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 Flood Damage Rebuild & Floodproofing
Procedures
Flood Damage Repair Guide FEMA/ARC expanded & annotated - Step 8
InspectAPedia® -
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InspectAPedia tolerates no conflicts of interest. We have no relationship with advertisers, products, or services discussed at this website.
How to re-build a water, storm or flood damaged building and how to include measures that reduce the chances of future water or storm damage. Earthquake, hurricane, flood or storm & wind damage to buildings: action & repair priorities: If your building has been flooded, this article series provides a guide for flood damage assessment,
priorities of action, safety,cleanup, repair, restoring utility systems, and rebuilding. We include information on avoiding or minimizing mold damage. Adapted and expanded from Repairing your Flooded Home, American Red Cross & FEMA & from additional expert sources.[1] NOTICE: neither the ARC nor FEMA have yet approved the additions & expansions we have made to the original document.
Green links show where you are. © Copyright 2013 InspectAPedia.com, All Rights Reserved. Author Daniel Friedman.
Step 8: How to Rebuild and Floodproof a Building after a Flood
Don’t just build it back; build it better. Now is the best possible time to think about floodproofing your home because you can take definite action to protect your property in the future. many floodproofing measures are quite simple, cost effective, and easy to put in place. By floodproofing as you rebuild, you can make the next flood easier on you and your wallet.
However this reasonable advice from FEMA/ARC faces some stumbling blocks expressed by building managers & developers of costly high-rise and other large buildings in the Northeastern U.S. following extensive flooding caused by Hurricane Sandy in 2012. While we do not completely agree with them, comments and opinions reported by the New York Times (January 2013) included the following: [14]
"It's a matter of economics - I'm not sure too many developers would want to comprommise lucrative space elsewhere in the building for a storm that was hopefully just a 25- or 50-year event"
"I don't want to say you are throwing your money away ... but if your electrical mains ... are in the basement, they are going to be damaged anyway, so it just may not be worth it"
We don't agree with these views because we suspect that climate trends mean that the frequency of severe weather and flooding continues to increase as a consequence of global warming, and because the total osts of flood and storm damage in lost occupancy, building repairs, and possibly human costs, will continue to exceed the optimistic hopes of some building managers. We do agree with another concern reported by the Times, that current building codes and their treatment of basement or upper floor spaces used for mechanical systems need revision to address building use and valuation concerns expressed by developers and owners.
Floodproofing Approaches to Towns, Villages, Homes
In February 2013 the New York Times reported on a remarkable plan by Highlands, New Jersey to raise the entire town by eight to ten feet above its present level. The town, just about at sea level, is thus located in a designated Flood Zone V - the highest flood risk designation in FEMA's flood zone maps. Of course, Highlands has still to convince federal funding sources to pvovide its share of the $25. million that will be needed for the project. The Highlands mayor and others recognized that left unchanged the town would simply continue to flood. The Times article explained the strategy for Highlands: a series of canals could ease the import of sand fill brought in to increase the elevation of the town as building by building, structures would be raised throughout the downtown area: a space about 1500 feet by a mile in length and involving about 2000 buildings to be elevated in sections, 1/4 sq.mi. at a time.. [17]
Choices facing a town at sea level include several options, but the viability of individual options will vary considerably from one locale to another:
- Doing nothing or too little until repeated floods essentially destroy the town and the economies of its businesses and homeowners.
- Constructing a water barrier or dyke system. Variations include elevated roadway-dykes, floodgates (Venice), and floodwalls (New Orleans).
- Property buyouts to encourage businesses and homeowners to relocate to higher ground - in essence, move the town.
- Floodproofing buildings by raising their elevation individually, lifiting buildings, increasing the fill level beneath the building and constucting an appropriate (pilings?) foundation; (Just raising the building on its existing foundation risks recurrent flood damage to the foundation and possible building collapse.)
Floodproofing means to remodel or rebuild using materials and methods that will prevent or minimize damage from future floods. Consider the benefits to flood- proofing your home:
- By protecting your home from damage, floodproofing will save you money and aggravation during the next flood.
- Many floodproofing measures are inexpensive.
- Protecting your house from future flood damage will increase your property’s resale value.
- Many floodproofing measures can be easily worked in during repair and rebuilding, reducing your costs.
- Some financial assistance programs can help pay for flood- proofing.
- By preparing for the next flood, you regain control over your future—a guaranteed way to reduce your level of anxiety and stress. You don’t have to wait for the government to act; you can take care of protecting your home when you are ready.
- Floodproofing won’t make it possible for you to stay at home in a flood. But it is likely to make it much quicker and easier for you to clean up the next time.
Questions to Ask Before Rebuilding a Flood-Damaged Building
Should you rebuild at all? If the building is located in an area likely to be constantly flooded and damaged it may be that relocation is a better course of action.[16]
If you are going to rebuild the flood-damaged structure in its present location, before you repair or rebuild, the first thing you should do is talk to your town’s or city’s or county’s building department. You will need to ask the following questions:
- What are the procedures for applying for a building permit?
- What inspections will need to be done?
