Storm Damage Restoration
The following information is submitted by the
Institute of Inspection, Cleaning and Restoration Certification
(IICRC) as a public service to those who have suffered water-related losses due
to storm damage (e.g., hurricane, tornado). Since there are many variables
involved in deciding about appropriate restoration steps, New York consumers of
this information assume any and all liability for implementing the procedures
covered herein.
The following recommendations assume
water-related storm damage to residential or light commercial structures.
For recommendations regarding restoration of major commercial properties and
building assemblies, it is important to consult with
restoration
professionals who have specific training and experience in this area.
Whether insured or not, it is important for New York property owners to document
damage with photographs or video, and immediately to begin loss mitigation
procedures themselves; or hire a qualified contractor to do this on their
behalf. It is totally inappropriate to put off mitigation while waiting for an
insurance claims representative to arrive on the scene to evaluate the loss. By
that time, in all probability sufficient time will have passed to grow and
amplify microorganisms, which may not be covered by insurance. Loss mitigation
is defined by insurance policies as reasonable and prudent measures designed to
preserve, protect and secure property from further damage, including microbial
growth and amplification.
According to the IICRC Standard and Reference Guide for Professional Water
Damage Restoration (IICRC S500), there are three categories of water that cause
damage in buildings. They are summarized as follows:
Category 1 Water
That which is clean at the releasing source and does not pose a hazard if consumed by humans. Category 1 water may become progressively contaminated as it mixes with soils on or within floor coverings or building assemblies (walls, decking, subflooring). Time and temperature, which promote the growth and amplification of microorganisms in water can cause Category 1 water to degrade. Examples: burst water pipes, failed supply lines on appliances, vertically falling rainwater.
Category 2 Water
That which begins with some degree of contamination and could cause sickness or discomfort if consumed by humans. As with Category 1 water, time and temperature can cause Category 2 water to become progressively more contaminated.
Category 3 Water
That which is highly contaminated and could cause death or serious illness if
consumed by humans. Examples: sewage, rising flood water from rivers and
streams, ground surface water flowing horizontally into homes.
There are two ways in which water enters a building as a result of wind storm
damage:
The first involves falling or windblown rainwater that enters as a result of
damage to roof components or wall assemblies. The second involves horizontally
traveling ground surface water (Category 3) containing silt and soil
contaminants that infiltrate into structures, generally through doors or around
foundation walls. This ground surface water (storm surge) may accumulate to a
depth of several inches or several feet. When structures are partially submerged
or remain substantially flooded for weeks, far more elaborate restorative
procedures usually are required.
Most household microorganisms (fungi, bacteria) typically require five
conditions for
germination, growth, amplification and dissemination. Generally, they
include:
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Organic food source, especially cellulose (e.g., paper, wood), which are found in abundance in construction materials |
|
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Moisture, even high humidity (67% RH plus) |
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Moderate temperature: 68 - 86 degrees F/ 20-30 degrees C |
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Stagnant air |
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Time: Several hours to several days |
Anything that can be done to control or minimize these optimum conditions
will prolong the time required for
microbial growth.
With the above background information in mind, loss mitigation procedures may
include but are not necessarily limited to:
Foremost, consider safety.
Structural Integrity: Before entering a
storm or flood-damaged structure, consider structural integrity, which may be
impacted by the force of the wind on, or the force of the water entering the
structure. When in doubt, obtain an evaluation by a
licensed and
qualified builder or structural engineer before entering.
Ventilation: Fresh moving air discourages
the growth and amplification of microorganisms. Open windows and doors and air
the structure out thoroughly. It is highly recommended that ventilation be
maintained during and following the restoration effort, or until damp areas can
be contained and subjected to mechanical dehumidification (HVAC or specialized
equipment). This reduces, but does not eliminate, inhalation of microorganisms.
Shock Hazards: Ensure that electrical shock hazards have been eliminated by turning off the supply of electricity (circuit breakers) to damaged areas. Anticipate that electricity may be restored suddenly without notice.
Personal Protective Equipment: Wear
protective clothing, boots with steel or fiberglass shanks, and a hard hat.
Protect yourself from injury or exposure to microorganisms. Wear protective
gloves before handling contaminated materials. Splash goggles are highly
recommended to protect and prevent microorganism entry through the eyes. An
organic vapor respirator (paint respirator) is highly recommended to prevent
inhalation of most microorganisms or spores.
Remove debris (silt, vegetation, floating objects brought in by storm surge), if
present, with shovels, rakes, etc. Carefully clean all tools with appropriate
detergents after use.
Identify the source of water and extent of wetting.
When wind-blown rain water enters a building, it is important to identify the
route of entry and to trace its path, as possible, to identify all wet
components (ceilings, walls, insulation, framing). Professional water
restoration contractors, when available, have specialized water-detection
equipment and may be available to assist in this determination.
In rising water situations, typically there will be a visible water line on
drywall or paneling. However, water may migrate or wick upward within the wall
material itself or within insulation behind the wall.
Remove unsalvageable or wet materials.
