Water Damage: Issues That Affect You ~ Art Johnson

WATER DAMAGE: ISSUES THAT AFFECT YOU

by Art Johnson, CR, WLS

In talking with many of you at the SPOA 2007 Conference, river flooding was what most of you had on your minds and may have been facing upon your return home. Some other concerns included how to deal with water in crawl spaces and the proper drying and remediation of wet gym floors. Let’s take a moment and consider some of these latter issues. Some challenges with crawl spaces, if they are not easily accessible, is that water damage can go on undetected for long periods of time, and only show up through secondary damage or by emitting strong odors. It is not uncommon for restorers to be called into a house or school because it is noticed that the hardwood floors are beginning to heave or that the linoleum is beginning to change color. Upon investigation, it may have been discovered that the water heater, or some other source, has been leaking for some time without detection.

Regular inspections are essential in order to avoid this. Many crawlspaces are not vented, and thus when the water is introduced, there is no place for it to go except to condensate and evaporate depending on the temperature variations that the crawlspace goes through. We have found that, even with venting, these areas cannot handle very much moisture without causing these problems.

Some areas of concern when these situations are discovered may include: • What secondary damage has occurred? • Has it affected the floor sheathing? • Is there mould growing? • Is there high humidity in the school that is impacting porous materials like artwork, paper products, or condensation building on the inside of the windows?

These are all signs of trouble.

When addressing these situations, it is important to remember the old saying that “only fools rush in.” Thus, be very cautious as you investigate the extent of the damage in the crawlspace.

Athorough risk assessment must be executed to determine just what the risks might be. • Is there sufficient lighting to be in a position to do this investigation? • With it being wet this long are there any electrical hazards that exist or have developed? • Being in a situation that may fall under the category of a confined space, is there a risk of entanglement and a plan for rescue according to WorkSafe BC’s requirements? • What is the source of the contamination?

Was its origin a fresh water source or a sewer line? • Have you donned sufficient PPE (personal protection equipment)?

According to the IICRC (The Institute of Inspection, Cleaning and Restoration Certification) S500 Water Damage Standard, clean water that sits for any extended period of time moves into a category 3 or black water situation. • If there is extensive mould contamination, what respiratory protection is required? • Is there a risk of oxygen deficiency due

Crawlspace

to the proliferating mould consuming it? • Is there a risk of cross contamination by failing to use good engineering controls, or the risk of infiltration into other parts of the building via the ventilation systems or just holes in the construction?

This thought process is critical for the protection of you, the occupants, and the building itself.

In the event that an unhealthy situation is discovered, effective remediation of these areas would require that it be screened off from the unaffected areas of the building. When we refer to engineering controls, we are referring to 6 millimeter poly and the use of negative air machines using VOC and HEPAfilters. It is so important that the contaminated area never go into a positive pressure situation that may result in forcing the contamination into unaffected areas. Some restoration companies have qualified individuals on staff that are equipped to handle these situations for you; however, as I mentioned in the Ops Talk spring edition, you should pre-qualify these companies and individuals long before you require their services so that you are prepared beforehand.

I would also like to take a few moments to address the issues that you may face with your gymnasium floors if you encounter water damage. My first statement is the most important of all…ACT IMMEDIATELY. Do not wait to see if it will go down on its own or hesitate to get the drying underway. Wood flooring adsorbs moisture very quickly and this results in swelling most often perpendicular to the grain.

As it takes on water, it will begin to show signs of crowning and will continue to swell to the point of possibly lifting off its substrate. As it takes on more moisture, it will begin to be forced into the board beside it and this may cause irreversible damage. As long as the boards do not begin to be crushed, they can be dried, often without having to be sanded.

In the event that sanding is required, it is important to remember not to sand the floor before it is dried to its original moisture content. If you sand prematurely and the wood is still shrinking to its original size, your floor will show cupping, which is indentations at the edge of all the boards; this could ruin your floor. There are

Tenting

excellent wood meters available to ensure that this does not happen.

I also recommend the use of what we call in the industry “Rescue Mats”. These panels are taped to the wet areas and incorporate the use of vacuum systems. They can dry down an area very quickly. If the area is too large, then tenting the effected areas off and using desiccant dehumidifiers or Water Out air exchange technology will prove very effective; but remember, time is of the essence.

One additional thought I would like to mention is the need for effective Emergency Contingency Planning (ECP). If you discover a water leak, experience a fire, suffer vandalism, or experience wind or storm damage, it is very important to know who does what; what action to take to mitigate the loss; and whom to call.

Injectidry

Often we find situations where: (1) no one knows the location of the water shutoffs, especially with after hours staff, (2) a lack of the proper materials for the protection of computers and other sensitive equipment from overhead water leaks or smoke, and (3) no contact numbers are available for pre-qualified restoration companies.

With all the information written above, you can see the importance of discussing all scenarios that may arise, along with the reactions necessary, on a regular basis and especially with new and/or after-hours staff.

You may approach your qualified restoration contractor to assist you in developing your ECP.