Westchester County
Mold Removal in Dobbs Ferry, Where the Second Flood Counts
Keep the invoices from a Dobbs Ferry flood, because the village counts the second one against the first. Village code section 186-5 treats flood damage on two separate occasions in ten years, where repairs averaged more than 25 percent of the building's value each time, as substantial damage, the same trigger as one severe event.
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Tell us what you can see, where you think the water came from, and whether this building has done it before. That is usually enough for us to say which of the two licenses your job needs first, and roughly what it involves, before anyone comes out.
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Why a Dobbs Ferry basement starts with the Village Engineer
One named officer decides the below grade questions in this village. Code section 186-11 appoints the Village Engineer, a New York licensed professional engineer, as the local administrator who grants or denies floodplain development permits, so a basement project is worth taking to that office at concept stage rather than at submission, and the permit itself comes from village hall even though the address is in the Town of Greenburgh for tax purposes. Where the water comes from is not where the map says. The village puts the Hudson waterfront, Wickers Creek and the Saw Mill River Parkway in the 100-year area and North Brook with Walgrove and Haynes Avenues in the 500-year area, then names Briary Road, Pietro Place, Shady Lane and Walgrove Avenue as the places localized flooding is actually known to happen. One overloaded drainage line runs across the middle of the village, from Beacon Hill to Ashford Avenue through Gould Park, across Maple Street to Pietro Place, through the golf course and on to Wickers Creek by Seneca Street, and the village says repetitive flood events on it have grown worse in degree and frequency. Two culverts are failing outright: the stone culvert at Washington Avenue has collapsed before with unsuccessful repairs, and compromised culverts on King Street are opening sinkholes in back yards, so a new damp problem near either has a cause no work inside the house will cure. Almost none of this is insured. The village records 20 policies in force, 18 paid claims and a single repetitive loss property, and FEMA holds 21 claim records in the whole 10522 ZIP code, so the damage the village describes is being paid for out of pocket. Finally, 1,430 of 3,962 occupied homes here are rentals, a larger share than the neighboring villages, so a damp complaint is often a landlord matter under the warranty of habitability, and with no licensed mold firm of either kind based in Dobbs Ferry both halves of a lawful job travel in.
Areas within Dobbs Ferry: Briary Road, Pietro Place, Shady Lane, Walgrove Avenue, Washington Avenue
Second time on the same wall?
In Dobbs Ferry that has code consequences and it changes the repair. Tell us what happened the first time and what has happened now.
What we arrange in the Village of Dobbs Ferry
Mold Inspection and Assessment
Get a written finding on what the mold is, how far it runs and what water is feeding it, from a licensed assessor who is barred by New York law from selling you the removal.
Mold Assessment in Dobbs Ferry →Mold Remediation and Removal
Have the mold removed properly, by a licensed remediation contractor working to an independent assessor's written plan and stopping at an independent clearance.
Mold Remediation in Dobbs Ferry →Water Damage Drying and Dry Out
Get the building dry before mold becomes the problem, after a leak, a backed up drain or water in the basement.
Water Damage Drying in Dobbs Ferry →What the Dobbs Ferry code says about flooding twice in ten years
Village of Dobbs Ferry Code section 186-5 defines substantial damage to include flood-related damage sustained by a structure on two separate occasions during a ten-year period where the cost of repairs at the time of each event averaged more than 25 percent of the market value of the structure before the damage, in addition to the usual single-event 50 percent test.
Source: Westchester County Department of Planning, accessed 2026-09-21
The Village of Dobbs Ferry told the county planners that the Hudson River waterfront, Wickers Creek and the Saw Mill River Parkway lie in the 100-year flood hazard area, that areas along North Brook and near Walgrove Avenue and Haynes Avenue lie in the 500-year flood hazard area, and that localized flooding is known to occur on Briary Road, Pietro Place, Shady Lane and Walgrove Avenue.
Source: Westchester County Department of Planning, accessed 2026-09-21
The Village of Dobbs Ferry reported that the drainage route from Beacon Hill to Ashford Avenue, through Gould Park, across Maple Street to Pietro Place, through the golf course and on to Wickers Creek via Seneca Street requires analysis and improvement because of frequent flooding and damage to both public and private property, and that repetitive flood events have worsened in degree and frequency over time.
Source: Westchester County Department of Planning, accessed 2026-09-21
The Village of Dobbs Ferry reported that the stone culvert at Washington Avenue has collapsed previously with repairs that were unsuccessful, causing road washout, road closures and flooding of the golf course, and that compromised culverts on King Street are causing sinkholes in back yards.
Source: Westchester County Department of Planning, accessed 2026-09-21
The Village of Dobbs Ferry annex to the Westchester County Hazard Mitigation Plan records 20 flood insurance policies in force, 18 paid claims, $556,522.40 in total loss payments and 1 repetitive loss property, on FEMA data dated July 2021.
Source: Westchester County Department of Planning, accessed 2026-09-21
FEMA's National Flood Insurance Program claims database holds 21 claim records reported in ZIP code 10522, which covers Dobbs Ferry, of which 1 carries a date of loss in the first days of September 2021.
Source: US Federal Emergency Management Agency, accessed 2026-09-21
Village of Dobbs Ferry Code section 186-11 appoints the Village Engineer as the local administrator to grant or deny floodplain development permits, and the village told the county planners that the Village Engineer is a New York licensed professional engineer.
Source: Westchester County Department of Planning, accessed 2026-09-21
The American Community Survey five-year estimates for 2020 to 2024 count 4,232 housing units in Dobbs Ferry, of which 1,589, about 38 percent, were built in 1939 or earlier and 2,941, about 70 percent, in 1969 or earlier, while 1,430 of 3,962 occupied units are renter occupied.
Source: US Census Bureau, American Community Survey, accessed 2026-09-21
The New York State register of mold licenses shows no active mold assessment contractor and no active mold remediation contractor holding a license at a Dobbs Ferry address, and none within ZIP code 10522.
Source: New York State Department of Labor, via data.ny.gov, accessed 2026-09-21
The Town of Greenburgh contains six incorporated villages, Ardsley, Dobbs Ferry, Elmsford, Hastings-on-Hudson, Irvington and Tarrytown, plus the unincorporated area, and the county hazard mitigation plan gives the town and each village its own separate annex and floodplain administrator.
Source: Westchester County Department of Planning, accessed 2026-09-21
Send what you can see and any invoices you still have
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