Dishwasher
A dishwasher leaks sideways and underneath, which is why you find it late.
Turn the machine off at the socket and close the supply valve under the sink. A dishwasher sits in a sealed run of cabinets, so its water goes under the neighbouring units and under the floor rather than into the room. By the time it appears at the kickboard, the cabinet bases have usually been wet for a while.
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Pull the kickboard off before anything else
The kickboard is the panel along the floor at the front of the units. It comes off with a firm pull or two screws, and behind it is the only honest view of how far the water went. Do this before deciding whether the problem is small, because from the room side it always looks small.
A torch along that gap tells you more in ten seconds than an hour of mopping. You are looking for standing water, dark swelling at the bottom of the cabinet sides, and whether it has reached the units either side.
What water does to a chipboard carcass
Most fitted kitchens are built from melamine-faced chipboard. It absorbs water at the cut edges, swells to perhaps twice its thickness and never returns. A swollen cabinet base cannot be dried back into shape, so the question a crew answers is not whether to dry it but which units have to come out.
Solid timber and plywood carcasses behave differently and can often be dried in place. Knowing which you have changes the scope of the job significantly, and the cut edge under the kickboard is where you can tell.
The floor under a fitted kitchen is usually continuous beneath the units. Water there is out of reach without lifting the kickboard or drilling access, which is why kitchens are the most frequently under-dried room in the trade.
A failed seal is sudden; a weeping door is not
A door seal that split, a pump housing that cracked or a supply fitting that let go are sudden failures, and standard homeowners wording answers for the damage. A machine that has left a small puddle after every wash for a year is maintenance, and that damage falls into the gradual-loss exclusion along with any mold.
Insurers ask how long, and an honest answer is better than a guess: the physical evidence usually tells them anyway. Swelling that has dried and re-swollen looks different from a single wetting.
Whose problem this becomes
A kitchen is the room where ownership questions get expensive.
- 01You own and live here. Get the kickboard off and the run read with a meter before anyone quotes. The difference between two cabinets and a whole kitchen is the entire cost of the job.
- 02You own it and rent it out. A fitted kitchen is part of the building and therefore yours. If the machine belongs to the tenant, the building repair is still yours while the argument about the appliance happens separately.
- 03You are selling. A swollen cabinet run is a disclosure matter in most states. Fixing it properly and keeping the drying log is cheaper than the price renegotiation that follows a survey finding it.
- 04You rent here. Report it in writing today. Do not take the units apart yourself: you will be asked to pay for what you break while investigating.
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What to ask before you agree to anything
Ask these of whoever turns up. A contractor who answers them plainly is the one you want; a contractor who will not is telling you something.
- 01Have you had the kickboard off and read the cabinet bases, or only the floor?
- 02Which cabinets are you saving and which are coming out? Show me the swelling.
- 03Is the floor under the units wet, and how are you getting air to it?
- 04Are the carcasses chipboard or plywood, and does that change your plan?
- 05Does your quote include refitting the units, or only drying?
- 06Which licence category are you working under for a kitchen refit, and what is the number?
Have this ready before you call
Three facts move the first minute past the formalities: what happened, when it started, and whether water is still moving. These add the detail that decides what gets loaded on the van.
- Roughly how long ago you first noticed water or a smell
- Whether the kitchen floor is tile, vinyl, laminate or timber
- Whether the kickboard is off yet and what you saw
- Whether there is a room or a flat below the kitchen
- The make of the machine, if it is still readable
- Whether the kitchen was fitted recently enough to be under warranty
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Where these figures come from
Every number on this page is published by someone other than us, and each link goes to their own text rather than to a summary of it.