- Is your home substantially damaged? (Substantially damaged means that the cost to restore your home to its “before damaged” condition would equal or exceed 50% of the market value your home had before the damage occurred.)
- The flood protection level is the level of flooding that you want your house to be able to withstand without damage to your house or your belongings.
- Start by asking your building department what flood protection level it requires for your area. If there has been a flood higher than the level they give you, you should use that flood’s level plus 1 or 2 feet for safety. The next flood may be worse.
- The next step is to decide if you will be better off living in a different location, away from areas that flood. Ask your building official about government agencies that sometimes purchase property for open space or flood protection in areas that flood—you may qualify.
- If you are sure that you will repair or rebuild your house in the flood-prone area, choose the floodproofing type that is best for your home or property. there are give basic types of floodproofing described here, as well as rebuilding tips to help you safely repair and rebuild.
Five Types of Floodproofing
1. Elevation of the building or of key building mechanical systems as a means of preventing future flood damage
Building Elevation for Flood Damage Resistance
Most buildings can be raised so that the lowest floor is above the possible flood level. If you had foundation damage from the flood, you may need to raise the house to repair it. It will be easier and cheaper to elevate the house at that time.
There should be many contractors qualified to undertake elevating your house above flood level. Elevation or relocation are the only reasonable ways to protect your home if it is subject to coastal flooding or to deep flooding (more than six feet deep.)
Elevation and relocation are also the most dependable measures for floodproofing your home.
An elevated building will need a new foundation. The contractor will jack up a structure and temporarily set it on a temporary framework called cribbing while the foundation is built underneath. The foundations of an elevated building may be columns, piers, pilings, or raised foundation walls. The elevated building will usually look better and have added protection if fill dirt is placed around the new foundation. But check with your building department before adding fill dirt. It may not be allowed in your community.
Elevation of Building Mechanical Systems for Flood Damage Resistance
 In January 2013 and following the widespread damage occurring in 2012 due to Hurricane Sandy in New York, Julie Satow reported in the New York Times that in buildings located close to water boundaries ( the Ocean or the Hudson River, for excample) building developers and architects began an increased emphasis in combining building waterproofing measures with steps to raise mechanical systems out of basements and onto upper building levels. [14]
Backup generators in larger and public buildings, even excluding special requirements (such as for hospitals operating life-maintaining equipment) need to be able to handle the electrical demands of :
- emergency exit lighting
- emergency lighting
- elevators
- sump and other pumps
- water supply and drainage pumping
- critical electrical circuits such as for heating or possibly cooling
Backup electrical systems in new construction or in buildings undergoing extensive renovations may include distribution of at least one backup-powered electrical ciruit to each building apartment or room
By placing mechanical systems as well as emergency generators (GENERATORS, BACKUP ELECTRIC) on higher building floors, even rooftops, it may be possible to keep some buildings open during severe weather or flood conditions.
2. Relocation of the Building as a means of preventing future flood damage
Moving a building out of the flood-prone area is the surest way to protect it from flood damage. Most houses and smaller commercial buildings in good condition can be moved, and it is usually no problem to find contractors experienced in moving buildings. You will have to purchase a new lot unless your present lot is large and has a good spot on higher ground for your house. Relocation and elevation are the only reasonable choices for protecting a home that is subject to deep flooding (of more than six feet in depth) or to coastal flooding.
3. Floodwall construction & use of Flood Gates as a means of preventing future flood damage
Floodwalls, berms, and levees all work to keep floodwaters from reaching your house. They are built to at least the height of the flood protection level in your area. Floodwalls are usually made of concrete. Berms are simply small levees, usually built from fill dirt.
Floodwalls, berms, and levees can either surround the building (ring levee) or connect to high ground. They can also be built up against a building’s foundation walls. a sump and pump will be needed to pump out water that seeps under the wall. Floodwalls, levees, or berms may not be allowed in your area if they could create a drainage problem on your neighbor’s property. check with your building department before you build.
In 2013 the New York Times described developers' addition of portable five-foot tall floodgate assemblies that can be stored until needed, then assembled and installed to encircle the building "in a matter of hours". Other flood-gate designs extend in height as much as 13 ft. above grade. .[4]
Floodwalls of all types work best in places where flooding is less than three feet deep. If floodwaters near your home develop swift currents, floodwalls, levees, and berms cannot be used—they may wash away. floodwalls and berms may not be appropriate for homes with basements.
If there is not enough room for a berm or levee, you may be able to build a floodwall made of concrete, which takes up less room. The walls should contain internal reinforcing bars to give added strength as well as to help walls resist cracking and settling over time. Walls must be properly anchored to withstand the same water pressure that can destroy basement walls.
