Repairing Flooded Buildings: An Insurance Industry Guide to Investigation and Repair (EP 69)

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Repairing flooded buildings

An insurance industry guide to investigation and repair

Demelza House

Demelza is a charity providing hospice care for children with life-limiting conditions and their families across Kent, East Sussex and south London. Our services include hospice-at-home care, hospice care, planned short breaks, emergency respite, therapies, symptom control, end-of-life care, and bereavement support. These services are currently provided through: ● Demelza House, an eight-bedded hospice in Sittingbourne, Kent ● Demelza James, the hospice-at-home service operating in west Kent, East Sussex and south London. We care for approximately 400 children and families in our catchment area, with about 300 using the services at Demelza House and about 100 using the Demelza James hospice-at-home service. Demelza’s annual running costs are approximately £3.5million. We do not receive any government funding and rely 100% on fundraising to run our services. Our main cost is direct care for the children and families to whom 78% of our income is devoted. Fundraising and volunteers absorb 20% and just 2% goes on administration. In other words, of every £1 donated 78p goes directly to caring for children and their families. We would like to thank you, the reader, for buying this book and so supporting Demelza. We also thank the authors for their generosity in donating their royalties from the sale of this book to help our children and their families.

Ted Gladdish CEO Demelza Hospice Care for Children

Repairing flooded buildings

An insurance industry guide to investigation and repair Flood Repairs Forum

Details of all publications from BRE Press are available from: Website: www.brepress.com or IHS Rapidoc (BRE Press) Willoughby Road Bracknell RG12 8DW Tel: 01344 404407 Fax: 01344 714440 email: [email protected]

Published by BRE Press Requests to copy any part of this publication should be made to: BRE Press Garston Watford WD25 9XX Tel: 01923 664761 Fax: 01923 662477 email: [email protected] EP 69

© Flood Repairs Forum 2006 First published 2006 ISBN 1 86081 903 6

The contents of this book reflect the knowledge and experience of individual and corporate contributors. However, the authors and their sources, and the publishers, take no responsibility for the subsequent use of the information, nor for any errors or omissions, it may contain.

Cover picture: Flooding in the City of York, November 2000 (Courtesy of BDMA/One Call)

v

Contents

Foreword Members of the Flood Repairs Forum

vii vii

Abbreviations

viii

1

Introduction

1

2

Technical competence of the remediation team Complex building types

3 4

3

Managing the customer contact process Policyholder contact – a staged approach Frequently asked questions

5 6 10

4

Damage reporting and collecting the ‘right’ information

13

5

A general guide to drying Minimum drying standards Primary and secondary damage Triage, clearance and cleaning

19 20 21 22

6

Health and safety in flood damage repair Primary legal standards applicable Overall recommendations for flood repairs

23 23 25

7

Equipment for drying buildings Types of dehumidifier Refrigerant dehumidifiers Desiccant dehumidifiers Convection drying

45 45 46 46 47

vi 8

Methods of drying buildings Establishing a drying programme Key factors in the drying process Importance of monitoring High temperatures Vulnerable materials Common problems

49 49 51 52 52 52 52

9

Monitoring the drying process Monitoring equipment Certificate of drying Report of flooding event Report of repairs to flood damaged property

53 53 54 56 58

10

Standards for repairing flooded buildings

63

11

Domestic insurance cover The insurance contract The policy excess Policy conditions and exclusions Prompt notification Non-disclosure Sum insured Maintenance and repair Flood resilient repairs

73 74 74 75 75 76 76 77 77

12

Small businesses Freehold, leasehold and tenancy issues Scope of commercial insurance policies Claims process

79 80 81 82

13

Identifying and managing the flooding risk at a property Susceptibility of contents and equipment Susceptibility of buildings and fittings Risk surveys Flood event procedures Using flood protection products – a guide for purchasers

14

83 84 85 86 90 91

Flood protection and flood mitigation products Existing standards Other types of flood protection products Underwriting and risk

93 94 96 97

References and useful websites and other sources of information

99

vii

Foreword

Members of the Flood Repairs Forum British Damage Management Association Capita Insurance Services Tony Boobier Crawford and Company Adjusters UK Nick Clark Cunningham Lindsey United Kingdom Richard Ayton-Robinson Lloyds TSB Insurance Ian Jones Munters Ltd Alistair Phillips David Clifton Norwich Union (Aviva Plc) John Wickham Royal & Sun Alliance Plc Diana Blaskett University of Wolverhampton Professor David Proverbs Victor Samwinga

When this guide was originally conceived in 2003, the intention was to fill a gap in the marketplace by putting all relevant knowledge held by the insurance and construction industries into a single document for those involved with the problem or risk of flooding of property. Overlying this new approach to dealing with flooding is the significant problem of global warming. Whether or not projected rising sea levels are realised, it is reasonable to suppose that global warming will lead to unusual weather patterns and, in turn, greater incidence of flash flooding. Other, often man-made, phenomena increase the likelihood of flooding – rising water tables in some parts of the UK, for instance. Against this background, we – the individual members of the Flood Repairs Forum representing organisations in insurance, investigation, loss adjusting, and construction and repair – have shared our knowledge and experience to raise awareness of the key issues involved with flooding; and, out of this, to suggest best practice. Through better understanding of the issues we are confident that the service provided by the professional person, working with the homeowner or tenant to repair, mitigate and prevent flood damage, will lead to higher standards in repairing damage caused by flooding. Over time we believe that the Forum’s collective experience will provide improvements in the ways that we deal with flooding. So if this proves to be only the first edition of many, we will know, in some part, that Repairing flooded buildings will have achieved its purpose. Our appreciation for the help in preparing this book goes to the British Damage Management Association, and the many unnamed individuals and organisations who gave us their time, all at no cost, in providing contributions, advice and support. Tony Boobier for the Flood Repairs Forum

viii

Abbreviations

ABI BDMA BSI CCTV CDM CILA CIRIA CORGI COSHH EA FPA HIP MDF N/A NHBC NICEIC PAS PAT PPE PVC-U RICS

Association of British Insurers British Damage Management Association British Standards Institution controlled circuit television Construction (Design and Management) [Regulations] Chartered Institute of Loss Adjusters Construction Industry Research and Information Association Council for Registered Gas Installers Control of Substances Hazardous to Health [Regulations] Environment Agency Flood Protection Association Home Information Pack medium density fibreboard not applicable National House-Building Council National Inspection Council for Electrical Installation Contracting Publicly Available Specification portable appliance testing personal protective equipment unplasticised polyvinyl chloride Royal Institution of Chartered Surveyors

1

Chapter 1 Introduction

Flooding is an issue that is likely to affect both home occupiers – owners and tenants – and the insurance industry for the foreseeable future. It causes distress to property owners and occupants, and the technical difficulties associated with the repair process can test experts to the limit. The background to this guide arises from the recognition that organisations in the insurance and construction industries can jointly offer solutions which bring together the main parties to restore insured property to its condition before the flooding event. Since flooding invariably involves more than one property, this joint industry approach often means involving all parties for all affected properties working together to produce mutually satisfactory results. The River Severn floods parts of Upton-upon-Severn several times each year

2 It is with this in mind that a group of like-minded professionals started to work together to create a manual of best practice aimed specifically, although not exclusively, at the insurance industry, professionals within that industry, and linked industries such as mortgage lending. It is not entirely intended as being a stand alone document – indeed there is already a great amount of data and information available elsewhere – but hopefully it will provide a useful reference document if used in isolation. The flow of the contents of the guide take the reader through the sequence of events in a flood claim – from inspection, through the drying process, to the recommendation of flood resistant repairs. In addition it assists those who are perhaps less experienced in flood repairs to understand some of the basic insurance and technical issues involved, and some elemental requirements of customer care – recognising that inadequate communication and management of expectation rests at the heart of many of the difficulties that occur. For the avoidance of doubt, this guide is concerned with ‘large bodies of water’ – not the effects of small or isolated events such as in the case of a burst water tank, although it is entirely feasible that some of the considerations that apply to large events would also apply to small scale flooding. The insurance and repair of flood damaged buildings is complex but Repairing flooded buildings attempts to simplify and apply logical organisation to these areas.

Introduction

3

Chapter 2 Technical competence of the remediation team

This chapter considers the appropriate skills and qualifications needed for an individual to deal with complicated flood damage situations. A technically competent person will possess: ● a detailed knowledge of design and construction methods, techniques and detailing appropriate to the property in question ● knowledge and experience of the effects of water on building structures and components ● an understanding of contemporary methods of drying flooded buildings and reinstatement methods.

For reinstatement projects following flooding involving complex building types, it is recommended that within the team there is a ‘technically competent person’ who will act for all interested parties in an impartial technical capacity to promote the satisfactory and appropriate repair of the damage to the building to restore it to its pre-flooding state. Currently there are no specific qualifications to reflect technical competence for the full breadth of this topic. However in most cases, those most likely to have the most knowledge and understanding will be (in no specific order): ● building surveyors – probably, although not necessarily, members of the Royal Institution of Chartered Surveyors (RICS) ● members of the British Damage Management Association (BDMA) ● members of the Chartered Institute of Loss Adjusters (CILA). There may also be other experts with suitable qualifications and experience, such as Chartered Builders, Chartered Engineers and other professions.

4

Technical competence of the remediation team

To discharge their responsibilities properly in the case of a claim, the technically competent person may need to seek specialist advice and guidance from others. The following duties are expected: ● completing a risk assessment ● initial inspection, reviewing and recording of the pre-flooding condition of an affected building, and the damage caused ● specifying and scoping the initial strip-out and flood mitigation ● evaluating drying requirements and other appropriate methods ● recording moisture readings (plot and plan survey) ● management of drying monitoring and issuing a ‘certificate of dryness’ ● specifying and scoping repairs ● compiling a budget for repair costs ● administering Statutory Approvals ● ensuring that CDM procedures are adhered to – knowledge of the practical application of CDM is essential ● managing party wall issues ● inspecting the quality of works for compliance with the repair specification ● certifying satisfactory completion of repairs and that the building is restored to pre-flooding condition ● preparing a brief summary of the event for possible inclusion in the ‘Home Information Pack’ to be introduced by the Government in 2007.

Complex building types Complex building types specifically requiring the involvement of a technically competent person are defined as follows: ● historic and listed buildings ● buildings within a conservation area ● timber framed buildings ● buildings with concealed insulation ● buildings of non-standard construction ● buildings with basements or cellars ● buildings with structural problems ● buildings with complex mechanical and electrical services installations ● buildings which have been previously flooded ● buildings adapted for the disabled ● buildings where the method of construction is uncertain ● buildings that may contain hazardous materials ● buildings where restoration time or mitigation may be affected by adjacent or attached properties ● buildings where drying programmes already implemented have not provided adequate results ● buildings with water main risers, or interstitial cavities, which may be seen as conduits to other properties.

5

Chapter 3 Managing the customer contact process

Describing the various parties involved in providing or using insurance services, and ancillary services, can be complicated. As a general rule of thumb, the customer is the person or organisation that buys equipment or products from a manufacturer or supplier, or a service from a tradesman. The client is usually the customer of an insurance or finance provider. The policyholder is a client of an insurer (or insurance company). The homeowner owns their property and may also be a customer, client or policyholder as defined above. Other terms may also be used such as tenant, landlord and householder who can be described by some of the above. Organisations involved in providing insurance services and in the remediation processes following flooding are described on the next page.

This chapter considers the issues involved in the communications between the professional team and the homeowner (who is usually the policyholder) or occupant. Communication is an essential part of the process of dealing with claims and rehabilitation of a damaged building. Good communication manages expectation throughout the life of the event, regardless of the uncertainties that inevitably arise in damage of this nature. One key issue is that of health and safety. In most cases, floodwater is ‘dirty’ by its very nature. The homeowner needs to be reassured that by adopting a correct approach to drying and repairs, damage to health and safety will be reduced or hopefully removed in its entirety. Once drying is complete, repairs can commence but historically there have always been issues as to when a property is suitably dry. This chapter seeks to identify when that stage is reached. It is noted that there is no need for a building to be absolutely ‘bone dry’ to allow the permanent works to start. Equally, the customer should recognise that due to this uncertainty, residual issues can emerge. These latent problems may not be taken as any sign of negligence on the part of the professional team, all of whom will usually act in good faith. They normally will seek to identify a balance between adequate dryness and the degree of inconvenience of permanent repairs being further delayed. This is not a precise science, and will differ from property to property. Only where there has been gross disregard for the most basic of criteria should professional judgement be called into question, and independent assessment called for.

6

Managing the customer contact process

Policyholder contact – a staged approach Communication with the policyholder throughout the life of a flood claim is an essential part of the claims process, and is ideally delivered as the key stages described below. Stage 1 – Incoming claim from policyholder

This is the first key stage and involves the timely and accurate collection of information. Information that is essential for processing a claim is shown in a specimen form on the page opposite. Information and advice for the policyholder to be given by the insurance company or assistance company ● Advice about whether a third party is being appointed to assist them with the claim. If so, the name of the company, a contact (where possible) and telephone number should be given ● Providing the policyholder with a telephone number for the insurance company in case they have a query regarding their claim ● A brief explanation of the role of the damage management company ● The claim should be checked for validity under the policy ● Explaining that the policyholder does have a choice about the contractor used but costs must be agreed with the insurers before proceeding ● Providing any other information reasonably requested by the policyholder, and details of any loss adjuster appointed by the insurance company, and of the company’s representatives. Advice to the policyholder on what they can do to help ● Windows to be opened if the weather is fine ● Electric sockets and fittings should not be used if they are affected by water, always remembering that water is a highly efficient conductor of electricity; and water in electrical equipment, circuits and appliances is often not evident. Appliances connected to an electrical supply should not be assumed to have effective earth protection or double-insulation. When touching or moving mains electrical equipment and appliances, they should first be disconnect them from the electrical supply. If working on any part of an electrical system, only tools that are insulated must be used If in doubt, a qualified electrician should be consulted

Insurance company and insurer are terms for the same type of organisation. An assistance company is often engaged by insurers to help a policyholder in mitigating and reducing damage, and providing emergency support. A loss adjuster investigates claims and determines the validity and value of individual claims. A damage management company assists insurers and policyholders in establishing what needs to be done to rectify damage by an insured event (eg flooding of property) and to liaise with policyholders and with contractors that repair damage. A contractor is usually a large building firm (which might also call itself a builder) that undertakes work to repair property, particularly buildings. It may delegate work to specialist subcontractors, ‘trades’ or tradesmen.

7


ESSENTIAL CLAIMS INFORMATION Name of the claimant Address of the damaged property Is the property being lived in?

