Water damage at a business brings the same physical problems as at home, plus complications: customers and employees on site, tenants in multi-unit buildings, business interruption, and property managers or owners who need to approve work.
Broken Arrow's commercial properties range from older buildings in the Rose District downtown to newer retail and office space along the major corridors.
What commercial water damage involves
Commercial water damage work includes the same core steps as residential (extraction, mitigation, repairs) but is often larger in scale, involves commercial building systems, and may need to be scheduled around business operations.
Common causes
- Fire sprinkler system leaks or activation
- Sprinkler lines can leak or discharge, releasing significant water.
- Roof leaks on flat or low-slope roofs
- Common on commercial buildings, especially after storms.
- Restroom and kitchen plumbing
- High-use fixtures and commercial kitchen equipment.
- Leaks from neighboring units
- In multi-tenant buildings, water often comes from next door or above.
What to do right now
- Ensure the safety of employees and customers; close off affected areas.
- Shut off water to the affected area or building, and stop any sprinkler discharge only through proper procedures. Contact the fire department or your fire protection company if unsure.
- Notify the property owner or manager and, in multi-tenant buildings, neighboring tenants.
- Protect inventory, records, and equipment.
- Document everything, including business interruption.
- Contact your commercial insurer.
What to avoid
- Don't tamper with fire protection systems unless you're authorized and trained.
- Don't allow customers or staff into wet areas with electrical hazards or slip risks.
- Don't discard damaged inventory until it's documented for your claim.
Planning around operations
Ask providers whether drying can be phased so part of the space stays open, whether after-hours work is possible, and how equipment noise and power draw will affect operations. Large drying setups may need dedicated circuits.
Landlords and tenants
Responsibility for repairs, and whose insurance applies, typically depends on the lease. Building structure may fall to the owner, while tenant improvements and contents may fall to the tenant. Review the lease and involve both parties' insurers early.
Damage it can cause
- Business interruption and lost revenue
- Damaged inventory, records, and equipment
- Ceiling tile and drywall damage over large areas
- Flooring damage in high-traffic areas
- Damage spreading to adjacent units
When professional help may be appropriate
- Water affected public areas, electrical systems, or multiple units
- A sprinkler system discharged
- You need documentation for a commercial claim
- Operations can't resume until the space is dry and safe
If any of these apply, it may be time to talk to a provider.
Request HelpQuestions to ask a provider
- Do you have experience with commercial properties of this size and type?
- Can you phase work or work after hours?
- What power will your equipment need?
- How will you document the loss for commercial insurance?
- Can you provide proof of license and commercial liability insurance? (Verify independently.)
Providers you reach through this site are independent. Verify licensing, insurance, and pricing directly with them before authorizing work.
Commercial Water Damage: common questions
Who is responsible for water damage in a leased commercial space?
It usually depends on the lease and what was damaged. Owners and tenants often have separate responsibilities and insurance. Review the lease and involve both insurers.
Can my business stay open during drying?
Sometimes. It depends on the extent of damage, safety, and whether drying can be contained to part of the space. Discuss phasing with the provider.