4. Dry floodproofing as a means of preventing future flood damage
Sump & Pump Systems for Flood Damage Minimization
In a building that will rely on pumping systems to keep water out of basements or low areas,
- the pumping system must have adequate capacity to handle the potential rate of in-flow into the structure
- backup pumps may be needed to assure both capacity and continued pumping operation
- the pump disposal destination needs to be selected to assure that water is not simply cycling back into the building from the disposal point as floodwaters subside
- the sump or pump system will need a reliable power source, perhaps an elevated backup generator and fuel supply adequate to assure that pumps can operate continually for a sufficient period, perhaps days or a week or longer
- See SUMP PUMPS for added detail
FEMA/ARC continue:
Dry floodproofing means sealing a building to keep floodwaters out. All areas below the flood protection level are made watertight. Walls are coated with plastic or rubberized sheeting or special waterproofing compounds. Openings such as doors, windows, sewer lines, and vents are closed permanently, or can be temporarily sealed with removable shields or sandbags.
Dry floodproofing can only be done if the walls of your home are strong enough to hold back the floodwaters without collapsing. For this reason, dry floodproofing is not recommended if floodwaters are expected to be more than two or three feet above the ground level. Dry floodproofing is generally not appropriate for houses with basements or crawl spaces.
5. Wet floodproofing as a means of preventing future flood damage
Wet floodproofing means modifying a building so that floodwaters will cause only minimal damage to the building and contents. Building materials below the flood protection level are replaced with materials that are resistant to water. Floodwaters are allowed into the building to counteract the pressure of the water on the outside of the walls.
The New York Times article cited above [14] also described installation of "floodgates and submarine-style [water-tight] basement doors" to control water entry into the basements of high-rise buildings. Allowing water to enter a building basement during periods of area flooding tends to equalize pressures on both sides of the building foundation, reducing the chances of potentially catastrophic foundation collapse. See FLOOD VENTS & FLOOD PORTS for steps used to protect smaller and residential buildings from foundation damage due to flooding.
In a companion approach to minimizing the damage and costs of building flooding, building designers convert the use of basement and even flood-prone fdirst floors of buildings whose structures can withstand the forces of floodwaters. Using a building basement as a parking garage rather than as the home to building mechanicals or occupied spaces substantially eliminates the presence of materials and mechanical systems that will be damaged or more-likely destroyed by flooding.
For flood-prone building levels that will remain in use as occupied spaces, the original FEMA/ARC flood damage prevention article suggested:
You should furnish areas that have been wet floodproofed with light, portable furniture that can be easily and quickly moved before a flood. Objects that are difficult to move, such as furnaces, water heaters, appliances, and bookcases, are either put on platforms or reinstalled upstairs.
Wet floodproofing has one advantage over the other four floodproofing times: even the smallest efforts will significantly reduce flood damage the next time. Thousands of dollars can be saved simply by moving furniture and electrical appliances out of areas that will flood. If you decide not to use one of the other four floodproofing types, you should use wet floodproofing measures as you repair and rebuild. The rebuilding Tips in this section give more wet floodproofing ideas.
Building permit requirements when rebuilding a damaged building
One you’ve determined the repairs and floodproofing measures you are going to take, local codes generally require that you get a building permit. Before you make repairs or alterations to your home or property, make sure your plans are reviewed and okayed by your building department. You may also need to get the okay of our homeowner’s association or mortgage holder before you make repairs or alterations to your home or property.
If you are just replacing items such as carpeting or wallboard, you will probably not need a permit—but you should check with your local building department before you proceed. You will usually have to get a permit for electrical work and repairs of structural damage, such as broken walls.
Most local and state building codes require that a building that is substantially damaged be treated as a new building. a new residential building must be built so that its lowest floor is at or above the flood protection level. In other words, if your home meets the criteria described above for “substantially damaged,” you will have no choice but to elevate or relocate your home in order to meet local building codes.
Failure to follow the local building code can result in an order to stop reconstruction, a fine, imprisonment, higher flood insurance rates, denial of flood insurance, or all of the above.
Rebuilding tips for Wet Basements or Flooded Homes
Give your house plenty of time to dry. Many problems result from rebuilding after a flood before everything dries. If it takes a week for the visible signs of moisture to disappear, allow at least another week for the parts you cannot see to dry. Don’t try to force a swollen door to close. Don’t force wooden parts to fit. When completely dry, the wood may regain its original shape. There are small, inexpensive measures you can take to make your recovery easier after the next flood.
Better advice for drying out a flooded building adds these tips:
Make sure that all demolition and removal of soaked materials that cannot be salvaged (such as drywall, carpets, upholstered furniture) are removed as quickly as possible. Standard advice to avoid a mold contamination issue is that a building must be dried within 24-48 hours of being soaked - a recommendation that may be impossible when floodwaters inundate a large area. If weather temperatures are cold, in the 40's F or below, you may gain additional time as cold temperatures tend to slow the growth of mold in building materials.
When it is possible to enter a building safely to complete demolition, initial dryout and cleaning, do not simply rely on time to adquately dry the building. When electrical power can be used safely, and when weather permits, the addition of fans to increase air circulation, portable heaters and dehumidifiers can significantly speed the dryout process.
Do not leave trim or soaked drywall in place; remove those items to expose wood structural components to air circulation. Review Step 4. Dry Out Your Home for details.