Telephone numbers of the claimant As many as possible, including contact numbers at temporary accommodation Preferred method of communication with the claimant For example, telephone, SMS text messaging or e-mail

● Commencement date ● Expiry date

IM

Insurance cover information ● Policy number

● Types of cover For example, buildings or contents or both; standard or extra

EC

● Excess on policy How much is it and how will it be collected? ● Claim reference number Date of flooding event

EN

If the property is uninhabitable, the temporary address of the claimant

Special circumstances of the claimants For example, elderly, young, sick or disabled occupants; language difficulties; asthma sufferers; allergic responses to chemicals

SP

Is there still standing water in the property and, if so, how deep is it? If the water if more than 6 inches deep, it will need pumping out by the fire brigade or waiting until it subsides Is there any power in the property? Is the power isolated at the main or outside the property? Does the adjacent property have power. Could there be risks of electrical shock from a neighbouring property? If the building’s electrics have been affected, has an electrician been called? Who will appoint an electrician – policyholder, insurance company, loss adjuster or damage management company. If an electrician has already visited, was he qualified and has he left a report or lock-out certificate? What type of property is it? House, bungalow or flat; detached, semi-detached or terraced What rooms have been affected? To provide a general understanding of the scope of the damage What has been affected in the rooms? To provide a general understanding of the scope of the damage

8


● If standing water is deep but outside water levels have subsided, it should be pumped out – if necessary by the fire brigade ● As many undamaged items as possible should be moved to higher levels or to upper storeys away from the floodwater. Stage 2 – Communicating with the policyholder by a third party assigned to the claim (for example, by a loss adjuster, assistance company or damage management organisation)

● The third party should introduce themselves – preferably in person, otherwise by telephone – to the policyholder and advise him or her of their role in the claim process ● Where possible the policyholder should be given a named contact in each organisation that has a role in dealing with the claim and told who is responsible for appointing these named contacts ● The policyholder also should be given a telephone number and claim reference number for each of these contacts ● The third party should confirm the details of the policyholder – postal address details (in case they are in temporary accommodation), and landline and mobile telephone numbers for daytime, evenings and weekends ● If it is not possible to make contact with the policyholder within 24 hours of receiving the claim, a contact card should be posted to them. Other possibilities may also be considered: that the occupant may have moved out, the card may be posted onto a wet floor, or that telephones may have been disconnected. Stage 3 – The initial visit to the policyholder (for example, by a loss adjuster or damage management company)

● Is the event covered under the terms of the insurance policy? If so, the claim can be validated ● Fraudulent behaviour may be considered and any indicators checked ● The policyholder should be reassured that things will get better and their problems treated sympathetically ● The process for handling the policyholder’s claim should be explained ● The reasons for the processes used to dry the property should also be explained (eg removing wallpaper, plaster, and flooring to aid drying)


9

● The policyholder’s expectations of repair work should be established from the outset, including giving an indication of how long the process is likely to take ● The policyholder’s questions need to be answered clearly, without using jargon ● An information leaflet should be left with the policyholder, with contact numbers clearly shown ● They should be given a wallet or file that can be used to keep together all the documentation relating to the claim and repair processes, including information provided by all parties involved in these processes, and especially a quick-reference list of contact numbers. Stage 4 – Keeping the policyholder updated (for example, by a loss adjuster, claims handler, contractor or damage management organisation)

Maintaining regular contact will be appreciated by the policyholder. This should be done on a weekly basis by visiting, or by telephone, to confirm progress with the claim and with repair work, and to update them on estimated completion dates. Stage 5 – Completion of work by contractors

Contractors and others involved in rehabilitation of the property should advise the policyholder when their work has been completed. This can be done by phone or in person but needs to be reinforced in writing. Agreement should be sought by the contractor that the policyholder is satisfied with the work undertaken and there are no outstanding issues relating to the work they have undertaken. Acceptance of the repair work by the policyholder verbally or in writing should not preclude additional work in the event of unforeseen problems arising later. Stage 6 – Completion of the claim by the insurance company

A final call should be made to the policyholder to confirm completion of the claim and that they are satisfied with the outcome. The policyholder should be asked if there are any outstanding problems or issues that need to be resolved. A process will normally be in place to deal with any outstanding concerns or the dissatisfaction of policyholder.

10


Stage 7 – Feedback

After completion of building work and the claims process a customer satisfaction survey should be sent to the policyholder. The survey should relate to all parties involved with the claim; that is: ● the insurance company ● the assistance company, if any ● the loss adjuster ● the repairers; that is, any damage management company, contractor, specialist restorer, carpet supplier, replacement goods supplier etc involved in the remediation programme. The survey should cover all aspects of the claim (ie communication – verbal and written – quality of work undertaken and overall impression) in respect of each service provider. Only one survey should be carried out covering all these aspects to avoid the customer being bombarded with separate forms from each party.

Frequently asked questions Why can’t I just go and hire some heaters to dry my property?

Heat alone will not dry out the fabric of a property and its contents. A hot or warm atmosphere absorbs moisture from the walls, floors, furnishings etc of a room (raising the relative humidity), but, until the air and its moisture is carried away from the room, it will be retained there until it condenses on colder surfaces or is reabsorbed into the walls, floors and furnishings. Ventilation – opening windows, for example – is a more significant factor in removing water and moisture from a room, but even that can take time, particularly in windless conditions. Arguably a combination of good ventilation with heat will produce the best results, but for the small extra drying effect produced by the heat it is doubtful that it could be said to be an economical measure. Heat, moreover, if maintained at high levels for long spells can have deleterious effects on materials used in buildings and furniture. Drying out materials to very low moisture levels causes cracking; and while some materials can tolerate embrittlement, cracking or loss of water content and still recover (eg timber), others cannot without the detrimental effect being potentially permanent (eg new cement or plaster).

Sources of flood information for the property owner are: Environment Agency (EA) which provides comprehensive information on its web site www.environmentagency.gov.uk/subjects/flood EA’s flood warning service tel 0845 933 3111, www.environment-agency. gov.uk/subjects/flood/ floodwarning EA’s Floodline tel 0845 988 1188, www.environmentagency.gov.uk/subjects/flood/ 826674


11

Should I turn my radiators on to dry the property?

The same applies with radiators as was explained in the answer to the previous question: they may have a small beneficial effect by themselves, but more so when combined with ventilation. The reduction in moisture content of wood to a natural and sustainable level of 20 to 22% within three weeks of saturation is an important step in preventing rot taking hold. Effective ventilation is a very important measure in drying out a building in a satisfactory time. Is my property dry, because the screed floor looks nice and white?

Within the first few hours of drying a certain amount of evaporation takes place from the surface whatever the degree of saturation within the material. This gives the appearance of the material being dry which is deceptive since decisions made regarding reinstatement (eg applying a new floor covering) could be taken before the screed and substrate have dried out properly. The ultimate result of precipitate action could be failure of any new flooring material. Will the flood affect the insulation in my cavity?

This depends on the depth of floodwater in the cavity and the type of construction. The cavity should be inspected as part of the drying survey. If the insulation has degraded it might have to be removed, or dried in situ. The depth of standing water in a property may not be a good guide to the level or height of moisture intrusion in the fabric. How long will it take for mould to start to grow in my house after a flood?

Mould spores will be found in most homes with no harmful effect. Mould only becomes a problem when conditions within the property become out of balance (eg following flooding) and in the corners of rooms where damp, stale air cannot circulate. Mould growth normally commences 2 to 3 days after the building becomes wet. Where an efficient and effective drying programme has been installed the potential for mould growth is greatly reduced. If the moisture is removed quickly, mould growth will not occur as the contributory factor in its growth has been removed. I have underfloor heating. Will the floodwater affect it?

As soon as the water has subsided, an investigation will be made to identify the level of damage within the floor. A decision can then be made about the best method of remediation. In some cases, depending on the level of damage, the underfloor can be successfully dried in situ.

12

13

Chapter 4 Damage reporting and collecting the ‘right’ information This chapter provides recommendations for the information which should be collected at the earliest opportunity to ensure the correct application of skills and the degree of urgency required. The first key element is the correct and consistent reporting of the scale of the problem. This chapter provides a recommended template for a standard flood damage condition report. The report is not meant to replace current insurer reporting requirements but should exist as a stand-alone document. It provides a comprehensive summary of the findings of the professional at the time of first visit. Flooding caused by extreme weather conditions and major infrastucture catastrophes will invariably have widespread effects and require harmonised efforts by central and local government, insurance companies, utilities, contractors and householders and landlords to return conditions to their previous state (Courtesy of BDMA/DRL)

14


BUILDING CONDITION REPORT

EN

IN RESPECT OF FLOOD DAMAGE

DATE OF FLOODING EVENT

EC

Address:

Claim ref:

IM

General Name of building owner:

Project ref:

Weather conditions at time of inspection: Surveyor: Age of building:

SP

Type of construction:

Is English Heritage notification required?

Date of inspection:


Roof coverings Description: Condition and defects:

Chimney stacks and flashings Description:

EN

Condition and defects:

Surface water drainage Description:

Foul drainage Description:

Main walls Description:

EC


IM



SP

Cellar or basement Description:


Ground floor Description:


First floor Description: Condition and defects:

15

16


Internal partitions Description: Condition and defects:

Fireplaces and chimney breasts Description:

EN


Ceilings Description:

Internal decoration Description:

Joinery Description:

EC


IM


SP


Water supply, and plumbing and sanitary fittings Description: Condition and defects:

Electricity supply and electrical equipment Description: Condition and defects: Gas supply and gas appliances Description: Condition and defects:

17


Other information ● List of fixtures and fittings ● Evidence of previous or historic damage (ie stains, odour, cracking, peeling) ● Comments on maintenance defects not related to flood damage

● Date of event report ● Date of first contact by insurance representative ● Date of first attendance

EN

● Height of flood level (eg indicated by staining)

EC

● Specific recommendations

IM

● Date of start of remedial work and installation of drying programme

SP

Surveyor’s or inspector’s signature:

Disclaimer [A suitable disclaimer should also be included]

Date:

18

19

Chapter 5 A general guide to drying

The following chapters provide an overview of some of the key technical issues involved in repairing flood damaged properties, and with drying standards, methods of drying, typical equipment and methods of monitoring. In many cases of flood damaged buildings the most appropriate method to be used needs to be decided by the expert, with full knowledge and understanding of the facts and conditions. For this reason there has been no attempt to prescribe the most appropriate solution for any given circumstance. It is also recognised that there continue to be advances in drying technology which are the subject of continued discussion and debate between industry experts. It is not the intention of this guide to contribute to that debate, but rather to provide a basic understanding of the methods and equipment available. Further detailed information is also available in the Construction Industry Research and Information Association (CIRIA) publication Flood damaged property [1] which complements this guide.

After all standing water has subsided, drying out continues by removing waterlogged and damaged carpets, furniture and fittings – virtually everything in contact with water or moisture which is not part of the fabric of the building (Courtesy of BDMA/DRL)

20 Minimum drying standards When can a building that has been affected by water be considered dry? The underlying principal that has guided the development of a minimum standard of drying effectiveness is that the moisture levels found in the property after the damage should be reduced to levels that existed before the flooding. The building materials and general structure of the property – floors, walls ceilings, doors etc – must be returned to their pre-flooding moisture condition. These criteria must be achieved before it can be accepted that drying equipment and services are no longer required; they would be considered sufficient when the following have been achieved. ● The condition of internal construction materials is at or better than that normally considered acceptable, or compares favourably with areas not associated with the flood ● The moisture on and in the building materials will not support the growth of mould and mildew ● The levels of trapped or bound water within the building envelope, construction materials or contents will not migrate or transfer to areas or surfaces which may promote mould growth, cause failure or damage to areas restored or repaired, or damage to previously unaffected areas.

A general guide to drying

21


Primary and secondary damage Primary damage is caused directly by floodwater penetrating building materials and components to the extent that they are permanently or temporarily affected and unable to maintain the functions for which they were designed or produced. Secondary damage is caused after the initial flooding, typically by the migration or movement of water or moisture from the initial flooded areas to areas clearly not previously affected. It is usually avoidable by prompt action following the flooding event. A normal, well maintained building has a low level of moisture held in the building structure – too low to support the growth of fungi. Most moulds and other forms of fungi do not grow in conditions where the moisture levels are in equilibrium throughout the property, and safely below levels that encourage growths. After a flood event this balance is disturbed. When water soaks into a building and its materials, they become wet enough to support fungal growths and drying out is therefore essential. Additionally, as water evaporates from these wet materials it can travel as moisture in the air and be absorbed by other materials remote from the area initially affected. Damage from fungal growths is considered to be secondary damage and is avoided by early action. It is generally accepted that some growth will occur within 2 to 3 days of the building being affected by water, coupled with resultant high levels of humidity. Where secondary damage occurs and there has been no fault on the part of anyone involved, insurers will usually deal with this damage as part of the original claim. Drying advice and methods to avoid secondary damage are given also in CIRIA’s publication, Flood damaged property [1].

22 Triage, clearance and cleaning The remediation phase after flooding should follow a common sense approach. The following points should be considered. Damage inspection

Identifying the full extent of primary damage and possible secondary damage will provide the necessary information to undertake the following triage assessment. Triage assessment

This is the assessment and planning of the most pressing actions required to mitigate or control the damage. The outcome of triage usually requires action within the first few hours (the golden hours) after the floodwaters have receded. Typically this is when obvious salvageable house contents are moved out of harm’s way in order of greatest value or significance. Clearance

Before any building, drying or restoration work can commence, the affected areas must be cleared to allow cleaning and decontamination. This must be seen as a first step, but taking photographs, logging all actions and obtaining loss adjuster’s or insurer’s permission before disposing of insured damaged items are a necessary part of this process. Cleaning

Floods of all types will bring into the home a variety of contaminants and, while wet, they are generally prevented from becoming airborne. It is therefore sensible to remove these contaminants while they are still wet together with the silt often associated with flooding. Simple personal protective equipment (PPE) will be needed to provide the required safe conditions where silts have already dried. Using garden hoses or power jetting can significantly speed this cleaning and contaminant removal operation, but, where thick deposits are present, shovels may be a better choice. No attempt should be made to dry the building until all wet cleaning has been accomplished although starting to dry out upstairs areas by ventilation can be considered. Removing perimeter floorboards to reduce the effects of swollen boards pressing against and damaging walls should also be considered.


23

Chapter 6 Health and safety in flood damage repair

Health and Safety Executive: www.hse.gov.uk HSE Infoline 0845 345 0055

The whole area of health and safety is complex, and the following chapter serves simply to provide an aide-mémoire to the key issues involved, as far as flood damage is concerned. Companies involved in the remediation process also owe a duty of care to the occupants of a building which is as great as their duty of care to individual employees. Guidance should be based on generic risk assessments (pages 25 to 33), which specifically refer to: ● who might be harmed ● evaluation of risk ● preventive measures.

Primary legal standards applicable Health and Safety at Work etc Act 1974

It is the employer’s duty to ensure health and safety of employees at work; in particular: ● to provide safe systems of work ● to provide training, instruction, supervision and information to ensure health and safety ● to provide arrangements for use, handling, transport and storage of articles and substances ● to ensure health and safety of others affected by the work. It is the employee’s duty to take reasonable care of themselves and others who may be affected by acts or omissions at work; and to cooperate with the employer on health and safety measures.

24

Health and safety in flood damage repair

Management of Health and Safety at Work Regulations 1999

It is the employer’s duty: ● to carry out risk assessments ● to identify, plan, implement control and monitor preventive measures ● to provide information and training to employees ● to encourage coordination and cooperation between employees where the workplace is shared. It is the employee’s duty to work in accordance with training and information provided for health and safety, and to notify the employer of serious and imminent danger, or health and safety shortcomings. Control of Substances Hazardous to Health Regulations 2002 (COSHH)

It is the employer’s duty: ● to assess the risk of exposure to hazardous substances ● to avoid exposure (or, if not possible, control the levels of exposure) to hazardous substances. Personal Protective Equipment at Work Regulations 1992 (PPE)

It is the employer’s duty: ● to assess the risk of exposure to hazardous substances ● to avoid exposure (or, if not possible, control the levels of exposure) to hazardous substances by providing and maintaining PPE ● to provide protection to employees against exposure to risks which cannot be controlled by alternative means that are more or equally effective as PPE ● to provide information and training to employees for using PPE. Risk assessments also must specifically identify issues relating to confined spaces under the Confined Space Regulations 1997 and how appropriate measures should be implemented.


