WATER DAMAGE PROTECTION MEASURES
by
Willy G. Henderson
Smashwords Edition
*****
PUBLISHED BY
Willy G. Henderson on Smashwords
Water Damage Protection Measures
Copyright ©2010 Willy G. Henderson
Other works by Willy G. Henderson at Smashwords
*****
WATER DAMAGE PROTECTION MEASURES
Over the past ten years water damage claims have steadily increased to the point where they have overtaken all other losses combined. According to the Insurance Bureau of Canada (IBC) 2009, 50 % of all homeowner claims are the result of water damage. The reason for this is the cause of much speculation; climate change, poor maintenance of sewer and storm drain infrastructure, and so on. While such factors definitely have an impact, water intrusion in an empty, unfinished concrete basement would likely not have caused a policyholder to file a claim in the past. However, homeowners are increasingly investing in their homes through renovation and in attempts to expand their living space many of these improvements are most often found in the basement. As such it is not uncommon to find expensive hardwood floors, high-end electronics, pool tables, fireplaces, teak molding, and other cosmetic finishes below ground level. This trend in home improvement is likely the largest single cause for the increasing number and cost of water damage claims. As a result, it is forcing the average adjuster to develop a high level of skilled knowledge and understanding of the root causes and remediation of water damage.
CONSIDERATIONS AT OR BELOW GRADE
Basement flooding can lead to a host of negative consequences. Frequently flooded foundations are likely to undermine the structural integrity of the entire building. Property values may decline, while insurance rates and deductible limits will rise to compensate for the risk of a frequently flooded dwelling.
As communities have grown, flooding in areas such as Peterborough have made it obvious that local infrastructure has not kept up with the demands placed on them. As a result, many municipalities are using risk assessment surveys of municipal wastewater and surface water infrastructure to identify inefficiencies. These surveys are instrumental in developing and implementing cost effective strategies that address some of these issues. In the meantime, many insurers have refused to write policies or have reduced the amount of coverage per occurrence within these areas, creating frustration among homeowners who otherwise have little or no control over the matter.
ROOT CAUSES
Basement flooding is due to a variety of causes, but north of the 49th parallel most basement water incursions are the result of heavy rainfall and/or the rapid melting of snow, known as the spring thaw. A sudden accumulation of freestanding water may be exacerbated by poor lot drainage, overflowing eaves troughs and plugged downspouts. If the weeping tiles or drains installed around the foundation are plugged or crushed, then water will accumulate around the foundation. Once this pooling occurs, pressure and gravity (hydra-static pressure) will force the water through any poorly sealed or cracked foundation.
Heavy rain and poor lot grading combine to create ideal conditions for basement flooding.
There are three primary types of sewer systems servicing homes in Canada:
The private system is employed in rural areas and is comprised of the sanitary connection (transporting waste water from the home) running to a septic system and the storm connection (transporting lot and foundation run off) usually leading to a roadside ditch or low lying pond. Homes using this system are prone to flooding when the sump pump fails.
Combined sewers have the foundation and lot drain into the homes sanitary connection and then into a combined storm and sanitary sewer under the street. This system is prevalent in older urban sections of cities and is responsible for most incidences of flooding during major storms and heavy snow pack melting.
The most efficient sewer system is found in newer developments and separates the storm and sewer lines posing the least risk of basement flooding. In this separated system, the storm sewer is much larger than the sanitary sewer and has the capacity to handle large volumes of water. And as they are not connected the storm sewer cannot cause the sanitary to back up into the basement.
Sump pumps have been used for decades in rural settings for both sanitary and storm water. However, there is a movement afoot in older urban areas to install sump pumps to divert storm water away from sanitary sewers into more recently installed storm sewer systems. The lateral connection to the sewer fed by the foundation drains or weeping tiles is disconnected and capped to prevent back flow from the main sewer thereby preventing basement flooding. Adjusters in urban areas should take the time to review their respective municipal websites to see if any infrastructure plans have made funds or tax breaks available to particular homeowners saddled with a combined sewer system.