Flood Damage Insurance Payout May be Limited
Watch out: when deciding to restore & rebuild a basement-level apartment (also referred to as "garden apartments") be aware that flood insurance policies for below-grade-level spaces in buildings cover only damage to the mechanical systems (boilers, water heaters, electrical panels). Details are at Flood Damage Insurance Payout May be Limited for Basement Apartments discussed in Step 7. Check on Financial Assistance
Following Hurricane Sandy in 2012, by January 2013 The New York Times reported that in some areas such as Hoboken NJ, in order to even attempt to obtain financial aid and despite buildings being covered by required flood insurance under NFIP, owners of basement-level or garden apartments must apply for grants to receive a portion of storm damage aid approved by the U.S. Congress. Further, even if some grants are approved the levels will not be sufficient to cover the total costs of cleaning and repairs to these flooded dwelling areas.[15]
Use Products that resist water damage
Choose structural and furnishing mateirals that are more resistant to water damage and to absorbing sewage-contaminted waters during times of flooding:
- Concrete, concrete block, or glazed brick
- Clay, concrete, or ceramic tile
- Galvanized or stainless steel nails, hurricane clips, and connectors (in areas subject to salt water flooding)
- Indoor-outdoor carpeting with synthetic backing (do not fasten down) • Vinyl, terrazzo, rubber, or vinyl floor covering with waterproof adhesives
- Metal doors and window frames
- Polyester-epoxy paint (do not use mildew-resistant paint indoors, especially on cribs, playpens, or toys because it contains an ingredient that is toxic.)
- Stone, slate, or cast stone (with waterproof mortar)
- Styrofoam insulation
- Water resistant glue
Advice for Floodproofing Building Utilities & Mechanical Systems
Relocate Mechanical Systems & Electrical Components to resist future water or flood damage
Keeping a building open in times of storms, hurricanes and flooding will require much more than just providing emergency heat, fire alarms, or even a reservoir of water.
During flooding and often for some period afterwards, public sewers and private septic systems are not serviceable and may require pumping and mud or silt removal before those systerms can be returned to operation. Heat and electrical service will require additional steps to assure safe operation and a safe, functional fuel supply. Air conditioning systems may be inoperable even if the equipment itself is above floodwaters if ducts have been flooded.
Protect Electrical Panels & Switch Gear from Flooding
FEMA/ARC advise:
Move the main breaker or fuse box and the utility meters above the flood protection level for your home. Make sure each circuit is labeled so you know which circuits control which outlets and fixtures. If the electrical code allows, raise the electrical outlets and switches above your flood protection level.
Watch out: for basic safety, ask your electrician to review the building electrical ground system to assure that in wet conditions the connection between the electrical panel and your local electrical ground will remain intact. If the building is not safelyi and properly grounded in wet conditions, keeping electrical power on risks shock or death by electrocution.
Moving electrical panels to higher building levels may not be enough to assure safe funcational use of backup electgrical generators and emergency electrical circuits in a building if the isolation switch or other key switch gear are not also located above possible flood levels. The New York Times article cited above [14] reported that during & following Hurricane Sandy in New York, although a rental building had its boiler and generator located on the building roof, the switching gear (presumably the isolation switch used to disconnect the building from the public electrical utility lines and to connect its emergency circuits to the backup generator system) were located in the flooded basement. Building management cited both relocation cost and concern for loss of lucrative lower level spaces as issues in relocaing the switch gear.
FEMA/ARC advice continues:
If you are going to replace a flooded furnace, water heater, or air conditioner, install the new one on a higher floor. If your new air conditioner or heat pump will be outside, install it on a platform above the flood protection level. a water heater can be put anywhere near a hot water pipe. An updraft furnace located in a basement can be replaced with a downdraft furnace on a floor above the flood protection level.
Where the flood protection level is not too high, a furnace, water heater or other heavy appliance can also be raised on a platform inside the house. Put the appliance on concrete blocks or a wooden platform supported by concrete blocks. Make certain that appliances such as washers and dryers are secure and will not vibrate off the blocks or platform during use.
You can protect the furnace, water heater, washer, and dryer from shallow flooding with a low floodwall built around the appliance. a concrete or wooden wall 1 or 2 feet high can stop low-level flooding. The wall should be waterproofed with plastic sheeting or waterproofing compounds that can be purchased at hardware stores.
Provide fuel for emergency generators & heating systems in a floodproofed building
Warch out: unless the fuel supply for your heating equipment is also protected from flooding by location and type of fuel source you will not be able to use heating equipment even if it has itself been protected from flooding. For this reason some building designers installing emergency generators select a generator that can operate from LP gas, placing the LP fuel tank on the building rooftop or in another elevated location, and protecting the fuel lines from flood damage not only from submersion in water, but from impact by storm-driven debris.
