San Diego doesn't flood often, which is exactly why many homes aren't prepared when it does. The San Diego River runs through Mission Valley's floodplain, and the storm in January 2024 flooded homes in southeastern San Diego neighborhoods with little warning. Because most local homes have no basement, the appliances at risk are the ones on the ground floor and in garages: washers, dryers, water heaters, garage refrigerators and freezers.
Elevating them means setting the equipment high enough that expected floodwater can't reach the motors, controls and wiring.
What the guidance says
- •The manufacturer's rule. Whirlpool's dryer installation guide says do not install or store the dryer where it will be exposed to water or weather. Washer guides carry similar warnings. Manuals don't set a flood height, because they can't know your property.
- •FEMA's guidance. FEMA's Homeowner's Guide to Retrofitting says that when the flood level is only 1 to 2 feet above the floor, furnaces, hot water heaters and appliances can be elevated on platforms constructed of concrete or masonry block. It recommends at least 1 foot of freeboard (extra height) above the expected flood level. It notes that if the flood level is at or near the ceiling, elevating in place isn't practical, and that a plumber or contractor will know the code requirements.
Put together: know your expected flood level, add at least a foot, and put each appliance's base, controls and connections above that line.
Finding your flood level
- Look up your address on FEMA's Flood Map Service Center to see whether it's in a mapped flood zone.
- Remember that flood maps don't show every risk. Some of the January 2024 flooding hit streets near local creeks and storm channels where owners hadn't expected it.
- Ask the City of San Diego's Development Services Department, or your own city's building department, what elevation applies to your property and whether raising equipment needs a permit.
- Check for past high-water marks on walls, fences and garage doors, and ask neighbors who were there during past storms.
Why elevation protects appliances
- •Electrical parts. Motors, control boards and wiring harnesses aren't sealed against submersion. Once wet, they corrode or short.
- •Gas parts. Gas valves and burners that have been underwater need inspection before use.
- •Contamination. Floodwater carries sewage and sediment into pumps, seals and insulation.
- •Shock risk. Water around plugged-in appliances is a serious hazard.
Practical options for San Diego homes
- •Garage laundry. A sturdy masonry or framed platform for the washer and dryer, with outlets moved above it. A gas dryer in a garage may already need to sit 18 inches up; see gas dryer installation requirements.
- •Water heaters. Many garage water heaters already sit on a platform. Check that the platform height is above your target, and keep earthquake straps in place.
- •Garage refrigerators and freezers. Hard to elevate, but easy to unplug and empty before a forecast storm.
- •Condos. Ground-floor units in Mission Valley should ask the HOA what the building's flood plan covers.
How to check your setup
- Set your target height: expected flood level plus at least 1 foot.
- Measure each appliance's base, control panel and the outlet it plugs into.
- Note where gas, water and vent connections would need to move.
- Check overhead room. Raised machines still need their clearances, and a stacked laundry pair has height limits.
- Keep stacking rules in mind: stacked pairs generally can't sit on pedestals.
If your appliances were already flooded
Don't plug in or run any appliance that sat in floodwater. Have the electrical supply checked first, then the appliance. On a service visit we look at the control board, motor, wiring harness, pump and seals for water and silt, and check gas components for corrosion. Some machines can be cleaned and returned to service; others shouldn't be, and we'll say so. Our dryer repair page covers what we check, and we work throughout the area, including Mission Valley and National City.
Work for other trades
- •Moving outlets, circuits or a panel above flood level is work for a licensed electrician.
- •Moving water lines or drains, or adding a backflow valve, is plumbing work, which FEMA notes is usually regulated by state and local codes.
- •Relocating a gas dryer or water heater needs a licensed plumber or gas contractor.
- •FEMA notes that a design professional should determine the wind and earthquake forces on elevated equipment, which matters in California.
Sources
- •Whirlpool: 29-inch electric dryer installation instructions W10617663C (don't install where exposed to water or weather)
- •FEMA: Homeowner's Guide to Retrofitting, Chapter 8 (platforms for 1 to 2 feet of flooding; 1 foot of freeboard; design professional; contractors)
- •FEMA: Flood Map Service Center (flood zone lookup by address)
If your washer, dryer or garage refrigerator sat in water during a storm, book a visit online and have it checked before you run it again.