25

General risk assessment processes The intention of this section is to provide general guidance to all parties involved in a flood claim situation. The generic risk assessment identifies typical hazards, risks and preventive actions. Following this guidance will not guarantee full compliance with all health and safety regulations in all claims situations. It will always be necessary to assess general guidance against the unique circumstances at each work site and, where required, to carry out further site-specific risk assessments. Even when generic assessments are deemed to provide satisfactory control of the hazards present, a record that this assessment has been undertaken must be made. Overall management of health and safety has to be achieved by verifying the competency of suppliers on health and safety matters when they are appointed, followed by an effective programme of auditing and review of a representative sample of work. The responsibility for the management of health and safety on site has to remain with the individual organisations relative to the nature of their involvement with the claim. It is not possible for the insurance company or the loss adjuster or any other organisation to monitor health and safety issues remotely other than via the periodic audit and review arrangements mentioned above. All suppliers must have an effective system for providing training and information for, and supervision of, employees. Supervision is particularly important due to the often small numbers of workers (sometimes lone workers) on site and the transient nature of the work. Regular monitoring of compliance with health and safety by employees on site, by auditing documentation, is an essential element of an effective management system. Implementation of the Personal Protective Equipment at Work Regulations is frequently employed as a control measure. It should be recognised, though, that this is the method of last resort if a risk remains after all other options to eliminate or reduce it have been applied. It is not sufficient to simply make PPE available. There has to be adequate training in its use and maintenance, and monitoring to ensure that it is used where necessary and in the correct manner.

26


Asbestos, in particular where found in decorative textured surface coatings, is a problematical area since only licensed contractors are allowed to work on asbestos products. An agreed industry wide approach to handling claims involving asbestos is recommended. The Association of British Insurers (ABI) are currently investigating what best practice guidance can or should be given to its members. The main objective should be to ensure a consistent, legally compliant, safe method of working for all involved in claims for and the repair of flooded property. The health implications of contaminants in floodwater can often be misunderstood. Care must be taken to ensure workers have appropriate information and support on health related issues. A good example would be the issue of Weil’s Disease information cards for employees who potentially may come into contact with the leptospirosis bacteria. It is widely recognised that the greatest risk to an individual’s safety is drowning in the floodwaters; and, for the general public who are the victims of flooding, illness caused by the stress of being in a flood situation. It is important that public health experts are asked to assist with educating the general public in this area so that these and other fears are brought into perspective. The information provided on the CIRIA web site is one example of this type of education. This information is part of an initiative supported by the ABI. Consideration could be given to the inclusion of similar simple health and hygiene advice in documents (or other forms of communication) provided by insurers to their policyholders in connection with flood claims. Providing appropriate welfare facilities for all people living and working on flood sites is also important to ensure that satisfactory standards of hygiene can be maintained. Often for lone workers making short duration visits – such as loss adjusters – the provision of suitable washing facilities can be problematical. Where washing facilities are not available, a supply of disposable protective gloves and other PPE should be provided. Guidance on cleaning or disposing of contaminated PPE and on basic hygiene should be given to employees. In large scale flood situations, coordinated arrangements should be made to provide temporary washing facilities, with hot and cold running water, for shared use at the site. When clean water is not immediately available, anti-bacterial wipes and similar products for cleaning hands should be provided. Guidance to the user of risk assessments is given in the immediately following pages. Draft forms for preparing a health and safety risk assessment are shown on pages 34 to 44.

Construction Industry Research and Information Association: www.ciria.co.uk


27

Key to risk assessment user guide People at risk (P) – abbreviations Emp

Employee

Con

Contractor

Pub

Public

Vis

Visitor

Definitions of risk Hazard

Anything with the potential to cause harm or loss

Likelihood (L)

Probability that the hazard will cause harm or loss

Severity (S)

Amount of harm or loss that will (most probably) result

Risk level

Product of likelihood and severity

Revised risk (RR)

Revised risk after application of existing controls

Final risk (FR)

Final risk after application of additional controls

Severity ratings 5

Very high

Death(s), permanent incapacity or widespread loss

4

High

Major injury (notifiable category), severe incapacity or serious loss

3

Moderate

Injury, illness requiring three days or more absence (reportable category) or moderate loss

2

Slight

Minor injury or illness, immediate first aid only or slight loss

1

Negligible

No or trivial injury, illness or loss

Likelihood ratings 5

Almost certain

4

Likely

3

Evens chance

2

Unlikely

1

Improbable

Risk levels 25 – 16

High

Immediate action to identify and implement control measures – work should stop if danger is imminent

15 – 6

Medium

Action plan to identify or implement controls – time period commensurate with risk level (eg higher risk, shorter period)

5–1

Low

No action required

28


Slips, trips, falls and strikes by building materials Hazard identified

P

S

L

R

Existing controls

RR

Any additional controls required

FR

Falls into open manholes, trenches etc hidden by floodwater

Emp 5 Con Pub

3

15 Existing general risk assessment process for employees visiting remote (eg previously unseen) premises

(5;2) 10 Entering floodwater to be avoided unless the ground or route details are known with certainty

(5;1) 5

Falls through wooden floors made structurally unsound by water damage

Emp 4 Con Pub

3

12 Existing general risk assessment process for employees visiting remote premises

(4;1) 4

Floor areas to be avoided if structural integrity not certain

(4;1) 4

Being hit by falling building materials or components (eg ceilings made structurally unsound by water damage

Emp 4 Con Pub

3


(4;1) 4

Building and building fabric to be made safe before entering potential collapse zone

(4;1) 4

Slipping on wet or slippery surfaces, whether hidden by floodwater or not

Emp 3 Con Pub

3

9

Identify as part of general risk assessment process

(3;1) 3

Areas of potential slipperiness to be avoided; otherwise boots with slip resistant soles to be worn

(3;1) 3

Trips over ground or building features hidden by floodwater

Emp 3 Con Pub

3

9

Existing general risk assessment process for employees visiting remote premises

(3;2) 6

None

(3;1) 3

Hazard identified

P

S

L

R

Existing controls

RR


FR

Potential for drowning in floodwater. Factors can include, for example, deep water; fast flowing or rising water; entrapment; unconsciousness; and failure to identify water course location in general floodwater. Risk also applies to driving (eg by entering floodwater en route to destination)

Emp 5 Con Pub

3


(5;2) 10 Careful consideration of location with regard to this hazard. Entering floodwater where these potential hazards exist is not advised

(5;1) 5

Hazard identified

P

S

L

R

RR

FR

Electrocution due to earthing of live electrical apparatus via floodwater or wet surfaces

Emp 5 Con Pub

3


Drowning

Electrocution

Key Emp – Con – Pub – Vis –

Employee Contractor Public Visitor

P– S– L– R–

People at risk Severity Likelihood Risk level

Existing controls

RR – Revised risk FR – Final risk


(5;2) 10 Pre-visit enquiries to establish if electricity supply is isolated or not. Building containing floodwater not to be entered nor appliances to be touched until isolation of electricity supply is confirmed. Occupants to be similarly advised

(5;1) 5

29


Hazardous substances – chemical Hazard identified

P

S

L

R

Existing controls

RR


FR

Potential contamination of floodwater with wide variety of unidentified hazardous chemicals (eg fertilisers, petroleum and diesel fuel, ‘DIY’ chemicals found in homes, etc)

Emp 4 Con Pub

3

12 Existing risk assessment procedures may lead to detecting some chemicals by smell or by observation of slicks etc on water surface. However it may not be possible to detect contaminants in all cases. Wellington boots, coveralls and disposable nitrile gloves should be worn to protect from minor splashes

(4;3) 12 Pre-visit review should be carried (4;1) 4 out to establish if flood zone has involved leakage of chemicals from any industrial, agricultural or other sources. For large scale flooding, Environment Agency, local authority or fire services to be contacted for information; their advice to be followed where significant escape of hazardous chemicals is confirmed. In general, floodwater should be prevented from contacting skin directly or by wetting of clothing. Avoidance of contact with chemicals is a primary objective since hazardous nature and concentration or dilution of chemicals is impossible to predict and PPE will provide only basic protection. (Controls described in tables for biological substances, confined spaces, and fire and explosion are also relevant)

Other hazardous substances made by mixing chemicals with floodwater

Emp 4 Con Pub

3

12 Same as for controls described above

(4;3) 12 Same as for controls described above

(4;1) 4

RR

FR

Hazardous substances – biological Hazard identified

P

S

L

R

General contamination of floodwater with wide variety of unidentified hazardous biological agents (eg viral and bacterial) typically from sewage or contamination normally found in water courses (eg bacteria that cause Weil’s Disease) but also floodwater (even localised) in contact with contamination from other sources of waste, material randomly on the ground surfaces (eg dog and animal fouling etc). Typical diseases and conditions are listed on next page

Emp 4 Con Pub

3

12 The existing risk assessment process may be used to identify obvious visible evidence or odours of sewage in floodwater. Normally it will not be possible to detect contamination due to hazardous biological agents

biological

Existing controls


(4;3) 12 It must always be assumed that floodwater from external sources (ie not from building’s clean water supply) will be contaminated. The following, then, should apply. ● Avoiding direct contact with floodwater ● Wearing PPE (eg coveralls, gloves and wellington boots) ● Not smoking (table, page 32, on fire and explosion also applies) ● Not eating in contaminated areas or before washing to prevent ingestion of bacteria etc ● Good personal hygiene (eg washing hands and face as soon as possible after encountering contamination, including unclean buildings) ● Protecting wounds with waterproof dressings ● Preventing cross-contamination (eg, between equipment, files and paperwork) and contamination of other environments; or transferring information to clean paper, and disinfecting equipment ● Washing PPE (or throwing away if disposable), including preventing cross-contamination, and maintaining personal hygiene during handling. Typical viral or bacterial infections and associated symptoms, and precautions, are given on next page

(4;1) 4

30


Hazardous substances – biological (cont) Hazard identified

P

S

L

R

Existing controls

RR


FR

If symptoms occur following contact with contaminated floodwater, a doctor should be consulted and the health and safety officer be notified Weil’s disease is a serious but less common form of leptospirosis infections, causing organ damage and jaundice; it can be fatal. Many leptospirosis infections do not become so serious though all require prompt treatment. Leptospirosis bacteria are transmitted to fresh water (salt water kills them) from animal urine, especially of rats. They are very common in water courses of all kinds, not just foul drains. Infection is usually through cuts, or by direct contact of nose or mouth with infected water

Emp 4 Con Pub

3

12 The existing risk assessment process may be used to identify obvious visible evidence or odours of sewage in floodwater. Normally it will not be possible to detect contamination due to hazardous biological agents

(4;3) 12 Additional controls (as shown (4;1) 4 earlier in table) should be followed, avoiding contact with water or wet surfaces. Features of infection are as follows. ● Onset of symptoms is rapid after the infection event (4 – 10 days) ● Initial symptoms are similar to those for cold or influenza (eg fever, chills, muscular aches and pains, loss of appetite, and nausea when lying down) ● Later and more serious symptoms are anaemia, bruising of skin, nosebleeds, sore eyes and jaundice. If initial symptoms are suspected as being related to contact with the bacteria, treatment should be sought as soon as possible, advising the doctor that leptospirosis infection is suspected

Hepatitis. In relation to floodwater risks, this appears to be limited to the Hepatitis A and E viruses (though E is not common in the UK) which are spread by contact and ingestion of water contaminated with infected faeces. (Hepatitis B, C and D are spread by contact with infected blood or body fluids only)

Emp 3 Con Pub

2

6

As shown above

(3;2) 6

Additional controls as above. Incubation period of infection 2 – 6 weeks. Many patients have no symptoms, some feel off-colour for a few days. Full symptoms include tiredness, weakness, muscle pains and headaches followed by loss of appetite, nausea, vomiting and discomfort on the right side of the upper abdomen (region of the liver)

Gastroenteritis. Caused by various forms of bacteria in floodwater

Emp 3 Con Pub

3

9

As shown above

(3;3) 9

Additional controls as above. (3;1) 3 Many patients have no symptoms, some feel off-colour for a few days. Symptoms include tiredness, weakness, muscle pains and headaches followed by loss of appetite, nausea, vomiting

Tetanus. Caused by a bacterium entering the body via a wound. Although rare in the UK due to immunisation programme, tetanus can be fatal

Emp 5 Con Pub

3

15 As shown above

(3;1) 3

(5;2) 10 Additional controls generally as (5;1) 5 above, focussing on disinfecting and protecting cuts and wounds. Anti-tetanus injection may be given, even if personal programme of injections is up-to-date. Symptoms appear 2 – 21 days after infection as stiff muscles near the wound followed by stiffening of jaw until locked in position; frequent and painful fits and muscle spasms. Immunisation against the disease is commonly available at GP surgeries and hospitals

31


Hazardous substances – biological (cont) Hazard identified

P

S

L

R

Moulds are a type of fungus that can develop on wet building materials given specific conditions. Spores from moulds can cause allergic reactions, respiratory irritation, skin or eye irritation. People with pre-existing conditions of this type are particularly vulnerable. Some toxic strains of mould can cause more significant ill health problems

Emp 4 Con Pub

3

Existing controls

RR


FR

12 Existing risk assessment process (4;2) 8 should lead to visual identification of mould

Areas of mould should be avoided, particularly ensuring that spores are not disturbed that would lead to inhalation or skin contact. If work requires cleaning and disturbance of mould, this must be carried out by trained personnel in compliance with a specific risk assessment and guidance note so that unprotected individuals are not exposed. In most cases mould will not have developed at the time of early initial visits, though this will not include locations where wet conditions have been left untreated for some time (usually well in excess of 3 days)

(4;1)4


FR

Confined spaces and asphyxiation Hazard identified

P

S

L

R

Existing controls

RR

In addition to drowning risks it is also possible that toxic gases or vapours produced from floodwater borne chemicals could be present in confined spaces. Typically this would be a cellar, but also any enclosed space where there is little or no ventilation. Gases and vapours may be toxic in their own right or may have displaced the air required for normal respiration. Unconsciousness (see also drowning) or asphyxiation could result

Emp 5 Con Pub

3

15 Existing risk assessment process (5;2) 10 Suspect areas should not be (5;1) 5 to identify potential hazard areas entered unless it is certain that atmosphere is free from toxic gases and vapours. Odour will not always be present to provide warning – in particular caution should be exercised in areas that appear to have had no ventilation for some time. Advisable that arrangements should be made for ventilation before entry

Hazard identified

P

S

L

R

Existing controls

RR


Asbestos fibres from asbestos-containing building products may be liberated when these products are damaged by floodwater

Emp 3 Con Pub

3

9

Existing specific asbestos procedures

(3;1) 3

Damaged asbestos-containing (3;1) 3 materials (ACMs) will usually be wet, minimising the risk of airborne fibres although waterborne spread could occur. Mechanical drying or ventilation of contaminated areas should not be attempted until damaged ACMs have been identified and removed for disposal by competent operatives

Asbestos



P– S– L– R–



FR

32


Fire and explosion Hazard identified

P

S

L

R

Existing controls

RR

The risks may be similar to those described in the table on biological substances (pages 29 – 31) where flammable vapours or gases may be present from floodwater borne chemicals (eg petrol, solvents etc). These may collect in enclosed spaces in sufficient concentrations to be ignited by naked flames or sparks.