Protect fuel storage tanks from water entry and movement
Diesel fuel, Heating Oil or LP gas storage tanks used to store fuel used for backup generators or building heating equpiment are at risk of movement, mechanical damage, and water entry during flooding. See
Isolate Flooded HVAC ducts to provide heating or air conditioning in a floodproofed building
You may be able to provide air conditioning to some building areas even if lower floors have been flooded if the duct design permits manual or automatic zone dampers to cordon off and deactivate supply and return ducts that have been flooded. Failure to isolate HVAC ducts that have been flooded, or return air ducts that might draw air from flooded areas risks mold contamination of the entire HVAC system and can present serious health risks to building occupants if the system circulates mold or sewage pathogens throughout occupied spaces.
Wall reconstruction for a wet basement or flooded building
Wash and disinfect the studs and sills if the wallboard and insulation had to be removed. If you are going to rebuild the walls, remember that metal studs and sills are not damaged by water as much as wooden ones.
Pressure-treated wood will resist mildew and wood eating insects outdoors, but it may swell as much as untreated wood when soaked. Some kinds of pressure- treated wood should not be used inside the house, where they will come into contact with food or skin. (It depends on which chemicals were used to treat them.) Ask your lumber company to help you choose the right products for jobs you will do. They would also have consumer information sheets that give specific precautions for some products. Ask for them.
Wallboard installation pattern to resist future water damage
Think horizontal rather than vertical. Install the wallboard panels sideways so they are only four feet high. If the next flood is less than four feet deep, you only have to replace half the wall.
1” gap between floor and drywall bottom edge
Leave the wall open one inch above the sill plate for all wood framed walls, starting of course with any finished walls in the basement. The baseboard will hide this gap. When you remove the baseboard after the next flood, the wall cavity will drain freely and air will circulate better. Check your local codes, however. If a firewall is required, the building code may not allow the gap.
“Greenboard” or other moisture resistant wallboard is made for bathrooms and other damp areas, such as basements. It may be more sturdy when wet than regular wallboard. However, if soaked with floodwaters, it will present the same health hazard and risk of mold growth as regular wallboard and should be replaced.
Floor reconstruction material choices for a wet basement or flooded building
Some floors are made with particle board or plywood, materials that fall apart when wet for long. Floor joists and some wood floors will regain their shapes if allowed to dry naturally.
After re-nailing, a wooden floor may need a little sanding to be smooth, or you can place a new underlayment for a new floor over it. Use screws or screw nails on floors and stairs to minimize warping. Do not lay new flooring or carpet until the subflooring is completely dry.
Painting details for finishing a previously wet basement or flooded building
Do not paint until the surface is completely dry. If the surface still contains moisture, the paint will peel. Things look dry on the surface long before they are dry on the inside, and this can lead to costly mistakes. It may take several weeks for the surface to dry out enough.
FEMA/ARC advised:
To get an idea if a wall or floor is dry enough to paint, dry an area approximately 18 inches square with a blow dryer. (When checking a wall, select an area near the floor where it will be most damp.) Cover the area with a piece of clear plastic sheeting. Carefully seal all the edges with tape. Check the plastic 24 hours later. If there are beads of condensation on the side of the plastic that face the wall or the floor, it’s still too damp to paint.
Generally, "completely dry" means that moisture levels in the building material to be painted should be well below 18%, 12% or lower is better. When using a moisture meter to check moisture levels be sure to check areas most likely to remain damp, such as lower on walls, close to floor level, areas more distant from points of ventilation such as windows or doors, and at intersections of walls/floors and walls/ceilings.
You can cover concrete surfaces with a clear coating or penetrating sealer to make cleanup easier next time. Don’t paint over water stains—they will bleed through several coats of paint. Coat the stained area with shellac or a commercial stain killer before painting.
If you are going to dry flood- proof your walls, don’t rely on waterproofing paints; they cannot keep floodwaters out. Such paints may protect a deck from rain, but they cannot protect walls and floors against the pressure of standing water. (Thick plastic or rubberized sheeting provides the most secure waterproofing seal.)
Products to Avoid Avoid using or storing in areas likely to flood
- Fiberglass or cellulose insulation
- Cork, corkboard
- Gasoline, weed killer, pesticide, lye, drain cleaner, swimming pool and other chemicals • Linoleum • Particle board, chipboard, fiberboard, paperboard, strawboard, Masonite paneling
- Wallboard, Sheetrock, drywall, gypsum
- Wallpaper Windows
If you live near the coast, your home is likely to suffer damage from the high winds and floodwaters of a hurricane or nor’easter. Boarding up all your windows and doors are the best way to protect them from breaking and letting in the heavy rains that a coastal storm brings. Taping windows will not prevent them from breaking during a storm.
Cut plywood to fit each of your windows and doors well before a storm threatens. Label each piece so you’ll know which window or door it covers. Store the plywood with the nails or other fasteners you will need to attach them. That way, you will be able to put the plywood up quickly when a storm threatens.
How to Work With a Contractor for Reconstruction of a Building after Wetting or Flood Damage
You may need a contractor to help you rebuild, especially to handle the difficult jobs such as foundation repair and electrical work. If you have been satisfied with work done by licensed local contractors, try them first. If they cannot help you, ask them for recommendations.
If you must hire a contractor you do not know, talk to several contractors before you sign anything. Reputable contractors would agree that you should take the following steps:
- Check on the firm’s reputation. The local Better Business Bureau, home builders association, or building trades council are excellent sources. Ask if the firm has had unanswered complaints filed against it.
- Ask for proof of insurance. Be sure the contractor has disability and worker’s compensation insurance. If the contractor is not insured, you may be liable for accidents on your property.
- Ask for references. Contractors should be willing to provide names of previous customers. Call some of the customers and ask if they would hire the contractor again.
- Ask for a written estimate. Check it to make sure it includes everything you expect the contractor to do. Some contractors charge a fee for an estimate, which is understandable because they have plenty of work to do after a flood.
- Ask for a contract. The contract should be complete and clearly state all the work, the costs, and the payment schedule. Never sign a blank contract or one with blank spaces. If a lot of money is involved, it may be worth your while to have an attorney look at the contract before you sign it.
- Ask for any guarantees in writing. If the contractor provides guarantees, they should be written into the contract, clearly stating what is guaranteed, who is responsible for the guarantee (the dealer, the contractor, or the manufacturer), and how long the guarantee is valid.
- Obtain a copy of the final signed contract. Once signed, it is binding on both you and the contractor.
- Don’t sign off nor make final payment before the job is finished. Don’t sign completion papers or make the final payment until the work is completed to your satisfaction. A reputable contractor will not threaten you or pressure you to sign if the job is not finished properly. Areas recuperating from floods are often prime targets for less- than-honest business activities. Building codes often require that work be done only by licensed contractors. Some building departments and trade associations keep lists of contractors who work in the community.
Points to remember about hiring a contractor
- Be cautious when contractors you don’t know offer “special deals” after a disaster or want to use your home as a “model home.”
- Ask for complete financial details in writing and for an explanation of any differences from regular prices. Sales are worthwhile and they do exist, but be sure you are getting the services and products you are paying for.
- Do not sign a contract when a salesperson has pressured you. Federal law requires a three-day “cooling off” period for unsolicited door-to-door sales of more than $25. If you want to cancel such a contract within three business days of signing it, send your cancellation by registered mail. Other types of sales may have contracts with different cancellation clauses.
- Beware if you are asked to pay cash on the spot instead of a check made out to the contracting company. a reasonable down payment is up to 30% of the total cost of the project.
- Make sure your contractor calls you or a qualified observer to inspect work before it is covered over. Shoddy work on sewers or basement walls will be hidden from view, and you won’t know if there is a problem until the next flood. Most building departments will want to inspect electrical and plumbing lines before the walls are covered with wallboard or paneling. If you are a victim of fraud or have problems with a less than reputable contractor, the state or local consumer protection office or public attorney should be able to tell you what to do.
Continue reading at Step 9. Prepare for the Next Flood, Storm, or Earthquake - separate article - Protect yourself from the next flood with flood insurance,
a flood response plan, and community flood protection programs.
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Technical Reviewers & References
Related Topics, found near the top of this page suggest articles closely related to this one.
- [1] "Repairing your Flooded Home", American Red Cross & FEMA: Federal Emergency Management Agency, FEMA PO Box 2012, Jessup MD 20794-2012. Printed copies of this book are available from the American Red Cross, from your local Red Cross chapter, or by writing to the address above. Web search 10/4/2010, original source: http://www.redcross.org/www-files/Documents
/pdf/Preparedness/file_cont333_lang0_150.pdf
- [2] The following are available free from:
Federal Emergency
Management Agency
Attn: Publications
P. O. Box 2012
Jessup, MD 20794-2012
- Design Manual for Retrofitting
Flood-prone Residential
Structures, FEMA-114. This
detailed manual explains all the
floodproofing options in language a homeowner can understand.
- Elevated Residential Structures,
FEMA-54.
- Floodproofing Non-residential
Structures, FEMA-102.
- Coastal Construction Manual,
FEMA-55.
- Manufactured Home Installation
in Flood Hazard Areas, FEMA
85.
- [3] The following are available for
free from:
U.S. Army Corps of Engineers
Attn: CECW-PF
20 Massachusetts Avenue, NW
Washington, D.C. 20314
- Introduction to Flood Proofing,
John R. Sheaffer, 1967
- Flood-Proofing Regulations, U.S.
Army Corps of Engineers,
Pittsburgh District, 1990, 80
pages (Corps publication EP
1165 3 314).
- Flood Proofing Systems &
Techniques, L.N. Flanagan,
editor, 1984
- Flood Proofing Tests, Tests of
Materials and Systems for Flood
Proofing Structures, Corps of
Engineers, National Flood
Proofing Committee, August,
1988.
- Raising and Moving the Slab-
On-Grade House, Corps of
Engineers National Flood
Proofing Committee, 1990.
- [4] The following publications are
available from the American Red
Cross. Contact your Red Cross
chapter for more information:
- Your Family Disaster Plan
(ARC 4466)
- Su plan para el hogar en caso de
desastres (ARC 4466S)
- Your Family Disaster Supplies
Kit (ARC 4463)
- Su Equipo de suministros para la
familia en caso de desastres (ARC
4463S)
- Safe Living in Your
Manufactured Home (ARC
4465)
- Are You Ready for a Flood or
Flash Flood? (ARC 4458)
- ¿Está preparado para una inundación or inundación súbita?
(ARC 4458S)
- Are You Ready for a Hurricane?
(ARC 4454)
- ¿Está preparado para un
huracán? (ARC 4454S)
- [5] Clean up References
Many Cooperative Extension
Service offices have home economists and food and farm experts.
Check your telephone book under
the county name. For example, if
you live in Pittsburg County,
check under “Pittsburg County
Cooperative Extension Service”.
- [6] Questions on cleaning or disinfecting of specific materials can be
answered by manufacturers of
cleaning products. Check the
product labels for toll free telephone numbers.
- [7] References on technical aspects
of floodproofing can be located
through the Floodplain
Management Resource Center, a
free service provided by the
Association of State Floodplain
Managers. Call 303/492-6818
- [8] CMHC, Canadian Mortgage and Housing Corporation, "After the Flood — A Homeowner’s Checklist", retrieved 10/21/2012, original source http://www.cmhc-schl.gc.ca/en/co/maho/em/em_001.cfm [copy on file as After_The_Flood_CMHC.pdf]
- [9] Como Reparar su Hogar Inundado American Red Cross and FEMA - PDF - espanol
- [10] Flood Cleanup - Avoiding Indoor Air Quality Problems US EPA Fact Sheet
- [11] Cleaning Up After a Flood Texas Department of State Health Services.
- [12] US EPA - Mold Remediation in Schools and Commercial Building [ copy on file as /sickhouse/EPA_Mold_Remediation_in_Schools.pdf ] - US EPA
- [13] US EPA - Una Breva Guia a Moho - Hongo [on file as /sickhouse/EPA_Moho_Guia_sp.pdf - - en Espanol
- [14] Julie Satow, "Machine of the Moment", The New York Times, Real Estate, p.1, 13 January 2013
- [15] Kate Zernike, "Recovery Remains Spotty 3 Months After Hurricane - Hoboken", The New York Times, 22 January 2013, p. A26
- [16] Asbury H. Sallenger Jr., Island in a Storm: A Rising Sea, a Vanishing Coast, and a Nineteenth-Century Disaster that Warns of a Warmer World,
PublicAffairs; 2009, ISBN-10: 1586485156, ASIN: B00381B7PU
Quoting Amazon
In the mid-nineteenth century, the Isle Derniere was emerging as an exclusive summer resort on the coast of the Gulf of Mexico. About one hundred miles from New Orleans, it attracted the most prominent members of antebellum Louisiana society. Hundreds of affluent planters and merchants retreated to the island, not just for its pleasures, but also to escape the scourge of yellow fever epidemics that ravaged cities like New Orleans each summer. Then, without warning, on August 10, 1856, a ferocious hurricane swept across the island, killing half of its four hundred inhabitants. The Isle Derniere was left barren, except for a strange forest standing in the surf.
Drawing from a rich trove of newspaper articles, letters, diaries, and interviews, Abby Sallenger re-creates the chain of events that led a group of people to seek refuge on an exposed strip of land in the sea. He chronicles the dramatic course of the hurricane itself, as seen through the eyes of a diverse cast of real-life characters, including eighteen-year-old Emma Mille, her French father, a steamboat captain, a pastor, and a slave. Island in a Storm is the story of their bravery and cowardice, luck and misfortune, life and death.
At the heart of this narrative lies another, equally compelling, story. Sallenger, an oceanographer, traces the insidious link between the environmental deaths across the Mississippi delta and the human deaths that occurred when the storm swept ashore. The result is a fascinating portrait of a coast in perpetual motion and a rising sea that made the Isle Derniere particularly vulnerable to a great hurricane.
Ultimately, Island in a Storm is a cautionary environmental tale. Global warming is spreading the unique hazards of river deltas to coasts around the world, and the signs of what happened to Isle Derniere may soon be appearing on other islands. The account of this nineteenth-century disaster and its aftermath offers a vital historical lesson as we continue to develop precarious coastal locations whose vulnerability will only grow as sea levels rise across the globe.
- [17] Peter Applebome, "Lifting a Town to Escape the Next Storm - Jersey Shore Community Weighs Radical Idea to Save it From Floods", The New York Times, 25 February 2013, p. A13, A15.
- Mark Cramer Inspection Services Mark Cramer, Tampa Florida, Mr. Cramer is a past president of ASHI, the American Society of Home Inspectors and is a Florida home inspector and home inspection educator. (727) 595-4211 mark@BestTampaInspector.com 11/06
- Hankey and Brown home inspectors, Eden Prairie, MN, technical review by Roger Hankey, prior chairman, Standards Committee, American Society of Home Inspectors - ASHI. 952 829-0044 - hankeyandbrown.com 11/06
- Arlene Puentes, a licensed home inspector, educator, and building failures researcher in Kingston, NY. 11/29/06
- Kansas State University, department of plant pathology, extension plant pathology web page on wheat rust fungus: see http://www.oznet.ksu.edu/path-ext/factSheets/Wheat/Wheat%20Leaf%20Rust.asp
- "A Brief Guide to Mold, Moisture, and Your Home", U.S. Environmental Protection Agency US EPA - includes basic advice for building owners, occupants, and mold cleanup operations. See http://www.epa.gov/mold/moldguide.htm
- "IgG Food Allergy Testing by ELISA/EIA, What do they really tell us?" Sheryl B. Miller, MT (ASCP), PhD, Clinical Laboratory Director, Bastyr University Natural Health Clinic - ELISA testing accuracy: Here is an example of Miller's critique of ELISA
http://www.betterhealthusa.com/public/282.cfm - Townsend Letter for Doctors and Patients
The critique included in that article raises compelling questions about IgG testing assays, which prompts our interest in actually screening for the presence of high levels of particles that could carry allergens - dog dander or cat dander in the case at hand.
http://www.tldp.com/issue/174/IgG%20Food%20Allergy.html contains similar criticism in another venue but interestingly by the same author, Sheryl Miller. Sheryl Miller, MT (ASCP), PhD, is an Immunologist and Associate Professor of Basic and Medical Sciences at Bastyr University in Bothell, Washington. She is also the Laboratory Director of the Bastyr Natural Health Clinic Laboratory.
- Allergens: Testing for the level of exposure to animal allergens is discussed at http://www.animalhealthchannel.com/animalallergy/diagnosis.shtml (lab animal exposure study is interesting because it involves a higher exposure level in some cases
- Allergens: WebMD discusses allergy tests for humans at webmd.com/allergies/allergy-tests
- Atlas of Clinical Fungi, 2nd Ed., GS deHoog, J Guarro, J Gene, & MJ Figueras, Centraalbureau voor Schimmelcultures, Universitat Rovira I Virgili, 2000, ISBN 90-70351-43-9 (you can buy this book at Amazon)
- "A Brief Guide to Mold, Moisture, and Your Home", U.S. Environmental Protection Agency US EPA - includes basic advice for building owners, occupants, and mold cleanup operations. See http://www.epa.gov/mold/moldguide.htm
- "Disease Prevention Program for Certain Vegetable Crops," David B. Langston, Jr., Extension Plant Pathologist - Vegetables, University of Georgia (PDF document) original source: www.reeis.usda.gov/web/crisprojectpages/209797.html
- "Disease Prevention in Home Vegetable Gardens,"
Patricia Donald,
Department of Plant Microbiology and Pathology,
Lewis Jett
Department of Horticulture, University of Missouri Extension - extension.missouri.edu/publications/DisplayPub.aspx?P=G6202
- "Management of Powdery Mildew, Leveillula taurica, in Greenhouse Peppers," Ministry of Agriculture and Lands, British Columbia - Original source: www.agf.gov.bc.ca/cropprot/peppermildew.htm
- Fifth Kingdom, Bryce Kendrick, ISBN13: 9781585100224, is available from the InspectAPedia online bookstore - we recommend the CD-ROM version of this book. This 3rd/edition is a compact but comprehensive encyclopedia of all things mycological. Every aspect of the fungi, from aflatoxin to zppspores, with an accessible blend of verve and wit. The 24 chapters are filled with up-to-date information of classification, yeast, lichens, spore dispersal, allergies, ecology, genetics, plant pathology, predatory fungi, biological control, mutualistic symbioses with animals and plants, fungi as food, food spoilage and mycotoxins.
- Fungi, Identifying Filamentous, A Clinical Laboratory Handbook, Guy St-Germain, Richard Summerbell, Star Publishing, 1996, ISBN 0-89863-177-7 (English) (buy at Amazon)
- US EPA: Mold Remediation in Schools and Commercial Building [ copy on file as /sickhouse/EPA_Mold_Remediation_in_Schools.pdf ] - US EPA
- Mycology, Fundamentals of Diagnostic, Fran Fisher, Norma B. Cook, W.B. Saunders Co. 1998, ISBN 0-7216-5006-6 (buy this book at Amazon)
- ...
Books & Articles on Building & Environmental Inspection, Testing, Diagnosis, & Repair
 The Home Reference Book - the Encyclopedia of Homes, Carson Dunlop & Associates, Toronto, Ontario, 25th Ed., 2012, is a bound volume of more than 450 illustrated pages that assist home inspectors and home owners in the inspection and detection of problems on buildings. The text is intended as a reference guide to help building owners operate and maintain their home effectively. Field inspection worksheets are included at the back of the volume. Special Offer: For a 10% discount on any number of copies of the Home Reference Book purchased as a single order. Enter INSPECTAHRB in the order payment page "Promo/Redemption" space. InspectAPedia.com editor Daniel Friedman is a contributing author.
Or choose the The Home Reference eBook for PCs, Macs, Kindle, iPad, iPhone, or Android Smart Phones. Special Offer: For a 5% discount on any number of copies of the Home Reference eBook purchased as a single order. Enter INSPECTAEHRB in the order payment page "Promo/Redemption" space.
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