1. When wetting is caused by storm damage and comes from overhead or around openings in the building envelope, and especially when power has been interrupted in hot climates, it is important to remove wet components, as possible, to expose pockets of saturation to air circulation before microbial growth can occur.
a) Begin at the point of water entry and trace the path of wetting, removing
ceiling and wall components and insulation as you go.
b) Although it may be possible for professionals with specialized equipment to
dry carpet, pad and subflooring materials, when damage is wholesale in an area,
seldom will qualified contractors be available to respond for this work.
Therefore, it is normally prudent to remove saturated carpet and pad.
c) It is highly recommended that solid or laminated wood flooring, or sheet
vinyl be removed to expose pockets of saturation.
2. In rising water situations (storm surge with contaminated ground water):
a) Remove and dispose of drywall (sheetrock), paneling or other wall materials
up to a point 15-24" inches above the water line visible on the wall. If
possible, stay within four feet of the floor to salvage as much wall material as
possible, since drywall is usually installed horizontally in 4 x 8 or 4 x 12
panels.
b) Remove and dispose of wet insulation materials exposed during wall removal.
Look for evidence of moisture wicking up insulation materials. Leave only wall
framing components that are durable and minimally porous, and which can be
cleaned and decontaminated with relative ease.
c) Remove and dispose of floor coverings; carpet, cushion, pad, felt and sheet
vinyl, laminate, or tile flooring materials. Porous materials may absorb
considerable quantities of water and contaminant, and non-porous materials may
trap moisture to prolong drying. The inevitable result will be rapid
microorganism growth, along with associated odor and health hazards. Hardwood
flooring should be removed since contaminants and moisture will collect
underneath in the flutes or hollow areas between the hardwood and the subfloor.
Category 1 Procedures
With Category 1 (clean source) water (e.g., rainwater), drying is the next
course of action required to prevent on-going damage due to microbial
development.
The following procedures may require the assistance of a
professional
water damage restoration company, if available, which has trained
technicians, specialized cleaners, biocides, extraction, drying and
dehumidifying equipment, and moisture measuring and monitoring instruments.
Category 3 Procedures
- With ground surface water (Category 3), steps for cleaning soil residues brought in by heavy rainfall or storm surge may include, but are not limited to the following:
- Since many biocides are inactivated by quantities of organic contaminants, cleaning always should precede biocide application.
- When fresh water is restored within the structure, mix an appropriate general-purpose household cleaner according to label directions and liberally spray it onto salvable components.
- Brush agitation may be required to evenly distribute cleaning solutions, followed by at least ten minutes of dwell time for soil suspension.
- Where appropriate, flush contaminants from salvageable surfaces with a water hose or pressure washer. Work from top-to-bottom and from walls-to-flooring.
- Wet vacuum or mop up excess rinse water from flooring materials immediately. Be sure to thoroughly flush all contamination from wall frame (sill plate) areas. Pressure washing, if available, is specifically recommended to flush contaminants from hard-to-access areas, followed by removal of contaminated water with industrial wet vacuuming equipment.
Disinfecting
Applying disinfectants or biocides usually is unnecessary with Category 1
(clean source) water, since this may only serve to introduce additional moisture
into the building, which may prolong drying.
With Category 2 or 3 water contamination, while maintaining ventilation and skin
and respiratory protection, liberally spray cleaned salvageable materials
(studs, decking, joists, etc.) with an appropriate biocide. A 9% solution of
household chlorine bleach (e.g., Clorox.) mixed 1 part bleach to 11 parts water
may be used on durable, colorfast surfaces. Never mix chlorine bleach with
ammonia or strong acids! An appropriate alternative to chlorine bleach may be a
3% solution of hydrogen peroxide.
In rising water situations, following application of properly diluted biocides,
brush agitate all areas to encourage biocide distribution and penetration into
cracks and crevices.
On Drying
Dry structural components with plenty of air circulation, while maintaining constant ventilation (weather conditions permitting). If possible, take advantage of low outside humidity (check local weather reports). Use oscillating or box fans, repositioning them within the structure every few hours. Avoid temperature extremes that might slow drying, or promote microorganism growth (72-75 degrees F/ 22-24 degrees C is ideal). Rent high-volume professional drying equipment (air movers and dehumidifiers) if available, especially in areas where ventilation is not possible (sealed buildings, security problems). It is highly recommended that electrical components that were wet be checked for operational safety by a qualified contractor.
Target Moisture Levels
Leave cleaned structural surfaces exposed to fresh air movement for several days or even weeks, or until you are sure that they have returned to within four percentage points of normal moisture content (MC) levels (generally the normal MC of structural wood is around 10%). Otherwise, subsequent structural damage and/or health effects may result after wall and flooring materials have been replaced or painted. Professional water restoration contractors with specialized, high-capacity drying equipment can shorten drying times considerably.
Reconstruct or replace components as required.
Where financial resources permit, it is highly recommended that comprehensive restoration be accomplished by trained, Institute of Inspection, Cleaning and Restoration Certification (IICRC) Water Damage Restoration Technicians. Consider hiring a professional restorer to evaluate moisture levels in structural materials before reconstruction.