Emp 5 Con Pub

3

15 Many flammable vapours will have (5;2) 10 an identifiable odour – existing risk assessment process can be used to identify potential hazard

If flooding has caused structural damage, it is possible that gas supply pipes may have been damaged causing gas leakage with the risk of explosion

Emp 5 Con Pub

2

10 During existing risk assessment process, detection of gas must be exercised with vigilance

Short circuiting electrical apparatus may also cause fires

Emp 4 Con Pub

2

8


Areas of suspected flammability (5;1) 5 should be avoided unless it is certain that atmosphere is free from flammable gases and vapours. Areas that appear to have had no ventilation for some time should be treated particularly carefully. To prevent fire or explosion, no smoking, no naked lights and no activation of electrical equipment (including mobile phones) which may cause sparks should be allowed. Arrangements should be made for safe ventilation and dissipation of vapours as soon as possible

(5;2) 10 Areas suspected of damage should be kept well clear of. To prevent fire or explosion, no smoking, no naked lights and no naked lights and no activation of electrical equipment (including mobile phones) which may cause sparks should be allowed. Gas supply company should be contacted urgently

Same as for controls described (4;1) 4 in table on electrocution (page 28)

FR

5;1) 5

Same as for controls described (4;1) 4 in table on electrocution (page 28)

Additional hazards introduced by working processes Hazard identified

P

S

L

R

Existing controls

RR


FR

Chemical substances used for cleaning, disinfecting etc

Emp 3 Con Pub Vis

3

9

Individual COSHH assessments and guidance notes or work instructions for each chemical. Only trained personnel should use hazardous materials

(3;1) 3

None

(3;1) 3

Electric shock from appliances for drying and dehumidifying, including extension leads

Emp 4 Con Pub Vis

2

8

All electrical equipment must be PAT tested on site immediately prior to installation

(4;1) 4

None

(4;1) 4

Risk of tripping over trailing cables and extension leads

Emp 3 Con

4

12 Cables to be run at high level or taped to floors for complete lengths. Leads to be kept to minimum lengths, and not run across access points and routes

(3;1) 3

None

(3;1) 3

4

16 All work to be carried out in compliance with manual handling risk assessment and guidance note. All operatives employed on restoration work to be trained in safe practices

(4;1) 4

None

(4;1) 4

Pub Vis Manual handling (eg of waste materials, pumping equipment etc)

Con Pub Vis

4

33


Additional hazards introduced by working processes (cont) Hazard identified

P

S

L

R

When confined spaces (eg underfloor voids) are decontaminated following flooding, toxic gases and vapours may be produced from floodwater borne chemicals or for chemicals used for decontamination to present a hazard. Typically this might happen in a cellar, but also any enclosed space where there is little or no ventilation. Gases and vapours may be toxic in their own right or may have displaced the air required for normal respiration

Con

5

3

15 Existing general risk assessment process to be used to identify potential hazardous areas

(5;2) 10 Areas suspected of having toxic (5;1) 5 gases and vapours in the air should not be entered.Odours will not always be present to provide warnings and particular caution should be taken where areas appear to have had no ventilation for some time. Arrangements should be made for ventilation before entry. Work should comply with specific risk assessment and guidance for the activity and space available. Only personnel trained in confined space working should carry out decontamination and repair work

Stripping out and reinstatement of affected materials. Reinstatement work, by its nature, can be hazardous, possibly requiring elements of the building fabric to be removed and replaced (eg floorboards or plaster from walls)

Emp 3 Con Pub Vis

4

12 People not involved with the specific work activities should be excluded from the work area while operations are underway. Work areas must be made safe against unauthorised access when no one is working on site

(3;2) 6

Disposal of flood affected property and general waste. Waste materials and contents can represent a significant hazard

Con Pub Vis

4

12 All waste must be disposed of in compliance with the relevant regulations.



P– S– L– R–

3


Existing controls


RR

(3;2) 6


FR

Risk assessments and guidance (3;1) 3 notes for the specific work activities should be complied with. All personnel carrying out work at the site should be trained to relevant safety standards

Site cleanliness is vital. (3;1) 3 Waste must not be allowed to accumulate and must be removed from site at the end of each working day. Skips, if left on site overnight, must have lockable lids and must be secured when not being used. Open skips must be removed by end of each working day. Saturated home contents (eg carpets and soft furnishings) must not be stored in gardens overnight. Materials can be carried away from site in vehicles or placed in skips delivered to site. Whatever method is used, waste must only be transported by companies holding valid certificate issued by the local enforcing authority

34


PRE-CONSTRUCTION HEALTH AND SAFETY PLAN for FLOOD DAMAGE REPAIR TO A DOMESTIC PROPERTY

IM

EN

at

EC

for

(POLICYHOLDER)

SP

and

(INSURANCE COMPANY) PREPARED BY

(NAME & TITLE) REFERENCE:

DATE:

35


PROJECT OVERVIEW

The project comprises various works to individual properties to achieve a like-for-like reinstatement following flooding. Generally the work comprises replacing timber flooring, skirtings, kitchen units etc; wall plasters and finishes; electrical, gas and oil installations; boiler servicing and repairs etc; and redecoration.

EN

The project manager’s schedule outlines the scope of these works.

IM

OBJECTIVES FOR THIS REINSTATEMENT PROJECT

EC

Health and safety It is the employer’s policy to ensure that, so far as is reasonably practicable, no accidents or incidents occur to any person employed on or visiting the site.

SP

Pre-construction health and safety plan The pre-construction health and safety plan is provided to give the contractor accurate information and instruction for all people engaged on the project, to enable them to adequately control any known hazards or specific requirements, and to reduce accidents during contract, occupation, cleaning and maintenance operations.

Construction phase health and safety plan The construction phase health and safety plan developed by the appointed contractor must adequately address all the hazards and specific requirements for safety concerned with this project. This is to ensure – as far as is reasonably practicable – the health, safety and welfare of all those involved in damage remedial work or visiting the site, and of the general public and building occupants.

36


NATURE OF THE PROJECT

UK Insurance Company

CDM client’s agent:

ABC Insurance Services

Policyholder:

Mr and Mrs J Smith

Project Administrator: (and address)

Mr K Fisher, Ken Fisher Insurance Services, 1–10 Frobisher Road, Angforth-by-Sea RE50 0XY

IM

Mr A Shepherd, W A Frensham & Co, 11–20 Downs Street, Farmington FR1 10YZ

EC

Planning Supervisor: (and address)

EN

CDM client:

Central Midlands Area Office, 21–30 Parkway Road, Carchester

Site location:

100 Lock Road, Marsham Thatchett, Lowlandshire

SP

Health & Safety Executive area office:

Property and site description:

Semi-detached house in residential location

Description of the works:

Repair and reinstatement following flood damage

Timescale for works:

Anticipated 12 weeks, commencing March 2006

37


EXISTING ENVIRONMENT

EN

Surrounding land uses and related restrictions The house is situated in a quiet residential area with no known restrictions. Access is by a concrete drive to the front of the property. The property does not have listed status, nor lie within any conservation area. There is adequate space for material set down and storage. These areas to be agreed with the property owner.

IM

Traffic systems and restrictions The property is located in a residential road. There are no specific parking restrictions immediately outside the house. However, limited set down will apply to the public highway. Council permission will be required for any skips that are to be positioned on the highway. The contractor should ensure that these permissions are obtained. The positioning must not cause hazard by obstruction to vehicles or pedestrians.

EC

Hazards in structures There are no known hazardous materials in the existing construction. It must be assumed that the floodwater contained contaminants and that they will be present in the property.

SP

Ground conditions A ground condition survey is not considered necessary for these works. However the structures, as a result, must be considered contaminated by absorption, or have infiltrated the cavities and under floors. The contractor should ensure adequate and appropriate PPE is available and used against any contamination hazard.

Services and utilities The position of any underground services is not known and the contractor should make the necessary enquiries to determine service runs. The contractor must note the location of any overhead lines – if necessary helped by individual service providers – before commencing works. All those working on the site, and all other people who need to know and are likely to be affected by the works must be notified. Isolation of any service will be advised by the service provider to all appropriate people and those who need to know. However, the contractor, with the help of the service provider, must verify the condition of every service before starting work to ensure it has not been interfered with and is not in a dangerous condition. The contractor should exercise extreme caution with the testing and subsequent reinstatement of all forms of power, especially the electrical supply, since, in the case of faulty installation, fault paths could be found via any metallic conductor or water-saturated surface. The human body is a good conductor. Anyone who could come into contact with electrical currents should wear rubber soled footwear and, if possible, insulating gloves.

38


EXISTING DRAWINGS AND INFORMATION

SP

EC

IM

EN

There are no drawings or construction details for the building.

39


DESIGN OF THE REPAIR WORK

Significant hazards (including health hazards) identified by the designer The designer must also apply the hierarchy of risk control and avoid all foreseeable risks.

EN

The property has suffered heavy flood damage, possibly involving sewage. Hepatitis A, leptospirosis (Weil’s Disease is an acute form) and salmonella poisoning are all implicated with floodwater. The contractor must take appropriate precautions against the risks of contracting these diseases including making arrangements for good personal hygiene, and providing appropriate PPE, welfare facilities and information to occupiers, site workers and visitors. General requirements for consideration of health and safety are contained within the Preliminaries and Specification documents.

IM

Special precautions must be specified by the designer when dealing with significant hazards including: deep, stagnant or contaminated water temporary support (eg propping) asbestos or hazardous substances making safe and repairing gas installations flammable products making safe and repairing electrical installations low light levels any other designed works that create a scaffolding access to external elevations significant hazard.

SP

EC

The principles of the structural design and required work sequences The contractor should follow an agreed method statement for replacing the electrical, gas and plumbing installations, with work sequences using safe working practices.

Specific problems and issues Breaking out, saw cutting, demolition and drilling will create high levels of building dust and debris. Appropriate precautions should be taken by providing equipment and training for using PPE, and by damping down airborne dust. Heavy flood damage has occurred and precautions are to be taken in the event of contamination. The electrical, gas and plumbing systems have been damaged. These systems will need to be made safe. These works should not restrict access to the property.

40


CONSTRUCTION MATERIALS AND PLANT

EN

In respect of the proposed works, the contractor’s attention is drawn to the possible hazards in using the following materials, products and waste products: plaster cement/concrete paint dust when disc cutting (or processing) masonry, stone and concrete electrical cabling and equipment sparks from steel cutting equipment gas pipework and appliances.

SP

EC

IM

Precautions are to be taken by providing appropriate PPE and training employees in its use. All materials and products should be handled, stored, prepared, fixed and used in accordance with their manufacturers’ instructions and recommendations. In respect of the proposed works, the contractor’s attention is drawn to the possible hazards in operations with the following plant and equipment: electrical equipment compressed air equipment petrol and diesel generators mixers vibration and noise from plant and hand held tools.

41


SITE-WIDE ELEMENTS

EN

Positioning of site access and exit points Access and exit points to and from the site should be via the front garden or driveway unless, for example, safety issues determine another arrangement. These routes are to be kept free of obstructions by vehicles, materials, skips etc.

IM

Site accommodation The site/property will be not be occupied and the security of the building will be vested in the contractor during the works.

EC

However, the contractor will need to make arrangements for the availability of water, electric and toilet facilities. Any use of domestic facilities will need to be agreed with the homeowner.

Unloading, layout and storage areas Setting down of materials and skips should be on the the front road with subsequent storage on site to be agreed with the project administrator.

SP

Set down and storage must not impinge on the access unless agreed with the respective parties.

Vehicle and pedestrian routes Existing vehicle and pedestrian access routes are to be maintained. Any restriction in these routes is to be agreed with the project administrator, homeowner and local authority. Their approval should be obtained in advance.

42


RESPONSIBILITY FOR THE WORKING AREA

The property will not be occupied by the homeowner/policyholder.

SP

EC

IM

EN

Repair work will be the responsibility of the contractor.

43


SITE RULES

EN

General rules The Preliminaries and Specification document gives general requirements for the conduct of the contractors while on site.

EC

IM

People working on the site All persons working on site are deemed to have adequate skills and training to undertake their work task in a correct and safe manner.

SP

Safety equipment Appropriate safety equipment should be provided, and its use stipulated, by the contractor in accordance with current legislation.

Accidents and first aid The contractor must ensure that a qualified first aider is on site during work and that a suitable first aid kit is always maintained at the site. An accidents book should be kept on site and all accidents and incidents, however minor, recorded in the book. Serious injuries must be recorded on site, and reported as required by HSE.

44


CONTINUING LIAISON

IM

EN

Liaison with the Planning Supervisor Any proposed change that affects the design or works, or increases hazard levels as a result of unforeseen circumstances, should be immediately notified (with advice on health and safety implications) to the Planning Supervisor for coordination and recording in the health and safety file.

SP

EC

Information required for the health and safety file The contractor should provide information to the Planning Supervisor for the health and safety file in accordance with guidance given in HSE Construction Sheet 44. On completion of the remedial works, the contractor will provide the Planning Supervisor with: product information on the materials used NICEIC certificate CORGI certificate Copies of equipment manufacturers’ literature, including information on operation and maintenance.

Project goals The health and safety plan is provided to help prevent injury and damage to people and property. The contractor is required to adopt measures for preventing accidents and to monitor the effectiveness of, and compliance with, the measures through the health and safety plan.

45

Chapter 7 Equipment for drying buildings

There are several different methods of drying buildings and it follows that there are different types of equipment that can be used. This chapter is not intended to provide a comprehensive guide to all available types of equipment but to highlight two methods – dehumidification and convection drying. Other methods include heat transfer, heat exchangers, vacuum drying and ‘open and closed’ systems.

Types of dehumidifier There are essentially two ways of accomplishing dehumidification of atmospheric air. ● By chilling air to below its dewpoint causing moisture to condense on cool surfaces ● By passing air over substances that have an affinity for moisture. These substances are called desiccants and are capable of extracting moisture directly from the atmosphere.

46

Equipment for drying buildings

Refrigerant dehumidifiers Using refrigeration to remove moisture from the atmosphere is a common method for dehumidifying air. Air, at its initial temperature and moisture content, is chilled by refrigeration when it has been cooled sufficiently to bring its condition to saturation. Further cooling causes moisture to condense. In a typical refrigeration unit this condensation occurs directly onto a finned cooling tube, and is collected and drained away. In its final dehumidified condition the air is considerably cooler and contains less moisture but it is still nearly saturated with a relative humidity of close to 100%. This air is then reheated as it passes through the dehumidifier which, in turn, reduces the relative humidity. Drying by using mechanical refrigeration can be quite efficient depending on the prevailing temperature and relative humidity (RH). The actual cooling effect or energy extracted can be several times greater than the energy input required to operate the system; this ratio is called coefficient of performance. The best operating range for a refrigeration dehumidifier is 15 to 28 °C and 60 to 98% RH.

