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A technician walks up a wet driveway toward a house under palm trees, carrying an equipment case and a coil of hose from a branded box truck.

Still Wet Days Later

Water Damage Restoration Sarasota, FL

Condensate, a slab leak, a storm through the walls. For Sarasota and the rest of Florida, the call reaches a local pro near the property.

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Asking costs nothing · local pros

  • Calls taken day or night, holidays too
  • Local and working nearby
  • For the stain that keeps spreading
  • Say whether the AC was running

  • Answered any hour

    A leak found at night gets answered at night.

Local water damage pros across Florida, from the Panhandle to the Keys, on one number.

Call (833) 243-4415
A restoration technician holding a tablet talks with a homeowner outside a house, equipment cases and the branded pickup behind.
A stained ceiling, a damp wall, and one question: what is feeding it?

Why a Florida building stays wet: the four things that set that clock, laid out once for the whole state.

Damp buildings in Sarasota

From an air handler dripping in Lido Shores and Lido Key to a slab that stays damp elsewhere in Sarasota, one call connects you with a local pro working the area. More than a third of Sarasota's homes, some 11,560, sit in buildings of ten or more units, their cooling systems stacked floor upon floor.

What the homes date from

Since 1990, Sarasota has added 30.2 percent of the homes it has now, though the median still dates to 1976; builders of each era set the ducts and the cold surfaces where they remain. In a building of the mid-1970s whose units share cast-iron drain stacks, a stack that has cracked or rusted thin seeps into the wall it runs through, and the water shows as a stain in the unit beside or below long before anyone sees the pipe.

The months that matter

Sarasota spends three months in which the dewpoint never falls below 70 degrees, day or night, from July through September; of 49.05 inches in a normal year, 9.11 fall in August, rain recorded 4.5 miles away and dewpoint 40.5 miles away. When a seasonal unit closed with the cooling off is opened in the fall, its first long runs pull the summer's water out of the rooms, and a condensate line that sat dry and dusty for months can clog under that load and spill the pan.

The usual sources here

  • Cast-iron drain stacks in buildings of the mid-1970s, more than a third of the homes, cracking or rusting thin and seeping into the shared wall
  • Condensate lines in seasonal units, about one home in seven, that sit dry and dusty through a closed summer and clog on the first long runs after reopening
  • Concrete balcony slabs on older buildings whose worn coating lets rain soak in and wet the ceiling of the balcony below

Water Damage Restoration services in Sarasota

AC overflows, wind-driven rain, surge, slab leaks and backflow: local pros in Sarasota take each one on.

Areas covered around Sarasota

Own a building in another Florida town? Find it here.

Frequently asked questions

How can a stain appear on a Sarasota condo wall with no pipes leaking in the unit?

The pipe may belong to the building. More than a third of Sarasota's homes are in buildings of ten or more units, and in one from the mid-1970s, the drain stacks shared between floors are often cast iron. As a stack cracks or rusts thin, it seeps into the wall it passes through, and the stain shows in a unit beside or below the leak.

When a Sarasota seasonal condo is reopened, what needs checking first?

The condensate line, before the cooling runs for long. About one Sarasota home in seven is held for seasonal use. Where the cooling sat off all summer, the drain line dried out and gathered dust, and the first long runs after reopening pull a great deal of water from the rooms. A line that clogs under that load sends it over the pan.

What wets the balcony ceiling of an older Sarasota condo?

Usually the balcony above. On older buildings the top of each concrete balcony slab carries a coating that sheds rain. Once that coating wears or cracks, summer storms soak into the slab, and the water works through to its underside, the ceiling of the balcony below, where it leaves stains and loosens paint. Recoating the slab above stops it.

Sarasota, FL

Storm water in a Sarasota building?

Call once, at no cost, to reach a local pro. Asking costs nothing.

Call (833) 243-4415

Asking costs nothing · local pros

If water is still coming in, close the main shutoff, or switch the air handler off if the water is coming from it, before calling.

Call now — (833) 243-4415