Hurricane season produces storms that bring damaging wind, heavy rain, and flooding. These storms can cause structural damage. Additionally, water and sewage debris exposes both buildings and their contents to a potential hazard, one that may be hidden from view – mold.
In 1999, Melinda Ballard, an activist for insurance policyholders, sued her insurer over mold damage in her 22-room house in Dripping Springs, Texas, that resulted from such a storm. The case, which started as a single claim for water damage, became a case about mold contamination throughout the house. This case became one of the first to increase public awareness about mold and became a landmark mold case for property insurers.
When property is in a flood-prone area or the forecast calls for severe weather, taking appropriate protection on a timely basis is important. Boarding up windows, installing shutters, and using sandbags or barriers will reduce water damage and make cleanup following the storm easier.
Steps to Reduce Water Damage
A commercial property owner should follow a few key procedures to protect the building – including:
- Development of a building-specific water management plan that includes actions to be taken before, during and after a water event
- Inspecting the roof periodically to make sure that drains and scuppers are free of debris
- Inspection of the building exterior to make certain drains are clear, windows are protected, property is graded away from foundation walls, and there are no cracked walls and settled foundations
- Making certain below-grade service equipment is properly protected
- Utilizing sandbags, flood walls, or barriers to keep water from pooling against the foundation
What If Water Damage Occurs
Sometimes water or sewage damage will occur despite the best planning. In these cases, once the water level drops to permit inspection of service utilities and structural elements, the most important step to take is to initiate drying. Air movement and timeliness are the best ways to reduce mold growth. Depending on the location and extent of damage, mold may start to grow within 24 to 48 hours. Building owners/managers may start to document conditions and take measures to reduce damage. These actions may include:
- Removal of wet rugs, carpeting, white goods (linens, sheets, towels), clothing, books, and paper
- Restoring service equipment to allow for drying and dehumidifying the structure
- Inspection of the building interior to look for evidence of leaks, water infiltration or water damage through roofs, walls, or windows
- Looking for any evidence of mold growth on structural elements – documenting its location
The building owner should report a damage claim to their insurance agent/broker as soon as possible – providing them with details of the loss. The agent may provide an experienced mold professional, such as a Certified Industrial Hygienist (Board for Global EHS Credentialing) or a Licensed Mold Assessor Consultant (in Florida and Texas).
A mold consultant is trained to inspect the property – including the exterior walls (standing water against the foundation), beneath any crawl space, the roof, as well as all interior structural elements, service equipment, food handling operations and building drains. Conducting visual assessments and using tools such as thermal imaging cameras and moisture meters, the consultant will assess the extent of the water damage and/or mold growth and provide recommendations to address immediate needs and a remediation plan to share with contractors. The mold consultant may also opine on determining the cause and origin of the mold to make sure the damage is a covered peril under the policy. The immediate need will be to address the source of the water issue so drying can be started. Remember, mold needs two things to grow – a source of moisture and a food source. Most building materials will provide the food, so controlling the moisture is critical to reducing damage.
The mold consultant may also be asked by the insurance company to work with the restoration contractor to be certain that all work is performed properly and in accordance with the agreed upon work scope. Once restoration has been completed, a post-remediation verification assessment may be performed by the mold consultant as a means for project completion and claim closeout.
There are five general principles used in remediating mold-impacted structures and materials. These principles, listed below, may require a multi-disciplinary approach utilizing specialists in several fields (IICRC S520 –Reference Guide for Professional Mold Remediation, 2015).
- Provide for the safety and health of workers and building occupants
- Document conditions and work practices
- Control contamination at the source
- Physically remove the contamination (source material)
- Correct the moisture problem to prevent recontamination
HETI: Assisting Before and After the Storm
HETI’s staff of certified industrial hygienists and mold assessors can assist clients with the development of an appropriate water management plan, storm preparedness, mold testing, project oversight and invoice review – all tools critical for managing losses and restoring operations.
To find out more about HETI’s indoor environment and industrial hygiene services, please contact us.
Jacqueline Armstrong Licensed Mold Assesor and Senior Risk Manager