Desiccant dehumidifiers The desiccant dehumidifier uses a drying wheel that is impregnated with an adsorbent substance such as silica gel. The wheel, which has a honeycomb structure, is sectioned off into two zones. ● A working zone in which the air that requires drying is drawn through the honey comb structure and adsorbs the moisture within the air stream ● A second zone, which is usually called the reactivation zone, has preheated air drawn through it in the opposite direction. The moisture held by the desiccant is then absorbed by the air and driven off as a warm wet vapour. The wheel rotates within the unit at 8 to 10 revolutions per hour, so as the wheel moves from the reactivation zone it is and warm and dry and ready to accept more moisture. The optimum operating range of the desiccant dehumidifier is 0 to 25 °C and 40 to 90% RH.

A desiccant is a substance characteristically having a high affinity for absorbing water without changing its chemical composition. So high, in fact, that it can draw moisture from the surrounding air.

Equipment for drying buildings

47

Convection drying As an alternative to dehumidifiers, convection drying uses three factors of drying – air movement, raised air temperature and very low moisture content, all combined with continual air changes. A hygroscopic material is one that is able to abstract moisture from its surroundings, including air, by changing its chemical or physical composition.

More technically, convection drying is where the wet (high specific humidity) air within the flood affected area is replaced with drier air (lower specific humidity). This can be accomplished simply by heating incoming air; this reduces its relative humidity and results in a more hygroscopic (or drier) air which is able then to carry away the moisture generated from evaporation. The key to successful convection drying is to match the incoming dry air water capacity with the evaporated moisture caused by heating, and to remove it quickly before it condenses on surfaces or is adsorbed by hygroscopic materials. Manufacturers and users of this method claim some key benefits over dehumidifiers, but it is beyond the scope of this document to comment on these, which will in any event be understood by a technically competent person.

48

49

Chapter 8 Methods of drying buildings

The process of drying a flood damaged property is fundamental to its permanent restoration. This chapter provides a high level view of the issues connected with the drying process.

Establishing a drying programme A drying programme needs to be controlled and monitored to ensure an optimum rate of evaporation (ie the maximum safe rate of drying that allows wet materials and products to return to their former dimensions and colours). Whatever type of drying or dehumidification process is used it will depend on heat to aid evaporation, air changes to carry away moisture-laden air, and air movement to transfer wet surface or boundary moisture into collection systems. These inputs will be factored into the process in varying combinations depending on ambient temperature, room temperature, amounts of water in the air and absorbed by materials, and air speed. The collection system can be a simple refrigerant or desiccant dehumidifier, or convection drying methods.

Before drying operations can start, standing water in buildings must be allowed to subside or be pumped away (Courtesy of BDMA/HDRS)

50 There are a number of questions that need answers before establishing a drying programme. ● Can the building be sealed? ● Is the building’s heating or air conditioning system available to use? ● What is the condition of the property’s electrical system? ● What types of material are being dried? ● How long were materials under water? ● What was the depth of flooding? ● What type of equipment will be used for the drying process? ● What are the outside weather conditions? ● What are the attitudes of, and levels of cooperation between, the insured and building occupants (eg tenants)? ● How quickly can the insurer, its representative or the property manager make a decision about drying out the property? For example, are there issues of insurance cover which need first to be resolved? ● What is the overall condition of the fabric of the property? ● Is the property at risk of re-flooding? ● Is there any trapped interstitial moisture (ie moisture trapped in insulated floors or walls)? As a result of considering the answers to these questions there are a number of ways that a property can be dried. There are some general rules of thumb that may be used. The various factors that contribute to moisture in the air and in materials, and how they interact, are explained in Understanding dampness [2].

Methods for drying buildings

51


Key factors in the drying process To a great extent the efficiency and speed of a drying programme will depend on the effectiveness of any operation to remove floodwater that remains in the property. If the water has not subsided of its own accord, other means will need to be found for removing it (eg pumping – the sort of service provided by local fire services). The more floodwater that can be removed at this stage, the less that has to removed by the drying processes. Pumping is, of course, a very fast method of removing large volumes of standing water from a building. When as much standing water as possible has been taken away, a programme of drying can start. The water remaining in the property should be confined to building components and materials – wood and concrete in floors, bricks and blocks in walls, for instance. Portable furniture should be removed; in fact anything that can hold water or delay the process of drying (eg carpets, and Welsh dressers hard against walls). The drying process involves a number of criteria, principally: ● speed of air movement ● ambient and room air temperatures ● air moisture content (which is related to air temperature). Other factors are also important such as the moisture content of materials, permeability of surfaces and the presence of moisture barriers. Whatever type of dehumidification is used, it must be combined with a suitable number of ‘air movers’, and at a suitable temperature. All these factors are important in the evaporation process; they can be adjusted during the process to get the maximum drying capacity by a trained and skilled drying technician. There are different ways of deciding which type of equipment to use, and how many pieces of equipment to employ. These decisions and processes are relatively complex, often involving detailed calculations, and are best left to technical experts.

52 Importance of monitoring Monitoring the drying process provides the technician with valuable information about the condition and state of an installed drying programme, and allows for alteration and re-focussing of drying criteria. It will identify equipment malfunction but, most importantly, provide information on the effectiveness and speed of drying thereby allowing for manipulation of the process in terms of equipment. Monitoring records should be taken and retained for inspection. During monitoring visits, equipment will need to be adjusted, or increased or reduced in number, to ensure that effectiveness and speed are maximised. In most circumstances the ideal drying conditions should be held at approximately 40 to 50% relative humidity with temperatures at 18 to 23 °C.

High temperatures Higher temperatures can be used in certain circumstances in order to dry the property by evaporation but is made considerably more effective with ventilation. For effective drying, temperature management must normally be combined with other mechanisms such as control of vapour pressure.

Vulnerable materials The ideal conditions for drying will depend on the nature of the property and on the equipment selected, and how they are used and monitored. It is to be expected that some vulnerable materials will warp or shrink if they are not dried in equilibrium to the local environment.

Common problems The most important aspect to look at is the possibility of trapped moisture within the structure; this can be done when drying has commenced. The most likely areas for trapped moisture are within insulated floors and cavities in walls, but the problem can occur in other areas – in fact it can be any location where evaporation of excess moisture is restricted or prevented because of the lack of permeability of the materials surrounding the affected area. Surface coatings and impermeable membranes can inhibit the release of moisture and slow the drying process.


53

Chapter 9 Monitoring the drying process

This chapter reviews methods for monitoring the drying process, ultimately leading to a certificate of drying which is considered an essential part of the restoration programme. It also presents examples of a completion report covering repair work to the building for inclusion with a building user’s manual and a report for a Home Information Pack.

Monitoring equipment There are many different types of proprietary equipment available [2] and different methods used to measure both air conditions and the material equilibrium moisture levels. The most widely used are hygrometers, resistance (or conductance) meters and calcium carbide meters. Other equipment also includes infrared thermal topography. Obtaining accurate moisture meter readings is rarely easy. Hygrometers

To measure air conditions a thermal hygrometer should be used. This instrument measures both temperature and relative humidity (RH). The importance of undertaking this exercise is to ensure that the best drying conditions are achieved which in turn allow an optimum evaporation process to take place and are also critical in insuring that secondary damage doesn’t occur. Relative humidity exceeding certain levels could promote mould growth. The accepted RH for mould growth is 60% RH, but can be as high as 70%.

54

Monitoring the drying process

Resistance meters

The dry condition of many materials (eg wood, bricks and concrete) acts as an insulator. This means that the materials will not conduct electricity in their dry state – they have high resistance. As moisture is introduced into a material it increases its conductivity and allows a small electric current to pass through it. The greater the amount of moisture in the material the easier it becomes to conduct electricity. Therefore the measurement of electrical resistance is an indicator of moisture content in the material. There are many different resistance meters available; but whatever meter is chosen, the most important factor is that it is used by a person who is fully trained and understands how to operate it, takes readings that are as accurate as can be obtained and then interprets them correctly. Calcium carbide moisture measurement method

The calcium carbide, pressure based measurement method is a test where the free water in a sample is converted to an acetylene gas by mixing the sample with calcium carbide. The sample of the material is obtained using a drill. It is then weighed and inserted into the calcium carbide meter. The calcium carbide powder is added ensuring that both the test material and the calcium carbide do not mix before the tester is sealed. The resulting test provides a quantitative assessment of moisture content as a percentage of the wet weight of the drilled material. Further information on different methods for testing both air and material moisture levels is given in the CIRIA publication, A review of testing for moisture in materials [3].

Certificate of drying Presenting a certificate of drying to the property owner is recommended when drying operations have been completed; it is good practice and ultimately removes uncertainty about responsibility for the resulting condition of the property, if there were to be any unresolved issues. Ideally, only a technically competent person should issue the certificate. Shown on the opposite page is a form of words for a certificate of drying based on British Damage Management Association (BDMA) wording. BDMA members are entitled to use the Association’s recommended wording provided they adopt its agreed standards and protocols. It is prudent for suppliers of all kinds to agree specific warrantee and guarantee wordings with their liability insurers to avoid later misunderstandings. A certificate should be included in any building user’s manual which exists.

55


CERTIFICATE OF DRYING The damage management contractor certifies that drying works required as a result of the event at the property and carried out by the contractor are now, in the opinion of the contractor, completed in accordance with agreed good practice which states that a building may be considered dry, following water damage, when:

EN

the internal conditions are at, or better than, normal room conditions

the moisture on and in the building materials will not support active growth of mould and mildew. Property at which event occurred:

Type of event: Contractor reference number: Date of event:

IM

Customer name:

EC

Date contractor completed drying works:

Date contractor completed any additional works:

SP

This certificate of drying works is given in good faith by the contractor on the following basis: the contractor has attended the property and taken moisture readings in all areas identified by the contractor as having been affected. This certificate does not cover pre-event dampness or water damage. It has been assumed by the contractor that the customer, or representative of the customer, has provided relevant information relating to the history of the property and in particular any previous problems with dampness or water damage events, and that these are listed below together with any apparent signs of such matters observed by the contractor (who has not carried out a full survey of the property).

56


Report of flooding event Once the repairs have been completed, a report which identifies the issues involved, what was carried out, and any further problems likely to arise should be presented to the owner for their immediate information and for including in the building user’s manual, if they have one. It should also be made available to future owners – potentially as part of the Home Information Pack (HIP) which the Government intends to introduce in 2007. An example of a form for the report is shown opposite.

A caveat! It is emphasised that the content of this guide does not, in its own right, provide sufficient technical information to allow a certificate of drying to be issued for which a greater degree of technical knowledge is required.

57


REPORT OF FLOODING EVENT for inclusion in the Building User’s Manual and/or the Home Information Pack

EN

ADDRESS OF THE PROPERTY

DETAILS OF THE FLOODING EVENT

IM

OUTLINE OF THE EVENT, SIGNIFICANT DATES, SPECIFIC FEATURES OF THE EVENT AFFECTING THE STRUCTURE AND FABRIC OF THE BUILDING

REPAIRS AND RENOVATIONS FOLLOWING THE EVENT

EC

DETAILS OF THE SCOPE OF REPAIRS AND RENOVATIONS UNDERTAKEN

RECOVERY MEASURES

SP

DETAILS OF METHODS USED FOR DRYING THE BUILDING FABRIC AND TIMESCALES. DETAILS OF MOISTURE READINGS

FLOOD MITIGATION MEASURES DETAILS OF ANY MEASURES THAT HAVE BEEN TAKEN TO PREVENT OR MINIMISE A REOCCURRENCE OF FLOODING (EG INSTALLATION OF A SUMP PUMP, FLOOD WARNING AND ADJUSTMENT OF EXTERNAL LEVELS)

PHOTOGRAPHS PROVIDE DIGITAL PHOTOGRAPHS IF AVAILABLE OF DAMAGE AND ANY KEY ITEMS OF REPAIR (EG DAMP PROOFING TREATMENTS, INSULATION, DRY LINING AND DRAINAGE SUMPS)

58


Report of repairs to flood damaged property Also, as part of the remediation process, a report should be prepared describing the work that has been done to restore the building to its preflooding condition – a suggested format is shown opposite and in the pages which follow. This report should, again, be included in the HIP for any future sale process, and in the building user’s manual, if one exists.

59


REPORT OF REPAIRS AND TREATMENT OF A FLOODED BUILDING ADDRESS

Following the flooding of the building at

DATE

on

EN

renovation has been carried out to restore the structure and fabric to a sound condition. ELEMENTS OF THE STRUCTURE

DESCRIBE IN DETAIL THE ELEMENTS OF THE STRUCTURE AFFECTED BY THE EVENT, THE MEASURES TAKEN TO RESTORE THEM, ANY SPECIAL MATERIALS OR TREATMENTS USED AND MANUFACTURERS’ RECOMMENDATIONS. PROVIDE MATERIALS LITERATURE WHERE APPROPRIATE

● WALLS AND PARTITIONS (INTERNAL)

● FLOORS

EC

● CEILINGS

IM

● WALLS (EXTERNAL)

● JOINERY (EXTERNAL)

SP

● JOINERY (INTERNAL)

● STAIRCASES

● FINISHES (EXTERNAL)

● FINISHES (INTERNAL)

60


● INSULATION

● ROOF (EXTERNAL)

EN

● ROOF (INTERNAL)

● EXTERNAL FEATURES

● PAVING

EC

● OUTBUILDINGS

● ELECTRICAL

SP

● GAS

IM

● BOUNDARY WALLS

● WATER

● HEATING

● DRAINAGE

● SPECIALIST INSTALLATIONS

61


GUARANTEES AND WARRANTIES

IM

NAME AND ADDRESS OF BUILDING INSURER

EN

PROVIDE DETAILS AND REFER TO ANY SPECIFIC USAGE OR RE-INSPECTION CONDITIONS

NAME AND ADDRESS OF CONTENTS INSURER

EC

NAME AND ADDRESS OF PUBLIC LIABILITY INSURER

SP

NAME AND ADDRESS OF LOSS ADJUSTER

NAMES AND ADDRESSES OF REPAIRERS

62


Where appropriate the report should also contain details and certification of: ● biological decontamination (eg of sewage overflows) ● insect infestation: diagnosis and/or treatment ● fungal attack (including moulds): diagnosis and/or treatment ● asbestos: in situ and sites from where asbestos removed.

EN

Also: ● that moisture content remaining will not have adverse effects on decorative and construction materials, and on contents generally ● that moisture content remaining will not encourage fungal or insect attack or other deterioration.

EC

IM

DETAILS AND CERTIFICATION OF ANY REPAIR WORK CONCERNING INSECT OR FUNGAL ATTACK, ASBESTOS ETC

SP

The contractor in charge of drying the building cannot be held responsible for any dampness or water damage that occurs due to reconstruction, reinstatement or redecoration works carried out after it has completed the drying work. The contractor’s opinion regarding the acceptable levels of dryness within the flooded property is based on the assumption that moisture sensitive materials will not be used in any redecoration or refurbishment process. If these materials have been used, moisture barrier products should have been installed before applying any coverings (eg under wood laminate floors). This report relates to drying operations arising from a flooding event and not to any inherent or pre-existing problem or matter at the property which could result in dampness or water penetration. This includes (without limitation) concrete floors, party walls, defective damp proof courses, ground floor voids and columns, cellars and basements, inadequate ventilation, production of excess moisture from normal household activities or unsatisfactory building methods resulting in condensation.

