After a storm, many people ask themselves, “What do I keep and what do I throw away?”
If a damaged structure is involved, other questions often are asked. These questions include, “Can I save a flooded wall?” “Is the wiring good?” “What do I do with the debris? “What do I do with the hazardous materials?”
All of these are common questions, and the answers are not always easy. Safety should always be your first consideration. Determine whether the home is structurally sound before you attempt to go in. Be sure that the gas and electricity are turned off. Remember, if the structure was flooded, the flood waters were likely contaminated with both chemical and biological substances; therefore, cleaning all flooded surfaces is necessary, and everyone entering the building should wear clothing that offers protection as cleaning is done.
Mold and mildew probably will be found on most surfaces of structures that have been wet. People who are allergic to organisms found in mold and mildew should use extra care when coming in to contact with these type surfaces. It is also a good idea to use respiratory protection.
Once we get past the safety issues, we need to look at the construction materials themselves. Some of this material can be salvaged and some cannot. If the walls are opened and cleaned, most solid wood structural materials will dry out, given time. Wood is considered dry when the moisture content is below 12%. Wood moisture meters are available and cost as little $30.
Wood paneling will often delaminate, or split into thin layers, when wet. When wood delaminates, it must be removed and discarded. An important consideration in dealing with any wood material is its moisture content. Drying will take weeks, even if ventilated. Air conditioned and/or heating of the space will speed drying. Most wood cabinets are going to warp when they get wet even if they are solid wood. Most likely the doors will need to be replaced. Again, let drying occur before deciding whether to remove or not.
Drywall that has been wet should be removed. Sheetrock will “wick” water, and even with low-level flooding that stays for several hours, the drywall may be wet to the ceiling.
Most insulation materials that were wet must be removed and discarded. These materials include fiberglass, mineral wool and cellulose. Closed-cell foam board is the exception and when cleaned can be used again.
Now, let’s talk floors. Solid wood floors that have been wet often will expand and cup, and seldom can be reused; however, if the wetting was short-term the cupping may not be severe. If this is the case, sanding and refinishing may be possible. Most laminated wood flooring will be ruined if it gets wet. Carpet is normally discarded when exposed to contaminated flood waters. Sheet vinyl floor coverings sometimes survive flooding, but whether or not they do is dependent on the type of glue used, the quality of installation, the quality of the vinyl and the duration of the flood. When water gets under the sheet vinyl, consider the vinyl ruined because with time it will discolor and likely be contaminated below the surface.
Ceramic tile floors are often okay if the glue has held. A few loose tiles can be re-glued, and with cleaning, any of the unbroken ceramic tiles can be reused. The time and cost of cleaning and re-gluing must be considered.
Asbestos tile will come up from the floor in most cases and must be discarded. When dealing with asbestos tile, remember that care must be taken in handling and disposal of the material. In all cases get professional advice. Asbestos tile, when broken, may produce airborne fibers that when breathed can cause respiratory problems. Even the glue may have asbestos in it. In any situation where you have asbestos tile, it is better to keep the tile and floor wet so tiny particles will less likely become airborne.
Other hazardous materials also can be in a storm-damaged structure. Lead paint is common in older houses (before the 1960s). Lead paint is dangerous if ingested. Even if the lead-painted surfaces are repainted with safe paints, children and animals can chew and ingest the old lead paint. Care should be taken in the area of the structure where children will frequent. The Environmental Protection Agency (EPA) offers guidance in dealing with lead-based paints.
Electrical wiring in a storm-damaged home should carefully be looked at by a professional. If the wiring system has been flooded, it is likely the system should be replaced. This is true even if when dried the system appears okay. Often corrosion will develop later at connections, and fires can result. If the wiring is replaced, the new system must comply with current electrical codes.
You may wonder about the electrical service to the structure. Utility companies provide the service to the structure. They will determine if the wiring and such are reusable; however, the meter pan and any service head that is attached to your building is your responsibility. It is likely that if any upgrading to the interior of the building is required, then that service head will need to be replaced.
Gas and water service to the building are similar to understand. The meters and piping to the meters belong to the utility companies. The utility companies will be responsible for repairs to that point. From the meter to the house is the owner’s responsibility. Licensed professionals should check and test both systems before restoring service. Water in the gas lines can cause plugging of orifices and create potentially dangerous situations. The lines need to be dried, cleaned and checked for leaks before use.
Sewage systems often collect large amounts of sediment with prolonged flooding and need to be checked for leaks and flushed.
Finally, it is important to remember yard debris must be removed in a safe manner. Heavy awkward lifting can cause injuries that last a lifetime. Vermin, such as cockroaches or rats, often take refuge in debris. Look at all debris. Determine what it is and, when necessary, handle it in a manner that complies with laws and regulations. Keeping a clear worksite speeds up work and avoids injuries.