vendor lists, gate codes, and driver IDs. Crews arrive in marked but low-profile vehicles. We stage equipment discreetly and maintain clean containments.
High-finish protection
Paneling, custom millwork, stone, and wide-plank floors get surface protection, controlled airflow, and meter-driven access points. We do not gamble with finishes.
HOA compliance
Quiet hours, elevator pads, corridor runners, and unit-specific documentation. Our daily updates help managers and boards stay ahead of questions.
Clear, measured decisions
Moisture targets guide scope. If a wall opens, it is because readings say it must. If equipment stays one more day, the log shows why.
Fast, insurer-ready files
Xactimate line items, photos, moisture maps, and equipment logs align with carrier expectations. Less back-and-forth. Faster approvals.
Prevention checklist for Calabasas properties
Decks and roofs: clear scuppers before storms; inspect parapets, seams, and penetrations each season.
Irrigation and grade: pull sprinklers off stucco; keep soil/planters below the weep screed; maintain positive slope away from walls.
Pools/spas: check unions, autofill, and backwash routing; add a curb or drain; place leak alarms at the pad.
Pressure & supplies: verify a pressure regulator; replace aging angle stops and braided lines at sinks, toilets, washers, and fridges.
Windows/stucco: seal hairline cracks; maintain flashing; check sills after wind-driven rain.
HVAC: service condensate drains and pans; add float switches on attic/closet units.
Indoor RH: target ~40–50%; ventilate after showers and cooking.
Verify dryness: confirm target moisture before closing cavities or refinishing floors.
Timeline you can plan around
Same-day stabilization and extraction.
Drying window: typically 3–5 days depending on saturation, assemblies, and indoor RH; plaster and mortar beds trend longer.
Documentation cadence: daily readings and photos shared with you and, if requested, your adjuster or manager.
Repairs: scheduled after targets are met. Typical scopes: drywall/texture, insulation, paint, flooring repair or replacement, trim.
What to do before we arrive
Shut off the main water valve if safe. Do not power wet circuits or ceiling fixtures. Lift furniture onto blocks or foil. Do not puncture bulging ceilings—saturated drywall can fail without warning. In pre-1978 areas, avoid disturbing painted materials until lead/asbestos rules are addressed. For HOAs and guard-gated entries, notify the gate so access is smooth.
Insurance without the runaround
Most policies cover sudden and accidental water damage: burst supplies, appliance failures, storm intrusions, some slab leaks. Long-term seepage or maintenance issues can be limited. We connect cause → extent → actions with meter photos and thermals. If a carrier asks why a wall opened or a dehumidifier ran an extra day, the readings answer it.
Cost drivers and typical local ranges (not a quote)
Actual cost depends on affected area, access, finishes, HOA constraints, and after-hours needs.
Extraction: $0.30–$0.80 per sq ft based on volume/flooring.
Containment & protection: $150–$650 per chamber.
Daily equipment: air mover $25–$45; LGR dehumidifier $80–$130; HEPA negative air $95–$170.
Selective drywall removal/haul-off: $2.75–$5.75 per sq ft.
Wet insulation removal: $1.50–$3.75 per sq ft.
Baseboard/toe-kick remove & replace: $6–$12 per linear ft.
Moisture monitoring and photo logs are included within daily service lines. We label what is required versus optional before work proceeds.
Why Calabasas homeowners choose Onsite Pro
West Valley fluency. Daily work from Parkway Calabasas and Park Granada to Old Topanga and the Mulholland ridgeline.
IICRC S500 process. No shortcuts. No “spray and hope.”
Minimal-impact access. Small openings, precise cavity drying, and tidy runs keep homes livable.
Real communication. One point of contact. Daily summaries with readings and photos.
Rebuild-ready handoff. We close with targets met and a file your repair team and insurer can use immediately.
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Service area
The Oaks • Calabasas Park Estates • Mont Calabasas • Mountain View Estates • Calabasas Highlands • Old Town Calabasas • Parkway Calabasas • Park Granada • Adjacent Hidden Hills, Woodland Hills, Agoura Hills, and Malibu Canyon.