The City of Toronto has committed significant funds toward the prevention of basement flooding due to sewer infrastructure and is offering a subsidy to homeowners. Details of the subsidy available to Toronto homeowners can be found at:
http://www.toronto.ca/water/sewers/basement_flooding.htm
Of course the obvious drawback of sump pumps is that most rely on the hydro grid. Should the power fail at night while the homeowner is asleep or away from home on vacation, the resulting flooding could be extensive. However, with battery or water powered backup pumps available for as little as $100, there is no reason not to have a backup sump pump. Primary sump pumps can fail for many reasons: float switch is seized, volume of water overwhelming pump, clogged intake, clogged discharge, tripped circuit, blown fuse, broken impeller or drive shaft and so on. In fact, only the foolhardy would not have a backup pump given the relatively low cost, compared with the potential costs of flooding.
A malfunctioning sump pump with no backup led to the tear up of this laminate hardwood floor.
In a combined sewer system, sewage can flood the basement if a back flow valve is not installed in the lateral sanitary line. As heavy rain and snowmelt overwhelms the combined sewer the surcharge backs up and floods basements through low plumbing connections such as floor drains and sump pumps. To be on the safe side any lateral line going to the sewer should have a back flow valve connected in line.
Homes serviced by separate sanitary and storm sewers can have basement flooding if there are blocked lateral sanitary or storm connections. Often tree roots will push the connections to the point of misalignment allowing the roots to enter through the joints and over time clog the line to the point of impasse. The solution is to use a snake with a tree root cutter attached to cut the roots. It is not uncommon to pull a tree root mass that has totally blocked the circumference of a connection, that is several feet in length. If a basement flood is caused by such a lateral connection blockage to the sewer, one of the most important points for the claim adjuster to determine is ownership of the offending tree and therefore, ultimate liability for the flood.
REMEDIATION: What To Do in Case of a Flood
Every homeowner or business at risk of a flood should have a plan to deal with this potential situation. It is simply good business practice for the front line insurance professional, whether they are the broker or adjuster, to be prepared with a script of do’s and don’ts when assigned a flood claim:
FLOOD EMERGENCY PLAN:
DO NOT go into a flooded basement until you are sure the electricity and gas have been turned off. Don’t take a chance. Call your utility companies.
KEEP EVERYONE OUT OF FLOODED AND AFFECTED AREAS. There may be raw sewage in the floodwater making it hazardous for children and animals, plus you do not want your pets contaminating the rest of your home.
DO NOT FLUSH TOILETS unless you are sure that what is in the toilet will not add to your other problems in the basement.
DO NOT USE WATER FROM A WELL IF YOU SUSPECT FLOODING until the water has been tested and confirmed safe for drinking. Get your water from a safe source outside the flooded area or buy bottled water. In an emergency when no other sources of water is available you may use flooded water only if disinfected by either:
a) Boiling for at least 12 minutes, or
b) Adding 10 drops of unscented household bleach to every four liters of water mix thoroughly and allow to stand until the bleach smell is gone.
WASH YOUR HANDS with warm, clean or disinfected water and plenty of soap frequently, especially before and after working with babies, children and food. Remember to be sure to scrub under your fingernails.
THROW OUT ALL FOOD AND DRINKS that have been exposed to flood water. Examine all canned goods carefully for dents and bulges. When in doubt throw it out. The potential for disease from contaminated food in flood situations should not be taken lightly.
BEFORE GOING INTO THE BASEMENT TO CLEAN UP
1. Call your insurance or emergency response professional for some advice.
2. Make sure all electricity and gas (furnace, water heater, etc.) is turned off.
3. Open any windows accessible from the outside to vent possible gas buildup.
4. Find a flashlight to take into flooded area. NEVER use an open flame such as matches, lighter and lanterns to ensure that any trapped gas are not ignited.
