Golden is built around moving water. Clear Creek runs through downtown, and the gulches that drop from the hills carry summer storm runoff straight toward homes and streets.
Key takeaways
- July and August thunderstorms drive flash flooding in the gulches, including Tucker Gulch, Kinney Run and Lena Gulch.
- The September 2013 Front Range flood sent creeks over their banks and pushed groundwater into basements across the region.
- Storm and flood water is treated as contaminated, so soaked porous materials are removed instead of dried in place.
- Extraction comes first, then cleaning, then structural drying to a dry reference.
- Sloped lots and Front Range clay send runoff toward basement walls, which is why water finds walkout levels first.
Why Golden floods fast
Golden sits at about 5,700 feet in a semi-arid climate. Most days are dry, but summer thunderstorms can drop a lot of rain in a short time.
Hard, dry ground sheds that rain instead of soaking it in. The runoff runs into the gulches, and the gulches run toward town.
- Clear Creek, which runs through downtown from Clear Creek Canyon.
- Tucker Gulch, where fast runoff comes off the slopes.
- Kinney Run, a smaller channel that fills quickly.
- Lena Gulch, which carries storm flow in the south part of the area.
The pattern in the record
The September 2013 Front Range flood is the benchmark most people remember. A week of record rain across the Front Range sent creeks over their banks and pushed groundwater into basements across the region.
Flash flooding is different. It comes from a single storm, often in July or August, and it can pass in a short time.
The damage can still be severe.
Sloped lots and clay soil
Golden's lots slope in many places, and Front Range expansive clay does not drain well. Runoff sheds toward foundation walls, window wells and garage doors.
Homes from the 1970s to the 1990s with walkout and full basements on the slopes below Lookout Mountain and the Table Mountains are the most exposed.
Older downtown buildings
Brick and frame homes from the 1870s to the 1910s have older foundations and cellars. Water that gets in can sit against stone and brick for a long time.
Why flood water is treated as contaminated
Storm runoff does not arrive clean. It crosses streets, yards and drainage paths and collects soil, oil, fertilizer and bacteria on the way.
That puts it in the same family as sewage for cleanup purposes. The materials it soaks cannot be treated as if a clean pipe had leaked.
- Carpet and padding that sat in the water are usually removed.
- Drywall that wicked the water is cut out above the wet area.
- Hard surfaces are cleaned and treated before drying starts.
- Wood framing is cleaned and dried, and replaced only if it is damaged.
What to do while it is happening
Flood water is dangerous in ways that look harmless. A few inches can hide an electrical hazard or move a person off their feet.
- Stay out of rooms where the water touches outlets, appliances or the furnace.
- Do not drive or walk through moving water in a street or a gulch.
- Move valuables to a higher floor if it is safe to do so.
- Photograph the water level and the damage before anything is moved.
- Call for water removal once the water stops rising and it is safe to go in.
How the cleanup works
A storm and flash flood cleanup job starts with extraction. Pumps and truck mounted extractors remove standing water and mud from the floor.
After extraction the crew removes soaked porous materials and cleans what remains. A surface treatment for bacteria follows on the hard surfaces.
Only then does drying start, because moisture meters need clear access to the framing and slab.
Drying a flooded basement
Air movers and dehumidifiers run for days. Concrete slabs and block walls dry slowly, so readings matter more than the calendar.
Structural drying targets a dry reference reading, and the equipment stays until the structure reaches it.
Mud, silt and debris
Gulch water leaves silt behind. Removing it early keeps it from baking into carpet and floors and from clogging floor drains and the sump pit.
Insurance and flood coverage
Many homeowners policies exclude flood damage. A separate flood policy or a rider may cover some of the loss, and a sewer backup endorsement may cover another part.
It helps to read the policy before a storm and to keep the agent's number handy. After a loss, dated photos, readings and a note of the storm date support the claim.
- Photograph every room, including the ones that look dry.
- Keep receipts for emergency repairs and equipment rentals.
- Ask the insurer in writing whether the loss counts as flood or as storm water.
- Keep all drying logs and meter readings together.
Signs of hidden water after the flood recedes
After the water drains, the house can look better than it is. Hidden moisture stays in the slab, the wall bottoms and the carpet padding.
Meters and a thermal camera find what the eye cannot. A basement wall that looks dry can still read wet at the bottom plate.
- A musty smell that stays after the floor is wiped.
- Baseboards that swell or pull from the wall.
- Floor covering that bubbles or peels.
- Silt in window wells and floor drains.
Where the cleanup is described in more detail
The main basement flooding cleanup page shows the same sequence for a flooded lower level, step by step, from the first extraction to the final readings.
Lowering the risk before the next storm
Golden's creeks and gulches are part of the town. A little preparation can limit the damage when they run high.
- Clear window wells and gutters before thunderstorm season.
- Grade soil so it slopes away from the foundation.
- Keep a sump pump tested and add a battery backup.
- Store valuables off the basement floor.
- Know where to find the main water and power shutoffs.
Questions
Why does Golden get flash floods?
Summer thunderstorms drop heavy rain on sloped, dry ground. The runoff races into Clear Creek, Tucker Gulch, Kinney Run and Lena Gulch, and from there into streets and basements.
Is flood water safe to walk through?
No. It can hide electrical hazards, debris and bacteria, so stay out until it is safe and the power is off.
What happens to wet carpet after a flood?
Carpet and padding that sat in storm or flood water are usually removed, because they cannot be made safe again by drying alone.
How long does it take to dry a flooded basement?
It varies with depth, materials and weather. Concrete and framing take longer than carpet, and readings tell when the job is done.
Does homeowners insurance cover flood damage?
Many policies exclude it. A separate flood policy or endorsement may apply, so check the policy and ask the insurer.