Consequences of Improperly Restored Water Losses

By James Holland, CR

 

Applying the appropriate restoration procedures within the first few hours of a water loss can save thousands of dollars in secondary damage. The following suggestions will reduce costs and help to control the scope of services provided by restoration companies.

 

Time is of the essence when dealing with a simple water damage to a building.

 

The primary physical damage from a water loss usually includes wet floorcoverings, walls, ceilings and furnishings. Secondary damage to other furnishings or structural components can result from high indoor humidity or mold that may have developed from areas of the building that were not properly treated. Prompt response with the appropriate mitigation procedures is essential to minimize secondary damage and the costs of restoration.

 

If a water loss is not promptly and appropriately attended to, within 48 hours after the water loss, mold and other microbes can begin to grow within the wall cavities. These microorganisms can feed on a variety of materials including wood, paper, dust and dirt. While the growth of mold in the interior of the wall cavity may not be visible, there may be a faint musty or earthy smell. In time the mold may appear on the outside of the wall as a stain or discoloration. Recent network television newsmagazines have chronicled the adverse health consequences of improperly restored buildings that have been victims of water damage.

 

 

 

Controlling costs and scope while providing appropriate mitigation services.

 

The following are some guidelines that can be used in determining the appropriate numbers of airmovers and dehumidifiers that are needed to dry a building. Some jobs may not require dehumidification, however airmovers alone only serve to move moisture from the water soaked material to the air space. If the moisture is not taken out of the air space, drying slows down and secondary moisture damage to other surfaces and contents can result. Also the length of time that the equipment is needed can be based upon achieving the desired relative humidity (RH) and moisture content (MC) in structural components. The rate of reduction in RH and MC is the indicator of whether or not there is enough equipment.

 

Equipment Usage - Suggested Guidelines

 

How many airmovers?

·        1 airmover per room or one airmover for every 200 square feet, whichever is greater.

 

How many dehumidifiers?

(Units that will remove between 50 to 100 pints of moisture per day)

·        1 per every 5000 Cubic Feet for buildings with saturated semi-porous materials such as drywall, glue down carpet wood flooring and surface moisture.

·        1 per every 3750 Cubic Feet for buildings with highly saturated highly porous materials such as carpet, carpet cushion and surface moisture.

·        Or, 1 dehumidifier for every 2 airmovers.

 

For very large homes, crawl spaces, commercial projects or any otherwise unusual drying project, consult with an IICRC/ASCR qualified firm. The phone numbers for both organizations are listed below.

 

When to use Wall drying units.

·        When the water came from above.

·        When the standing water was higher than the height of the bottom plate or above 2"

·        When the wicking of water up the sheetrock exceeds 12" from the floor.

·        When there are vinyl wall coverings that may trap water and prevent proper drying.

·        When water is trapped behind enamel paint.

 

When to remove sheetrock

(Decide within 24 hrs)

·        When there is visible mold growth. (maybe preexisting)

·        When the sheetrock is sewage contaminated (S500-94 Standard)

·        When the drywall is swollen especially around seams and nail heads

·        Rusty nails are an indication of the need to remove sheetrock

 

Monitoring and Adjustments

The relative humidity (RH) and the moisture content (MC) of structural materials in the work environment need to be monitored and recorded on a daily basis. If the RH or MC is not dropping, additional airmovers and/or dehumidifiers may be required. There are many variables in controlling moisture that need to be considered, such as elevated outside RH that can cause slower drying.

 

How long should the equipment be on the job?

Monitoring is not only necessary for determining the proper amount of equipment to be used but it is an accurate gage of when to remove equipment. Simply the equipment should stay until the relative humidity and moisture content of structural materials is acceptable. The target goals should be 40% RH @70ºF and under 20% moisture content in most structural materials. Below 20% MC, the materials generally will no longer support mold growth. Some structural materials, such as hard wood flooring require an MC of 8-12% in order to prevent or correct damage.

 

 

Indoor Relative Humidity Target Goals

Poor                 above   60%

Fair                  50% to 60%

Good               40% to 50%

Excellent           below   40%

 

If business interruption is a concern, additional equipment can be used to speed up the drying process in order to achieve the desired goals.

 

This article does not take into consideration all of the procedures that may be required in a restorative drying project. It also does not address all of the issues about RH and MC. The Institute of Inspection, Cleaning and Restoration Certification has published the “IICRC Standard and Reference Guide for Professional Water Damage Restoration S500-94. You can purchase a copy of the Standard by contacting the IICRC at (360)-693-5675. For information about the application of the S500-94 Standard you can contact Restoration Consultants, (916)-736-1100. Dri-Eaz Products, Inc. has published a manual entitled " Restorative Drying" that discusses this subject in detail. You can purchase a copy of the manual by contacting Dri-Eaz at (360) 757-7776.

 

The Long Term Results of Improper Drying

 

It is well documented that mold contamination in buildings can cause significant health problems. These problems can include simple allergic responses such as eye, nose and throat irritation, excessive colds and flu, lowered immune systems, acute mycotoxicosis (a severe reaction to mold produced toxic chemicals), mold induced asthma, mold lung infections like aspergillosis, and chronic debilitating lung diseases such hypersensitivity pneumonitis.

 

Mold spores can lay dormant for years and when ideal growing conditions develop, they start to flourish. As summer approaches, the warm humid conditions are a perfect microenvironment. Bacteria can start to grow within hours and mold can grow within days. As the days of summer pass by, the odor from hidden pockets of mold may become more noticeable and in more severe cases the mold growth may become visible. The greatest risk of adverse health consequences from exposure to microorganisms can occur during the cleanup process. In fact the City of New York has issued guidelines for the removal and cleanup for buildings that have Stachybotrys (a toxigenic mold frequently found on sheetrock after improperly remediated water losses). The New York Guidelines follow an asbestos abatement-like approach to the process.

 

How to Find Qualified Firms

 

It is essential, when searching for qualified firms, that you ask about industry affiliations such as the Water Loss Institute (WLI), a division of the Association of Specialists in Cleaning and Restoration (ASCR International), and that water damage technicians have been certified and registered with the Institute of Inspection, Cleaning and Restoration Certification (IICRC)". For a computerized IICRC registrant referral directory call 1-800-835-4624. For information on Water Loss Institute members in Northern and Central California call ASCR headquarters at 1-800-272-7012, or visit their web site at: http://www.ascr.org. For information on trained remediation companies in Northern California contact Restoration Hygiene Institute at (916)-736-1135.

 

The emergence of mold and sewage damage remediation (or cleanup) technology is relatively new. There are very few guidelines available to the general public or the professional water damage restorer. As a result of the need to provide information and training to everyone involved, the Restoration Hygiene Institute was formed. RHI was organized to provide information about restoration hygiene, which is the science of establishing and maintaining practices conducive to good health and safety while putting back damaged buildings and the building contents to a former or nearly original state. The Institute also provides technical training in mold remediation, sewage backflow cleanup and safety.

 

An environmental consultant experienced with water-damaged buildings and microbial contamination issues should evaluate all homes that may be occupied by high-risk individuals. These high risk individuals include, but are not limited to, the infirm, elderly with compromised immune systems, immune compromised AIDS and cancer patients, individuals recovering from surgery or extended illness, young children, especially infants under the age of two, and individuals with respiratory problems. An environmental consultant can test the structure and advise on proper remediation procedures to insure that the structure is clear of contamination. There are very few companies that specialize in environmental investigation and sampling of mold and sewage damaged buildings. In California, you can contact John Banta, an Environmental Health Specialist with Restoration Consultants, at (916)-736-1100.

 

Conclusion

 

By applying sound restorative drying technology, it is simple to decide the appropriate amount of equipment to be used on a water loss. It may cost a few dollars more to use a qualified firm to properly monitor the environment, but the savings will result from the use of the correct amount of equipment being placed on the job for the appropriate amount of time based upon real data. There will also be a savings in restoration costs since there will be a reduction of secondary damage.

 

 

 

For more information on environmental issues due to flood or sewage backflows, training programs or consulting services, contact Jim Holland, Restoration Hygiene Institute at (916) 736-1135.