Multi-family, retail, office, or healthcare — when a sprinkler line breaks, a water heater fails, or a slab leak floods a tenant space, the meter is running on lost revenue, displaced occupants, and rebuild scope. Our IICRC-certified crews extract, dry, decontaminate, and rebuild on a phased schedule that gets you back to operating square footage as fast as possible. Direct insurance billing, COI on request, free on-site assessment.
The response is the same: dispatch a crew with the right equipment for the building type, contain the damage, extract and dry, document the loss for your carrier, and rebuild on a phased schedule that protects revenue and tenants. Here's what we get called out to most.
Washing machine overflows, water heater failures, in-unit pipe breaks, and sprinkler activations are routine across hundreds of units. The damage rarely stays in one apartment, water finds its way down through assemblies and lights up units below within hours. Tenant displacement, lease liability, and the speed of getting affected units re-leasable are the real costs. We coordinate directly with property management, document per-unit losses, and phase the rebuild to minimize vacant inventory.
Sprinkler discharge, kitchen equipment failures, supply line breaks, and roof leaks above the sales floor or dining room. Every hour the doors are closed is lost revenue, and food service has health-code exposure on top of that. We work after-hours and overnight where we can, deploy commercial-grade drying equipment that won't disrupt a partial reopening, and coordinate with your insurance carrier and your landlord's representatives in parallel.
Class A and B office, professional suites, and tenant improvements. Burst supply lines on weekends, HVAC condensate failures, and rooftop unit leaks that travel down through ceiling tiles and into expensive finishes. Document protection, electronics recovery, and minimizing visible disruption matter as much as the structural drying. We work with your property manager, tenant rep, and IT to triage what gets moved, what gets dried in place, and what gets rebuilt on which floor first.
Medical office, urgent care, dental, and outpatient clinics. Water loss in healthcare carries compliance exposure on top of the property damage, infection control protocols, ICRA compliance, and the documentation a regulator or accreditor will ask for after the fact. We follow ICRA Class III/IV protocols where indicated, maintain negative-pressure containment, and coordinate with your facilities team and infection control on every step.
When you call, the project manager dispatched to your property has one job: get the building back to operating square footage as fast as possible without cutting corners that cause secondary problems three months later. Commercial losses are different from residential — more stakeholders, faster operating-revenue clock, more documentation, and almost always phased work to keep parts of the building functional. Here's what that looks like in practice.
Triage & on-site assessment. A project manager arrives within hours. We walk the loss with your facilities lead, identify the source, scope the affected area with moisture mapping, and produce an Xactimate-formatted estimate your carrier or TPA can act on. For larger losses we deliver a phased work plan that prioritizes the spaces most critical to operations.
Source containment & emergency extraction. Once the source is shut off (we coordinate with your plumber, sprinkler vendor, or fire suppression company), we deploy submersible pumps, truck-mounted extractors, and wet vacuums sized to the loss. Standing water is removed first, then saturated carpet and pad. Photo documentation continues throughout for the carrier file.
Document, electronics & inventory protection. The part that gets undervalued. Files, electronics, displayed inventory, point-of-sale equipment, medical records, and tenant possessions get triaged: what stays in place under containment, what gets moved to dry zones, what gets packed out to our climate-controlled facility. The pictured photo shows TWM Water Restoration crew during an active mitigation job with containment in place.
Structural drying with monitored moisture readings. Commercial-grade air movers, desiccant or refrigerant dehumidifiers (sized to the cubic footage and load), and continuous moisture monitoring on framing, drywall, and subfloor. Daily readings are logged to the project file and submitted to your carrier and adjuster. We don't pull equipment until the structure hits dry standard, period.
Antimicrobial treatment & air quality. Once moisture levels confirm dry standard, affected cavities receive EPA-registered antimicrobial treatment to prevent post-loss mold. For healthcare and food service we follow the additional protocols those environments require (ICRA, NSF). Air quality readings logged where required by the loss type or the property's compliance environment.
Phased rebuild. Drywall, insulation, ceiling tile, paint, trim, flooring, cabinetry, fixtures, and finishes are completed by an independent reconstruction company. We can introduce you to one of our trusted partner GCs experienced in commercial rebuilds, or work alongside the contractor your property manager prefers. We’ll hand off our mitigation documentation directly to whichever rebuild firm takes the job.
Active mitigation job: TWM Water Restoration crew removing water-damaged flooring with plastic containment isolating adjacent occupied spaces. All affected materials documented and removed before drying and rebuild begin, with daily progress shared to property management and the carrier.
For a commercial property, the property damage is rarely the biggest line item. It's the lost rent, the lost revenue, the displaced tenants moving down the street, the brand reputation hit, and the time the facilities team spends managing the loss instead of running the building. Most commercial policies include business interruption coverage, but recovery is measured in how fast you can restore operating square footage — not how fast you can finish the rebuild. The first 24 to 72 hours determine whether you're reopening sections in two weeks or four.
Mold is the classic compounder. Saturated drywall and ceiling tile that aren't dried to standard within 48 hours start growing colonies that turn a 5-day mitigation into a 3-week remediation, with health-code, occupancy, and tenant-relations consequences stacked on top. The right move at hour 4 is professional extraction and commercial-grade drying. The wrong move is letting maintenance stage some shop fans and hope for the best.
If you have an active loss, please don't wait. Call us and we'll dispatch a project manager and a crew sized to the building, with COI, W-9, and Xactimate-formatted scope on request. No charge to take the call.
A clear path through the chaos. Most commercial losses run 3 to 7 days for emergency mitigation on a contained loss, 7 to 21 days for multi-tenant or multi-floor scope, then phased rebuild that returns operating square footage in stages — not all at once.
Project manager on site within hours. Source identified, moisture-mapped scope of loss, and a phased work plan that prioritizes operating spaces. Xactimate-formatted scope, COI, and W-9 delivered to property management and the carrier.
Containment barriers protect adjacent occupied spaces. Submersible and truck-mounted extraction sized to the loss. Documents, electronics, and inventory triaged and protected. Daily progress shared with property management and the carrier.
Commercial-grade air movers and dehumidifiers run continuously to dry standard. EPA-registered antimicrobial treatment in affected cavities. ICRA, NSF, or other compliance protocols applied where the building type requires.
Drywall, ceiling tile, paint, flooring, fixtures, and finishes are completed by an independent reconstruction company. We’ll connect you with one of our trusted partner GCs — or work with the rebuild contractor your property manager prefers.
Commercial claims are more complex than residential — multiple parties, business interruption coverage, deductibles measured in tens of thousands, and adjusters who specialize in commercial property loss. Our project managers deliver Xactimate-formatted scopes, daily moisture and progress logs, COI and W-9 documentation, and the per-tenant or per-unit breakouts multi-family and retail jobs require. We work with all major commercial carriers — Travelers, Liberty Mutual, The Hartford, Chubb, Zurich, AIG — and most TPAs.
Book a Free On-Site AssessmentMost homeowners pay deductible only. We invoice the carrier for the rest, no upfront costs.
The format your adjuster expects, the first time. Industry-standard pricing and scope.
$2M general liability and workers' comp coverage. Daily moisture and progress logs, per-tenant breakouts, and carrier-ready documentation throughout the job.
One project manager from first call to final walkthrough. No handoffs, no chasing.
Three things every TWM Water Restoration commercial water damage job has in common, no matter the building type or the size of the loss.
We don't sub out commercial work. Every crew on every job is a TWM Water Restoration W-2 employee, trained on our protocols and our standards, with badged identification, branded vehicles, and the operational discipline a commercial property requires. Property managers know exactly who's in their building.
Direct billing to commercial carriers and TPAs, Xactimate-formatted scopes, daily progress and moisture logs, COI and W-9 on request, and a single project manager on your file from intake to final invoice. We've handled enough commercial losses that we know what your carrier, your TPA, and your asset manager want before they ask.
Every job runs to IICRC water-restoration and structural-drying standards, with additional protocols where the building type requires them — ICRA for healthcare, NSF for food service. The certifications matter because your carrier knows what they mean. So do your tenants, your accreditors, and your insurance auditors.
Three real reviews from commercial property managers and facilities directors. Names, neighborhoods, and the loss type are real.
"Sprinkler line broke on the third floor of our office tower over a weekend and water came down through three floors before maintenance could shut it off. TWM Water Restoration had a project manager and a crew on site within two hours, contained the affected suites, set up commercial drying equipment, and worked overnight to keep most of the building operational by Monday morning. Their documentation made the insurance claim painless. Best vendor experience I've had in 15 years of property management."
"Water heater in unit 412 failed and flooded down through three apartments below over a holiday weekend. TWM Water Restoration was on site within hours, contained the affected units, started extraction and drying immediately, and gave us per-unit loss documentation that made the carrier filing straightforward. They had three of the four units re-leasable inside three weeks. Genuinely the best mitigation experience we've had across our portfolio."
"Supply line under our prep kitchen sink burst overnight and we showed up Sunday morning to two inches of water across the dining room. TWM Water Restoration had crews on site by 8am, extracted, set up commercial drying gear that didn't disrupt our prep, and we were back open for dinner Monday. They worked with our insurance and our landlord's people in parallel. We didn't lose more than 36 hours of operating revenue."
Same standards everywhere. Different team in each market, because the person dispatched to your address should know the city, not just the zip code.
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View Oklahoma City Coverage →The questions property managers, facilities directors, and building owners ask most often. If yours isn't here, just call.
Every closed hour costs revenue, displaces tenants, and compounds rebuild scope. Call now and we'll dispatch a project manager and a crew sized to your building, with COI, W-9, and Xactimate-formatted scope on request — at no cost to take the call.