63

Chapter 10 Standards for repairing flooded buildings

This chapter provides benchmark repair strategies for common flood damage scenarios in domestic properties. It covers the basic elements of construction and, where appropriate, suggests a range of measures that can be taken to improve the flood resistance of new and existing buildings that might be vulnerable to repeat flooding. The construction methods and materials used for domestic buildings vary considerably and many older properties need the knowledge of a qualified building surveyor to specify and oversee repair strategies [4,5]. Consequently the guidance which follows, on pages 64 to 71, will be most applicable to domestic buildings built after 1930. For buildings that predate 1930 and those of non-traditional construction methods the advice of a qualified building surveyor is recommended. The resilient repair options to improve the flood resistance of new and existing buildings follow guidance provided in the Government publication Preparing for floods [6] issued in February 2002.

Plates show the levels that flooding has reached at Upton-upon-Severn

64


External walls – external finish Flood damaged element Benchmark repair strategy

Issues to consider

Resilient repair option

Brickwork, face blockwork and stonework

Pressure cleaning and making good pointing if required

Pre-flooding condition of materials and pointing

N/A

Unpainted render, smooth, roughcast, pebbledash, tyrolean

Pressure cleaning if required

Pre-flooding condition of render

N/A

Painted finish – on various render backgrounds

Pressure cleaning – repainting if required

● Aesthetics ● Entrapped moisture beneath impervious coatings ● Bonding

Microporous coatings can be considered

Tile hanging, mathematical tiles, cedar shingles, pre-finished panels, PVC-U cladding

Cleaning manually with low pressure hose and brush

● Substrate ● Corrosion of fixings ● Entrapped moisture

N/A

External walls – structural element Flood damaged element Benchmark repair strategy

Issues to consider


Solid brickwork or stonework construction of various thicknesses

Controlled and monitored drying

Solid walls may suffer from pre-flood dampness and never achieve ‘dry condition’

Considering water resistant coatings externally to 500 mm above flood line

Cavity brick or blockwork construction of various thicknesses and materials

Controlled and monitored drying

● Type of insulation within cavity ● Silt entry to cavity through

Ensuring airbricks sleeved and cavity fully sealed where air bricks and services penetrate walls

Timber framed construction

Stripping out internal finishes and insulation to facilitate controlled and monitored drying

Seeking immediate advice from qualified building surveyor

Reconstructing with traditional materials and methods

Chalk–clay, cob or mud walls

Allowing to dry with natural ventilation and seeking immediate advice from surveyor

Submersion in floodwater can result in significant loss in strength or collapse

Reconstructing with traditional materials and methods, subject to controls

System built properties of precast reinforced concrete or steel frame


● Corrosion of metal components and fixings ● Deterioration of insulation

● Specialist moisture repelling coatings ● Self-draining insulation

65


External walls – insulation Flood damaged element Cavity brick, stone or block with urea formaldehyde foam or blown fibre insulation cavity fill

Benchmark repair strategy

Issues to consider



● Entrapped moisture ● Deterioration of insulation

Closed cell insulation foam

Cavity brick, stone or block

Controlled and monitored

Corrosion of wall ties and

Stainless steel ties and

with closed cell foam or self-

drying

insulation fixings

fixings

Solid masonry with external


● Corrosion of insulation

Stainless steel fixings

insulation of self-draining

drying

fixings

draining mineral wool batts cavity insulation

mineral fibre batts or rigid

● Entrapped moisture

plastics behind cladding

● Contamination of insulation

Solid masonry with internal

Stripping out plasterboard

● Corrosion of fixings

● Stainless steel fixings

insulation behind plasterboard

and removing insulation

● Existence of embedded

● Low absorption insulating

linings

if of water absorbent type

timber grounds in masonry

boards or semi-rigid selfdraining mineral wool batts

Timber frame walls with

● Removing internal linings

● Deterioration of the

mineral wool or other

insulation to facilitate and

external sheathing panels

insulation

controlled and monitored

reducing racking resistance

drying of timber frame.

● Damage to breather

● Seeking advice from

membrane

surveyor

N/A

66


External walls, and internal walls and partitions – internal finishes Flood damaged element Benchmark repair strategy Issues to consider


Gypsum plaster directly

Removing plaster to 500 mm

● Visible joint between new

applied to masonry

above flood line

and old plaster

lime based plaster or

● Bonding of old plaster

hydraulic lime coatings

background Lime based plaster on a


cement–sand rendered

drying following removal of


background over masonry

affected decorative finishes


Plasterboard on adhesive

Removing affected


dabs applied to masonry or

plasterboard

and old plasterboard

where re-flooding likely to

● Continuity of vapour barrier

allow for easier partial

fixed to timber studwork

Timber strip, sheet of veneer

Removing and replacing

panelling

Loss of bonding

Water resistant render and


Fixing boards horizontally

on timber frame where partial

replacement. Not suitable

removal

for timber frame

Salvaging panelling in historic

N/A

buildings for refixing after drying Washing off and regrouting

● Substrate

Waterproof adhesives and

rendered background over

if required with a water

● Insulation

grout

masonry

resistant grout

● Services

Ceramic tiles on cement–sand

● Integrity Paint finish: emulsion,

Washing down and removing

Entrapped moisture beneath

eggshell or gloss

loose and flaking finish.

certain impervious finishes

Microporous paints

Repainting Wallpaper

Removing and replacing when

Temporary micro porous paint

new plaster thoroughly dry

finish to allow plaster to dry before re-papering

Avoiding vinyl wall coverings

67


Internal walls and partitions Flood damaged element Benchmark repair strategy

Issues to consider


Timber stud partition with


Condition of timbers or other

Preservative impregnated

plasterboard


works may make replacement

timbers; plasterboard


more economic

sheets horizontally Preservative impregnated

Timber stud partition with lath

● Controlled and monitored

Condition of timbers or other

and plaster, or lime and horse

drying of timber.

works may make

timbers and plasterboard

hair plaster

● Replacing lath and plaster

replacement more economic

sheets horizontally

with plasterboard Masonry walls with gypsum

● Removing plaster to



plaster finish

500 mm above flood line

and old plaster



● Bonding of old plaster


drying Masonry walls with lime based


plaster finish on cement and



sand render



Metal framed partitions with

Replacing plasterboard or

Corrosion of metal frame

plasterboard sheets or faced

gypsum panels

and fixings

gypsum panels

Loss of bonding


N/A

68


Floors Flood damaged element


Issues to consider


Vinyl floor tiles or sheet vinyl

Cleaning or replacing

● Substrate

N/A

● Duration of flooding

floor covering submerged

● Type of floodwater ● Aesthetics Quarry tiles submerged

Cleaning or replacing

● Substrate

N/A

● Duration of flooding ● Type of floodwater ● Aesthetics Solid concrete floor

Cleaning and monitoring

● Substrate

Consider relocating

submerged

drying

● Insulation

services

● Services ● Integrity Suspended timber floor with

● Cleaning or replacing

● Substrate

● Replacing with solid floor

chipboard

chipboard if damaged.


● Replacing with marine


● Type of floodwater

plywood

drying of structural

● Access may be required

timbers

to clean silt from flooded void

Suspended timber floor with

● Cleaning or replacing

● Substrate

softwood tongued and

floorboards if damaged.


grooved floorboards



drying of structural

● Access may be required to

timbers

clean silt from flooded void

Oak blocks set in bitumen on

Cleaning, repairing or

● Substrate

Replacing blocks with

solid concrete floor slab

replacing

● Insulation

screed and floor finish

● Services

(eg carpet)

Replacing with solid floor

● Integrity ● Aesthetics ● Substrate

Replacing with screed if on

hardwood block or wood


concrete floor and

strip floors including parquet


covering

Modern ‘thin section’

Repairing or replacing

● Aesthetics Suspended concrete floor of

Cleaning and monitoring

● Substrate

Considering relocation of

beam and hollow block

drying

● Insulation

services

construction

● Services ● Integrity ● Access to void beneath

69


Joinery and fittings Flood damaged element


Painted softwood or treated hardwood external door

Issues to consider


● Cleaning and repainting or

Considering cost of

Replacing with PVC-U unit

replacing if warped. Overhauling

replacement against salvage

or replacing ironmongery

where of modest standard

Double glazed hardwood

● Cleaning and allowing to dry

Corrosion of fixings, runners

patio doors or window units

out before assessing damage.

and ironmongery

Replacing with PVC-U unit

● Replacing glazing units only if seals have failed Double glazed PVC-U patio

Cleaning and replacing glazing


Selecting units with stainless

doors or window units

units only if seals have failed

and ironmongery

steel fittings and ironmongery

PVC-U external door

Cleaning and replacing glazing


Selecting units with stainless

units only if seals have failed

and ironmongery

steel fittings and ironmongery

Wooden window frames


Pre-flood condition of

Replacing with PVC-U units

submerged in floodwater


windows

● Replacing double glazed units only if seals have failed Cellular type internal doors

Replacing

N/A

N/A

Timber staircase of softwood


● Shrinkage of glue blocks

Staircases of solid timber

or hardwood submerged in


may cause squeaking when

construction below flood

floodwater

● Repairing with strengthening

dried out

line

to treads or replacing

● Some stairs may have MDF treads and risers

Built in wardrobes and

Replacing

N/A

● Building off floor using

cupboards submerged in

plastic legs

floodwater

● PVC-U units ● Building off floor using

Fitted kitchen units

Unless of solid hardwood

For high quality, purpose-made


and high quality, removing

hardwood joinery, considering

plastic legs

and replacing

specialist restoration

● PVC-U units

Replacing

N/A

Hardwood or PVC-U

Skirtings, door linings,


Joinery might require removal

N/A

architraves and trims of large

drying, removing paint finish,

for other trades but could be

section softwood or hardwood

priming and redecorating

salvaged if economic

Skirtings, door linings, architraves and trims of MDF or small section softwood

70


Electrical services Flood damaged element


Issues to consider


Electrical installation

● Immediate advice to be

● Remaining installation may

Raising sockets and routing

comprising PVC sheathed

sought from qualified

not comply with current

cables above flood line can

cables, sockets, switches

electrician.

regulations and be

be considered

and fuse boards submerged

● Presumption for

condemned

in floodwater

replacing all components in

● Moisture may affect other

contact with floodwater

components

Should be replaced

N/A

N/A

Electrical metering

Electricity supply authority to

N/A

Repositioning equipment

equipment in contact with

be contacted immediately

Fixed electrical appliances submerged in floodwater

above flood line can be

floodwater

considered

Gas installation Flood damaged element


Issues to consider


Gas service pipes and

Electricity supply authority to

N/A

Repositioning equipment

apparatus in contact with

be contacted immediately

above flood line can be

floodwater

and its advice acted upon

considered

Gas fire (wall hung or floor

Should be replaced

N/A

mounted) submerged in

Repositioning boiler above flood line can be considered

floodwater

Central heating – wet system Flood damaged element Benchmark repair strategy

Issues to consider


Steel panel radiators in

Radiators to be cleaned and

N/A

N/A


repainted

Pipe work and apparatus in

● Equipment to be cleaned

N/A

N/A


and sanitised ● Any electrical components to motorised valves or controls replaced, and insulation replaced

Boiler (floor or wall mounted) submerged in floodwater

Should be replaced

N/A

Repositioning boiler above flood line can be considered

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Sanitary ware Flood damaged element


Issues to consider


Vitreous china sanitary ware

To be cleaned and sanitised

● May need removal to

N/A


facilitate other works ● Salvage may be uneconomic

Bath of pressed steel, cast

To be cleaned and sanitised

● Removal to facilitate other

iron or plastic submerged in

works

floodwater

● Salvage and storage may

N/A

be uneconomic ● Plastic bath may have chipboard frame MDF or chipboard base

Whole of vanity unit to be

vanity unit

replaced

N/A

N/A

Drainage Flood damaged element


Issues to consider

Resilient repair option N/A

Underground drains and

● Debris and silt to be

Pre-flood condition of

sewers backed up with

flushed through to remove.

surface water drainage and

floodwater

● Conduct CCTV survey if

sewerage systems

blockages encountered

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Chapter 11 Domestic insurance cover

The descriptions of the insurance policies covering buildings and contents given in this chapter are for general guidance only and they do not necessarily reflect the views of all insurers, lenders and other interested parties. In specific cases, reference must be made to the individual insurer or lender concerned. Buildings insurance (and contents insurance) provides the policyholder with the peace of mind that, if any unforeseen insured event affected their property and led to damage, it would be repaired and they would be reimbursed for their losses. Lenders also require properties to be covered by building insurance in order to protect their ‘investment’. The basis on which the lender provides a loan to purchase property is that the borrower will undertake to maintain the property in a saleable condition so that, in the event that the borrower is unable to make repayments of the loan, the lender can repossess the property, sell it, and recover the loan. Some lenders require continuing proof that the property remains insured, hence the normal requirement that the insurance is arranged through the lender or with the lender’s approval.

Salts from dampness in the structure has led to paintwork on this basement wall losing cohesion. Flooding will encourage this form of deterioration: moisture will rise in the fabric and the effect show as lifting paint over the affected area, from the floor up

There is still an area of risk to both owners and lenders when flood damage occurs since not all damage is covered by buildings insurance; for example damage caused by: ● poor quality design ● poor quality materials ● poor quality building work ● failure to maintain the property in a reasonable condition.

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Domestic insurance cover

An example of damage not covered by insurance would be the failure of a damp proof course or of tanking in a basement. These are often expensive to repair and owners may not always understand that they are not covered by buildings insurance. However, they may be covered by insurancebacked schemes on new properties (eg National House-Building Council warranties). In older properties these are maintenance issues that are not covered by insurance policies.

The insurance contract An insurance policy is primarily a contract between two parties, namely: ● the insurance company – the insurer ● the policyholder and, where applicable, the lender – the insured. An insurance policy protects the policyholder against loss or damage caused by one or more of the insured events stated in the policy. In its most simple terms, this means that the insurer will be placing the insured in the same position they were in before the insured event. This can be done in one of three ways. The insurer has the option to: ● pay the policyholder for the cost of repairing the damage ● appoint someone to undertake the repairs and pay them ● arrange a cash settlement with the policyholder if it is not possible to pay for the damage to be repaired economically. While repair and redecoration may give rise to improvements, it is not the intention of the insurer to pay for ‘betterment’ or for maintenance of the fabric of the building above and beyond that necessary to carry out reasonable repairs and redecoration following a flood. The extent of cover will depend on individual policy wordings. Most insurers do not provide cover for fences, hedges, lawns, shrubs or flowers against damage by flooding, or the subsequent cleaning, under either the buildings or contents policies. The policyholder should refer to their policy document for the insurer’s precise wording.

The policy excess Almost all insurance policies apply a policy excess, which is the first amount of each claim the insured has to pay. Excess amounts will vary between insurers and types of risk. In the event of multiple occurrences of flooding within the same flood event, the insurers may choose to apply only one excess.

Betterment is deemed to apply under buildings insurance where the property has not been maintained in a reasonable condition and subsequent improvement is made to the building’s condition as a result of a claim being met for an insured event. The insurer will normally then adjust the amount of the claim paid to the policyholder that reflects the degree of improvement.