5. Locate protective, disposable clothing, rubber gloves, waders or boots.
6. Seal all open cuts and sores with an adhesive, disposable bandage.
THE CLEAN UP
1. Call your insurance or emergency response professional for some advice on how to proceed with what needs to be done.
2. Call your utility companies if in any doubt that service has been turned off.
3. Put on protective clothing, including head covering if necessary, rubber gloves, waders or boots.
4. ENTER THE BASEMENT SLOWLY for the first time with the flashlight directing the way. Floating and submerged objects could cause you to trip and fall.
5. Open all of the windows to provide ventilation for wet areas and any trapped gas.
6. Document the entire disaster scene with a camera for insurance purposes.
7. Depending on the foundation the basement flood may naturally drain or require pumping. Direct pumped water away from septic tile beds, lakes and streams, storm sewers, play areas and your neighbors property. Draining floodwater onto tile beds could cause toilets to back up.
8. Remove all furniture and other contents from affected area to allow sufficient room for clean up and restoration work.
9. Cut out wet wallboard in a straight horizontal line so that new wallboard can be fitted with the minimal amount of taping and mudding time and resources.
10. At a minimum, flooded areas need to be scrubbed with HOT soapy water. Wash all walls up to two feet above the mark where the floodwaters stopped. Wash all floors and scrub any food contact surfaces such as counter tops, pantry shelves, cutting boards, and so on, thoroughly. However, the best advice as to what measures can be employed in your particular situation can only come from an experienced emergency response professional. For example, Pre-clean and Post-clean formulations of active and dormant bacteria eating bacteria are now commonly used to remediate flood-damaged basements.
11. If an emergency restoration professional and her tools are not available then prepare to disinfect all surfaces. A solution made of one half cup of bleach to four liters of clean hot water can be used to disinfect surfaces. Remember to vent the room to allow fumes from the bleach to escape.
12. All linens, clothing, stuffed toys and other “soft contents” can be cleaned by the restoration professionals’ Esporta cleaning system to hospital grade standards. If an Esporta cleaning system is not available, you may have to throw your soft contents away. Once other furniture contents are dry they need to be vacuumed, steam cleaned and disinfected.
Once the affected area has been properly cleaned and disinfected, inspect all electrical outlets and replace any that are damaged or damp. Make sure you replace all furnace filters and air filters. Contact the utility companies and request that utilities be turned back on. Re-ignite all pilot lights on the furnace, fireplace, hot water tanks, and so on.
Keeping Claim Costs Down
Every water damage claim deserves a complete flood risk assessment to fully understand why the flood happened and what steps can be taken to limit this risk in the future. The resolution to the potential risk can be as simple as replacing appliance flex hoses with sturdier stainless steel lines. Or as complex as lot grading and excavating for foundation drains. In slow economic times it may be attractive to cash out policyholders on their flood claims. If the policyholder is being retained by the insurance company, this could result in short-term gain for long-term pain. Many homeowners feeling financial stress will jump at the chance to discount the claim for cash and do the clean up and repair work themselves. In some cases this strategy can work if they understand the work that needs to be done and do it properly. More often than not however, this will mean more expensive repairs and possible health and liability issues down the road.
The most immediate concern when a flood involves the possibility of sewage contamination is to ensure all surfaces have been disinfected properly. Towns such as Walkerton, Ontario have taught us the horrendous costs of allowing harmful strains of such bacteria as E. coli, to remain unchecked. Any incident that makes it possible for the policyholder to come in contact with pathogenic bacteria must be treated very seriously. An insurance professional following the axiom of due diligence would be well advised to rely on a contractor following the Institute of Inspection, Cleaning and Restoration Certification (IICRC) protocol S500-2006; Standard and Reference Guide for Professional Water Damage Restoration. This guide provides a specific set of practical standards for water damage restoration. For more information consult the Institute’s web site at: