King Tides and Downtown Olympia Flooding

Much of downtown Olympia was built on fill along the shore of Budd Inlet. Parts sit only a few feet above the highest tides. The City of Olympia has a sea level rise response plan because of this.

King tides are the highest tides of the year, usually in winter. When they coincide with storms and heavy rain, storm drains cannot empty into the inlet, and water can back up in low streets.

Ground floors, basements and parking areas in the lowest parts of downtown can take on water. Water may enter through doors, floor drains or utility openings.

Know the king tide dates, keep valuables off ground floors, check floor drains and backflow devices, and have sandbags or barriers ready if your building has flooded before.

Water from outside is flood, excluded from standard policies. Owners and tenants in low areas should ask about flood insurance through FloodSmart (NFIP).

Stop using affected electrical equipment, keep people out of the water, photograph everything and call for cleanup. Floodwater is treated as contaminated.

Porous materials soaked by floodwater are usually removed, surfaces cleaned and sanitized, and the area dried. See emergency water removal.

Shops, offices and condos share walls and systems. Coordinate with building managers and neighbors on cleanup and documentation.

Check for hidden moisture in walls and under floors. Mold can follow if drying is incomplete.

As sea levels rise, these events may become more common. Building owners can ask the City about planned protections and what they can do on their property.

Floodwater and electricity are a deadly mix. If water reaches outlets, panels or equipment, keep people out and have power shut off by a qualified person. Do not restart equipment that was under water until it has been checked.

Hard surfaces can be cleaned and disinfected. Porous materials soaked by floodwater, such as carpet, pad, drywall near the floor, insulation and upholstered furniture, are usually discarded. Photograph everything before it goes.

Keep a log of each flood event: date, tide, rain, how high water rose and what was damaged. It helps with insurance, with building planning and with any discussions with the City.

Shops and offices on low streets can raise stock off the floor, move electrical equipment higher and keep a flood plan ready for king tide season. A few hours of preparation can prevent days of closure.

After cleanup, walls and floors must be dried and checked before repairs. In older brick buildings, drying can take longer. See structural drying.

In low buildings, floor drains and plumbing can let tidal and storm water back in. A plumber can check for backflow devices and test them before king tide season.

After each high-water event, note where water came in and how high it rose. Small changes like sealing a gap, raising equipment or adding a barrier can make the next event much easier.

Walls and floors that stayed wet after a flood can grow mold within days. Thorough drying and checks with meters are essential before repairs.

Tenants in low buildings should keep valuables and important papers off the floor in winter, know the building manager's after-hours contact and consider renter's insurance with flood options where available.

Downtown's low ground makes some flooding likely over time. Preparation, the right coverage and fast cleanup keep the damage manageable.

King tides are predictable and published ahead of time. Mark the dates and watch the weather forecast in the days around them, since storms and heavy rain on those days bring the most risk. Owners of low buildings can plan staff, stock moves and barriers for those dates.

If water gets into a downtown building, call (360) 325-8833 for a local provider who can remove water, clean and dry the space, and document the damage for insurance.

Building owners can ask the City about planned shoreline protections and how they may affect their property.

At the end of king tide season, check ground floors and basements for hidden moisture, especially behind baseboards and under flooring, and dry anything that is still damp.

Watch local forecasts during king tide weeks.

Know if your building is low, know your coverage, and act fast if water gets in.

Questions about king tides and downtown olympia flooding? Call (360) 325-8833 to reach a local Olympia provider, 24 hours a day.