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Policy conditions and exclusions As already stated, the policy is a contract between two parties – the insured and the insurer, and is usually renewable on an annual basis. Both parties are bound by the precise wording of the contract between them. Each is entitled to rely on the wording of the contract. The insurer should make sure that the policy document and any attachments are clearly worded. In addition, there are specific conditions which relate to claims made under an insurance contract. A failure by the insured to comply with these conditions may entitle the insurers to reject a claim. The effect that a breach of any of the conditions by the insured might have on a claim is explained in the following sections.

Association of British Insurers: www.abi.org.uk

In a domestic situation, an insurer will seldom decline to deal with a claim due to a breach of a policy condition if that breach has been innocent in nature, is not material to the loss and does not prejudice the insurer’s position. They may, however, require a detailed explanation before a decision is reached and often these investigations take time. The Association of British Insurers provides guidance on this matter.

Prompt notification When faced with their property having been flooded, the insured person should inform their insurer as as soon as is practicable. Most insurers accept telephone notification of claims; in fact claim forms are rarely required these days, the details of claims being given over the telephone. Insurers have designed their systems so that they can react to major catastrophes with speed and remove as much stress as possible for their clients. When notifying the insurer, the policyholder should give as much information as possible. This includes the number of occupants in the household, if there are any young children or elderly people, and if any occupant has disabilities or infirmities that may require specialist services or make normal alternative accommodation inappropriate.

76 Non-disclosure The insurance contract is a contract of ‘utmost good faith’ between the parties. This means that neither party is entitled to mislead the other when entering into the contract. There is an obligation on the insured to disclose any ‘material facts’ which would influence the insurer’s judgement in deciding whether to accept the particular property in question as a suitable risk, and, if so, on what terms. This may include whether the property has a history of flooding. The effect of withholding a material fact is quite simply that the insurer is not aware of all the details relating to the risk in order to assess it properly. If these facts come to light, the insurer will not only not deal with the current claim but the policy may be rendered void.

Sum insured The sum insured, which is the responsibility of the insured, must reflect the cost of rebuilding the property. The sum insured is not based on nor does it reflect the property’s market value – it does not include, for example, the value of the land on which the property is sited. If the insured sum does not reflect the cost of rebuilding the whole property, the insurer may have grounds for adjusting their liability under the policy. Most policies provide cover to repair or rebuild a property on the basis that it is adequately insured at all times: this is known as cover on a ‘reinstatement’ basis. The insurer may wish to consider the extent of its liability under the terms of its policy when, for example, the sum insured is only 50% of the amount required to reinstate the property then liability may only be accepted for 50% of the claim.


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Maintenance and repair A property owner (the insured) who has been made aware that a defect needs repairing, or that a particular course of action needs to be followed to minimise future risks, has a responsibility to repair the defect and to make less likely the occurrence of further damage. Insurers will expect this to be done even if they neither required the relevant issue to be notified to them nor made it a condition of insurance. If the insured has failed to maintain the property, this could affect the settlement of the claim. Failure to mitigate damage or its consequences may permit the insurer to reduce the amount they pay on the claim. Where the policyholder has not maintained the part of a building which is the subject of the claim in reasonable condition, the insurer may require a contribution from the policyholder that reflects any improvement to, or betterment of, the property.

Flood resilient repairs* Flood resilient repairs are repairs which lessen the impact of damage by further flooding by altering or enhancing the specification of repairs following the original flooding event. In many, but not all, cases, additional costs will be involved. The Association of British Insurers have made it clear that the additional cost of providing flood resilient repairs does not fall on insurers, who have an obligation under the policy to deal only with the cost of standard repairs (subject to the terms and conditions of the individual policy wordings)†.

* ABI have issued a technical document, Assessment of costs and effectiveness on future claims of installing flood damage resistant measures [7]. † There are however some good options for meeting the balance of cost. The Council of Mortgage Lenders has confirmed that many of their leading members would be prepared to consider extending loans to cover the additional cost of these measures, providing the homeowner has sufficient equity. Furthermore the Government has confirmed that it will look into the feasibility of offering financial support for pilot studies in appropriate properties.

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Chapter 12 Small businesses

Although this guide is primarily concerned with damage caused by flooding of residential properties insured under domestic insurance policies, there are some applications for small businesses or SMEs (small and medium-sized enterprises) operating in residential-type premises; examples might be corner shops and small electrical retailers in midterrace properties. For small businesses, many of the issues in terms of drying out and repairing their properties will remain the same since the fabric of the buildings is usually identical to that found in domestic properties. There are however three key issues which differentiate the domestic from the commercial situation – the position under a lease, the scope of insurance cover, and the actual claims process.

Small businesses will not just lose equipment, furniture and furnishings from flooding; they may find that they cannot operate or trade, lose vital records, and suffer loss of profits – all insurable risks (Courtesy of BDMA/Document SOS)

80 Freehold, leasehold and tenancy issues Consideration needs be given to the legal position in terms of who has responsibility for damage, even if accidental. This will depend on the wording of the freehold, leasehold or tenancy arrangement in place. Hopefully policyholders will already have an understanding of their responsibilities, but it can be frustrating if works need to be delayed until all parties in the claim situation have sight of the legal documents (eg tenancy agreements). Matters can become even more complicated where there are improvements to the building which have been carried out by the tenant or leaseholder but which have not yet reverted to the landlord. In these circumstances it is usual for an insurer to appoint a loss adjuster who will request sight of leasehold or tenancy documents to clarify responsibility for repairs. Where repairs to the property more correctly fall under the landlord’s insurance arrangements rather the tenant’s, the tenant must advise the landlord of the situation as quickly as possible to ensure that the the insurance company is made aware of a potential claim within the time limit stipulated by the policy terms. Failure to do so, or action taken by the tenant without the insurer’s approval, may prejudice the landlord’s claim.

Small businesses

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Small businesses

Scope of commercial insurance policies Most commercial insurance policies will have been arranged through an insurance broker, and this should be the first port of call by an affected policyholder following a flood damage event unless the insurer stipulates otherwise. The broker will ensure that the insurance company is notified in accordance with the claims notification requirements of the policy, and, in addition, will be able to advise the business owner of the extent of cover available. Some brokers also have ‘delegated authority’ which is a degree of authority from the insurance company to make decisions on its behalf. Commercial and domestic policies are by their nature very different and may give different levels of cover, even if the types of affected premises are similar. A detailed explanation of commercial insurances is beyond the scope of this guide but as an overview: ● commercial insurance policies do not normally operate the same type of new-for-old cover that homeowners enjoy ● commercial insurance policies often contain conditions which are specific to the nature of the business being carried out. Some of these conditions, known as warrantees, may render the policy void if a condition has not been complied with ● some policies operate on a pro-rata basis which reflects the adequacy of the sum insured; where the value of a property is understated, only a proportion of the claim may be paid corresponding to the degree of underinsurance ● policy excesses, or ‘deductables’, may be higher than those for domestic policies ● there may also be insurance cover for loss of profit due to interruption of the business, sometimes known as ‘consequential loss cover’. Also the landlord may be covered for loss of rent while a leased or tenanted building is uninhabitable.

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Small businesses

Claims process In most commercial situations of significant value and complexity, where there is disruption to the business or where the value of the property repairs exceed a couple of thousand pounds, the insurer will appoint a Chartered Loss Adjuster to investigate the claim. The loss adjuster will report to the insurer on matters of policy liability, including the responsibilities of the parties under any tenancy or leasehold arrangement, and generally guide the claim to a conclusion. Loss adjusters are independent and impartial experts whose fees are paid for by the insurer. Their fees are not increased should the claims settlement figure be reduced for any reason; in other words, they have no personal incentive to reduce the value of a claim. Policyholders also have the option to appoint a firm of public loss assessors who will assist them in preparing the claim. The loss assessors, who are paid by the policyholder, also examine the insurance policy and the insurer’s response to the loss, and formulate and present all aspects of the claim to the insurer’s loss adjuster. They will also negotiate on the policyholder’s behalf. In addition a claim for flooding of a small business will also normally need to consider stock, trade contents, and tenants fixtures and fittings. This will be insured separately to building and contents policies – very possibly under an entirely different policy through different insurers. These other insurers may wish to appoint loss adjusters with particular expertise. In these situations, communication between the parties is essential to ensure a coordinated ‘one team’ approach as far as is practicably possible. Where appropriate to do so, different insurers should consider the appointment of the same firm of loss adjusters to deal with all aspects of a claim at the same premises. Where building repairs are concerned, the affected business will be encouraged to fund the repairs and then recover payment from the insurer net of VAT if the business is registered. At that time, any deductions for underinsurance or the policy excess may be applied. This process differs from the domestic situation where the insurer or loss adjuster may directly appoint a repairer to carry out repairs and deal with the repair costs directly. If the activities of the business have been affected, the insurance policy may also provide additional cover for the cost of accelerating the schedule of repair work (eg by working overtime) to offset insured consequential losses or loss of rent where it is cost effective to do so. As in domestic repair situations, health and safety issues remain important, and compliance with CDM Regulations is obligatory.

Chartered Institute of Loss Adjusters www.cila.co.uk Institute of Public Loss Assessors www.lossassessors.org.uk

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Chapter 13 Identifying and managing the flooding risk at a property

The purpose of this chapter of the guide is to provide advice for: ● identifying if there is a risk of flood to a property ● establishing the level of flood risk to a property ● managing the level of flood risk to a property. Floodwater will be contaminated in one form or another, ranging from sediments, soil, organisms, dissolved substances, and, more worryingly, chemical wastes and effluents etc which can be particularly destructive. The nature of the contaminants will affect the speed and cost of cleaning and of restoring premises to their original condition. Floodwater will not just enter a building through door openings. More often than not water will penetrate – and pass through or round – the building fabric (eg walls, floors and other major structural elements), cavities, air bricks, horizontal pipes, waste water fittings, sewage pipes, drains, floor gullies etc. Inside the pottery at Boscastle, following the August 2004 floods (Courtesy of BDMA/Richfords)

84

Identifying and managing the flooding risk at a property

Susceptibility of contents and equipment Once floodwater enters a property the scale of the loss will increase dramatically. Domestic contents are very susceptible to flood damage and in many instances the contents of the ground floor are totally destroyed. The susceptibility of the contents in commercial premises will vary greatly, but even the most robust equipment is likely to suffer some form of damage ranging from partial corrosion (and other forms of material deterioration) to total destruction. In many instances the property does not even have to be permanently damaged for the insurer to incur costs, as most losses will involve an element of cleaning and decontamination. It is also not uncommon for otherwise undamaged property to be destroyed and replaced purely because the costs to decontaminate and repair are uneconomic or because of a requirement to do so under health and safety regulations.


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Susceptibility of buildings and fittings Most modern domestic and commercial buildings in the UK were not built to withstand flooding (although some improvements in this particular area are being introduced). Depending on severity, flooding can render a property unusable and bring normal household or business activities to a halt. Even when it has subsided, floodwater is likely to cause contamination to buildings and fittings, and it may be visible and odorous. More specifically, contamination can affect a building in the following ways. ● Concrete can absorb huge quantities of water and, until completely dry, cause ongoing problems such as chemical reactions and fungal growths affecting both the structure and contents ● Cavity walls are often lined with insulating materials which may deteriorate if they absorb floodwater ● Floors of absorbent chipboard laid over foam insulation and a sheet of polythene act like a reservoir, holding water in and above the materials Environment Agency: www.environment-agency.gov.uk tel 0845 933 3111 Flood Protection Association: www.floodprotectionassoc.org

● The chemical action of salts in some floodwaters can affect brickwork, particularly in older buildings, compromising the damp proof course and setting up long term damp problems ● Organic contamination (eg silt) is associated with most floodwaters and brings with it issues of hygiene, possibly indicated by an offensive odour. Moreover, fine silt particles contained in floodwater have a tendency to settle in layers in floor voids, and in cavity walls where it renders damp proof membranes ineffective ● Electrical installations that have been subjected to water penetration or even moisture are susceptible to failure. Provided equipment and circuits have not been damaged by floodwater, they may be dried out – absolutely thoroughly – and tested before switching power back on ● Gas and oil meters and boilers may be affected by floodwater, in which case they may require purging and appropriate drain points being fitted.

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Risk surveys Insurers’ risk advisers are not qualified hydrologists or structural engineers. Although insurers do have some limited in-house risk management experience, they are not able to offer formal risk management services to policyholders beyond standard survey recommendations. Insurers therefore recommend that a policyholder obtains professional advice, and this can only be given by those possessing appropriate and recognised professional qualifications such as a qualified hydrologist or specialist building surveyor recognised by the Royal Institution of Chartered Surveyors. A characteristic of any large volume of water is that it will always find the weakest point into any structure, and that by reducing the risk in one location will potentially increase it in another. Any mitigation or alleviation measures should therefore be considered in the context of managing the risk of the whole property and their potential impact on the wider environment and not just the originally expected point of entry. This is especially true for those buildings in multiple occupation which are spread over large sites or areas; in these circumstances insurers recommend that the property owners would benefit from a more detailed ‘catchment assessment’ or ‘hydrological survey’. These services are commercially available but insurers tend not to specifically recommend any preferred suppliers and normally suggest that the policyholder contact either their local Environment Agency office or local authority for guidance. Some of the key elements are considered below. Identifying the locations at risk

The nature and pattern of flooding has altered in recent years. Man-made physical changes to the landscape and environment, and changes to weather patterns, has resulted in unprecedented events both on and beyond existing floodplains. While the causes of flooding events may differ between locations, a level of risk from flooding may exist in a significant proportion of properties in the UK.

Royal Institution of Chartered Surveyors: www.rics.org.uk


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Identifying the sources of potential flooding

The starting point of any risk management process is to identify the sources of risk. Flooding can occur from any open or enclosed watercourse, by natural or man-made causes, but more commonly in combination. The proximity and relationship between buildings and the following sources should be understood: ● open sea – estuaries, harbours, docks, quays etc ● fluvial – rivers, streams, brooks, lakes, reservoirs, dams, open drains and ditches etc ● pluvial – sewers, storm drains, culverts etc. Identifying the responsible parties

The above sources could be owned, managed or maintained by a number of different parties: ● local authorities ● the Environment Agency ● water authorities ● private land owners. To ensure that any potential problems (eg damage, blockages and failure) can be dealt with quickly, contact details for the each of the responsible parties should be obtained and kept at hand by the property owner. Establishing the level of risk

Many authorities and agencies have carried out, or are carrying out, risk assessments and evaluations for the watercourses under their control. These organisations should be able to provide assessments on the potential frequency and severity of flooding along with details of any maintenance and improvements programmes they have in place. Factors that could reduce the level of risk

● Watercourses and drainage systems in the area are unobstructed and well maintained ● Buildings as a whole are situated in a position of raised ground and would not be totally or partially cut off in the event of flooding in the surrounding area ● The properties are serviced by pumped drainage and sewerage systems.

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Factors that could increase the level of risk

● Buildings are not protected by adequately constructed and maintained defences ● Watercourses and drainage systems in the area are obstructed or poorly maintained ● Any part of the premises is situated in a low lying area of ground ● natural or man-made drainage is inadequate for its size, type and use ● Surface water is unable to percolate through ground where it has been covered with large areas of impervious materials (eg car parks and large paved areas) ● Surface water run-off risk for premises is located at the foot of raised areas of ground or high land (eg embankments, hills and mountains) ● Premises are situated in a position of raised ground and total or partial access would be prevented in the event of flooding in the surrounding area. Managing the risk

Flooding regardless of depth or frequency is very disruptive both economically and in terms of the health and well-being of the property owners, tenants and employees. Insurance is not able to reduce all the effects and in cases of the most onerous risks is not available. Once floodwater comes in contact with the fabric of a building it is only possible to slow its ingress. The water will find its way into the building through the weakest point so it is therefore not only necessary to prevent water from entering the premises via doors and windows, but also via drains and sewage outlets, cavities and, in instances of prolonged inundation, through the external brickwork and internal floors. Floodwater is likely to be contaminated and may result in some property that would normally be salvageable having to be destroyed. While it is not always possible to prevent flooding its effects may be reduced or managed. The following are examples of the actions that may be appropriate.

