Exposed roof framing and rafters seen from below. Illustrative image of the process; it does not document a job done for this site.
What is typical here
- Government
- City of Manitou Springs, a separate city from Colorado Springs
- Setting
- A narrow valley along Fountain Creek with side canyons and steep hillside lots
- Buildings
- Many historic homes and commercial buildings from the late 1800s and early 1900s
- Storm threat that stands out
- Fast-moving runoff and debris during heavy summer rain
- Permits
- Pikes Peak Regional Building Department; ask the City about any historic review
Why water behaves differently in Manitou
Water from heavy rain on the mountainsides above town has to pass through Manitou to reach the plains. Side canyons concentrate it, and streets and creek channels can carry fast, debris-laden flow during a strong thunderstorm. The area experienced serious flash flooding in the years after the 2012 Waldo Canyon fire burned slopes above town, and the community has since invested in flood warning and mitigation. Even so, residents near creeks and canyon mouths treat summer storms seriously.
Many homes are built into hillsides, with stone or older masonry foundations, retaining walls and stairs from the street. Runoff from above can travel down driveways and steps, pile mud against walls, and push into lower levels. Clearing debris and sediment can be as big a job as drying the building.
Historic buildings add complexity. Older windows, wood trim and masonry may need careful handling during board-up and repair, and some exterior changes may be subject to review.
Storm-season preparation for Manitou homes
- Know whether your home is near a creek, canyon mouth or mapped flood area, and ask your agent about flood insurance.
- Clear culverts, drains and ditches on your property before July.
- Move valuables out of lower levels that have taken water before.
- Keep sandbags or other barriers ready if your lot funnels water toward a door.
- Photograph historic details on your home for future repair references.
- Identify a route uphill from your home that does not cross a creek.
Common questions
Is mud and debris cleanup part of a storm claim?
It depends on how the water and debris arrived and on your coverage. Debris carried in by surface water is often tied to flood coverage rather than a standard homeowner policy. Photograph everything before cleanup and ask your insurer how they will treat it.
Who handles a blocked culvert under a public street?
Report it to the City of Manitou Springs rather than clearing it yourself during a storm. Culverts on private property are usually the owner's to maintain.
General information for Colorado Springs, not a quote or professional advice. In an emergency, call 911.