Construction Industry Research and Information Association: www.ciria.org/flooding/reducing _the_impact.htm


Environment Agency: www.environment-agency. gov.uk/subjects/flood

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Permanent changes and actions

● Relocate, reposition and raise furniture, equipment and valuables to areas well above the expected water levels (eg from basement or ground floor to first floor, or raise up on racking etc) ● Replace susceptible wall linings, furniture, fixtures and fittings with waterproof alternatives (eg stone or plastic floorings, tiled or water resistant wall coverings, water retardant plasters and linings) ● Reposition electrical points and other essential utilities to heights well above the expected water levels or at maximum heights for comfortable use ● Ensure that power to security systems and essential equipment can be maintained during flooding ● Relocate or reposition safes and strongboxes above expected water levels ● Consider installing one-way or pumped valves to waste outflows ● Store and maintain flood defending equipment and supplies above the expected water level or in a location away from the expected flooding ● Consider using temporary flood protection to slow the ingress at weak points in and around the building (eg sandbags and flood boards). Drain stoppers can be used to prevent drainage systems silting up, remembering that they should be removed after the flood has subsided. For existing properties that are at a high risk of flooding, structural solutions may be the only option; in these cases the involvement of the local planning authority is likely to be required as well as the services of a specialist engineer. Details on structural solutions, for both new and existing buildings, can be found in: ● in Preparing for floods [6] ● on the CIRIA website. The more permanent changes that are made, the easier it will be to deal with a flooding event, especially if there is little to no warning.

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Flood event procedures It is recommended that homes and businesses at risk should introduce a formal plan that outlines the personal roles, responsibilities and actions to be carried out in a flooding event. The plan should be kept in a water-resistant container in an easily accessible location that is known by all occupants and keyholders and should contain: ● important contact details (eg for Environment Agency local office, local authority, insurance adviser or company, and property owners) ● a list and location of items that should be moved above floodwaters ● a list and location of items that can’t be moved but should be enclosed in watertight bags or containers ● a list and location of items that should have their power sources isolated or disconnected ● location of gas and electric isolation cut off points and switches ● location of flood defending equipment and supplies ● a list of weak points for items such as toilets, and washing machine and dishwasher waste pipes in and around the building that would need to be protected by sandbags or other suitable alleviation products ● a list and location of vehicles, boats and other external equipment that can be moved from flood risk areas or secured ● evacuation instructions. Flood defending equipment and supplies

It is recommended that the following equipment is made readily available to assist in dealing with a flooding event: ● sandbags and flood boards or other alleviation products ● watertight plastic bags (varying sizes) ● shovels ● torches and spare batteries ● waterproof clothing and footware ● spare warm clothing ● protective clothing including gloves and boots (for potential contaminated floodwater situations) ● battery operated radios to monitor flood warning announcements ● mobile phones ● first aid kits ● vacuum flasks and energy foods. Actions to take before and during a flooding event

Once a flood warning is received: ● flood event procedures should be put into operation ● flood warnings and announcements on the radio should be monitored.


BSI Publicly Available Specifications for flood protection products The British Standards Institution, in association with the Environment Agency, the Association of British Insurers, the Flood Protection Association and HR Wallingford, have prepared three specifications covering flood protection products. PAS 1188-1 Flood protection products. Specification. Building apertures [8] This PAS specifies the designation, testing, factory production control, installation information and marking for different types of flood protection products intended for using across building apertures and property entrances. PAS 1188-2 Flood protection products. Specification. Temporary and demountable products [9] This specifies the designation, testing, factory production control, installation information and marking for different types of flood protection products intended for temporary use around structures. PAS 1188-3 Flood protection products. Specification. Building skirt systems [10] This is the only specification currently covering products capable of protecting all sides of an individual property or group of properties. It is claimed that it allows only one third of water ingress compared to other BSI flood protection recommendations. Further details of these PASs are given in the next chapter.

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Actions to be taken after a flooding event

Once the all clear is given, advice should be sought on how best to handle the clean-up operation. This should be obtained from: ● the insurance adviser or company ● the local authority.

Using flood protection products – a guide for purchasers Purchasing flood protection products should be regarded as one element of a comprehensive flood preparation plan for a particular property or group of properties at risk of flooding. BSI Product Services is committed to helping purchasers of flood protection products to identify suppliers and products that meet agreed standards – products that have been independently tested and that conform to specification. BSI Product Services awards the Kitemark to products which meet BSI specifications. The Kitemark may be used under licence by manufacturers and their agents. Flood protection products offer a more effective means of limiting the passage of floodwater than simply using sandbags. They generally allow time for possessions to be moved above the flood level and for other damage limitation plans to be put into action. In a flood it should not be assumed that there would be no water seepage through the building fabric (ie through the brickwork, cavities, floors and drainage systems etc). Flood protection products are intended to limit the passage of water through building openings over which they are installed (eg doors and windows). Any manufacturer can claim conformity of their products to a standard but it is their responsibility to ensure any claim is not misleading. Using the specification number (eg PAS 1188-1) on the product, on an attached label or on its packaging is solely a declaration of conformity by the manufacturer. Purchasers of flood protection products should not confuse such a claim with independent testing and certification of product conformity to the required standard by BSI Product Services. Only the Kitemark carries the assurance that BSI Product Services has certified the product as meeting the required standard.

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The BSI Kitemark scheme

The Kitemark may be found on a wide range of products which provide protection in the event of flooding. The Kitemark on flood protection products demonstrates the manufacturer’s commitment to quality, giving confidence to potential customers to buy their product. Manufacturers are required to have a comprehensive production control system to ensure products are manufactured consistently to the required standard. Furthermore, BSI Product Services, in association with HR Wallingford, carries out type testing of the product to establish that, for example, leakage is within acceptable limits. Samples of the product are installed in accordance with the manufacturer’s recommended installation procedures. Periodic inspection visits to manufacturing premises ensure production quality is being maintained on an on-going basis.

BSI Kitemark scheme: www.bsi-global.com/kitemark

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Chapter 14 Flood protection and flood mitigation products

The flooding events experienced in the UK over recent years have highlighted the following. ● Formal government-managed flood defences do not always prevent flooding from occurring ● Some locations do not, and will not, benefit from formal defences where flooding occurs. As a result individual property owners need to become more aware of the risks to their property and to take a greater responsibility in protecting it from either occasional flooding or total inundation. The research and development of flood protection products is receiving a high level of interest, especially in those locations that have previously experienced flooding. This has resulted in a number of manufacturers seeing a move into the flood protection market as a lucrative opportunity. Many product ideas never make it beyond the R&D phase due to the costs involved in getting them to full production. Those that do become commercially available are marketed and advertised as being effective in helping occupiers mitigate the effects of flooding. The true effectiveness of any given product will depend, though, on the characteristics of each property, and the expected causes and level of flooding. In some instances the product may be totally unsuitable.

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Flood protection and flood mitigation products

Existing standards In an effort to enable consumers to make more informed purchases the British Standards Institution, in association with the Association of British Insurers, the Environment Agency, the Flood Protection Association and HR Wallingford have produced Publicly Available Specifications (PASs) covering a range of Kitemarked specifications for flood protection products. The three PASs currently available are: PAS 1188-1 Flood protection products. Specification. Building apertures [8]

These products are intended for installation across building apertures (eg doors, windows, air bricks and air vents) and will include: ● door boards ● air-brick covers. Positive features of these products ● They are generally suitable for low level flooding (eg less than 50 cm) of short duration ● They can slow inundation to allow people to evacuate premises and to move possessions away from or above the highest expected flood level ● They are lighter and environmentally friendly alternatives to using sand bags ● They are relatively easy to install (one or two people can handle them) ● They are relatively inexpensive. Negative features of these products ● Every building aperture must be protected individually ● They rely upon property owners and occupiers receiving flood warnings in advance, and installing protection quickly and correctly ● They are unsuitable for flooding at high levels and for long durations ● If used in isolation, floodwater will still enter properties through building fabric (eg brickwork, cavities, floors and drainage systems) ● They will delay and not prevent damage to buildings and their contents ● If not removed after flooding they have the potential to cause damage to the fabric and structure of buildings.


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PAS 1188-2 Flood protection products. Temporary and demountable products [9]

These relate to products intended to be demountable or for temporary installation around structures. They include: ● pallet barriers ● board barriers ● skirt barriers ● water filled barriers. Positive features of these products ● Potentially they can protect entire properties and sites ● They are generally suitable for low-to-medium-level flooding (eg less than 1 m) of both short and long duration ● They are able to slow inundation to allow people to evacuate premises and to move possessions away from or above the highest expected flood level ● They are more environmentally friendly, and generally more effective and quicker to install, than sand bags ● They are more effective if supported by ‘sump-and-pump’ within protected areas. (Silting up of a sump under flood conditions needs to be considered.) Negative features of these products ● They rely upon property owners and occupiers receiving flood warnings in advance and installing protection quickly and correctly ● They are not always suitable for flooding at high levels (eg greater than 1 m) ● They require a minimum of two people to install and, in some cases, require additional equipment and machinery ● In floods of long duration, water will still enter the protected area through the barrier joints, up through the ground and over the top ● They can be expensive to buy and install so they are normally purchased only where high value property is at risk or where more than one property owner can contribute ● Potentially they can lead to damage being caused to surrounding third party properties where floodwater is diverted by the barriers.

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PAS 1188-3 Flood protection products. Building skirt systems [10]

This BSI specification, for building skirt systems, is the only one currently covering products capable of protecting all sides of an individual property or group of properties. Products meeting the requirements of this specification claim to be significantly more effective since they allow only a third of the water ingress than products meeting other BSI flood protection specifications.

Other types of flood protection products There are many commercially available products and installations that do not meet a relevant British Standard or PAS, but which can assist in reducing the impact of flooding. Some examples of these products are: ● water resistant coatings for external walls ● flexible tanking membrane skirt systems ● wire wall sand basket systems ● tailored drainage management ● water resistant kitchen units ● electrical appliance raisers ● large water resistant bags for items which cannot be raised or moved. Using any of the above products in isolation will not eliminate the affects of flooding, but, if used with other products as part of a wider damage limitation and risk management plan, they can reduce the cost of flood related claims. The Flood Protection Association represents companies specialising in flood protection products and services.

Flood Protection Association: www.floodprotectionassoc.org


97

Underwriting and risk It is essential that before any underwriting allowances are made that the true causes and extent of flood risk at any given premises are established and understood. It is recommended that a survey is carried out in every instance where flood protection products are being considered or used, and where appropriate a detailed flood risk assessment should be undertaken by the EA or similar recognised authority. The promotion of products and services that meet BSI requirements should be encouraged. Conforming to British Standards will allow the general public to make more informed decisions when considering the selection of flood protection products. It should be remembered, though, that the impact and extent of damage caused by flooding will vary considerably from one property to another, even if they are within the same location; and it follows that the effectiveness of any given product will vary greatly. It is therefore unlikely that an insurer would wish to recommend using any single product or service in isolation.

Underwriter usually refers to that part of an insurance organisation that looks after all or part of risks undertaken by insurers; some insurers also act as underwriters for other parties (eg banks and building societies) providing insurance products.

Insurers would normally expect product and service recommendations for individual risks to be obtained as part of detailed flood risk assessments from experts having the appropriate professional qualifications; these experts might be qualified hydrologists, or specialist engineers or surveyors, and their contact details should be available from local offices of the EA. Any request from a manufacturer or installer seeking the endorsement of a product from an insurer should normally direct their initial enquiries to insurance underwriters rather than claims staff.

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References and useful websites and other sources of information [1] Proverbs D and Soetanto R. Flood damaged property. Publication X178. London, Construction Industry Research and Information Association, 2004 [2] Trotman P, Sanders C and Harrison H. Understanding dampness. BRE Report BR 466. Garston, BRE Press, 2004 [3] Dill M J. A review of testing for moisture in materials. Publication C538. London, Construction Industry Research and Information Association, 2000 [4] English Heritage. Flooding and historic buildings. Technical Advice Note (Product Code 50776). Swindon, EH, 2004 [5] Floods and historic buildings. Proceedings of the Joint Conference of English Heritage and Shrewsbury and Atcham Borough Council, 27 March 2001 [6] Department for Transport, Local Government and the Regions. Preparing for floods. London, Office of the Deputy Prime Minister, 2002. [7] Association of British Insurers. Assessment of the cost and effect on future claims of installing flood damage resistant measures. London, ABI, 2003 [8] British Standards Institution. Flood protection products. Specification. Building apertures. Publicly Available Specification PAS 1188-1:2003. London, BSI, 2003 [9] British Standards Institution. Flood protection products. Specification. Temporary and demountable products. Publicly Available Specification PAS 1188-2:2003. London, BSI, 2003 [10] British Standards Institution. Flood protection products. Specification. Building skirt systems. Publicly Available Specification PAS 1188-3:2003. London, BSI, 2003

100 Websites and other sources of information Association of British Insurers www.abi.org.uk British Disaster Management Association www.bdma.org.uk Chartered Institute of Loss Adjusters www.cila.co.uk Construction Industry Research and Information Association www.ciria.co.uk Department for Environment, Food and Rural Affairs www.defra.gov.uk Environment Agency www.environment-agency.gov.uk Environment Agency’s Flood Warning Service tel 0845 933 3111 www.environment-agency.gov.uk/subjects/flood/floodwarning Environment Agency’s Floodline tel 0845 988 1188 www.environment-agency.gov.uk/subjects/flood/826674 English Heritage www.english-heritage.org.uk Flood Protection Association www.floodprotectionassoc.org Health and Safety Executive www.hse.gov.uk HSE Infoline 0845 345 0055 Institute of Public Loss Assessors www.lossassessors.org.uk Office of the Deputy Prime Minister www.odpm.gov.uk Royal Institution of Chartered Surveyors www.rics.org.uk

References and useful websites

About this book Flooding is an issue that is likely to affect both home occupiers - owners and tenants - and the insurance industry for the foreseeable future. It causes distress to property owners and occupants, and the technical difficulties associated with the repair process can test experts to the limit. The background to this guide arises from the recognition that organisations in the insurance and construction industries can jointly offer solutions which bring together the main parties, and, in doing so, restore insured property to its condition before the flooding event. Since flooding invariably involves more than one property, this joint industry approach allows all parties for all affected properties to work together to produce mutually satisfactory results.

About the Flood Repairs Forum The Flood Repairs Forum is an informal grouping of floods experts from organisations in insurance, investigation, loss adjusting and repair. Individual members of the Forum have shared their knowledge and experience to raise awareness of the key issues involved with flooding and, out of this, to suggest best practice.

BRE Press Garston, Watford, WD25 9XX

EP 69 ISBN 1 86081 903 6

ISBN

1-86081-903-6

9 781860 819032

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