Flood Damage Assessment & Repair: First Priorities after a Flood
How to Minimize Flooded Building Damage, Repair Advice, Mold Prevention InspectAPedia® -
First priorities of what to do after a home has been flooded
Flood damage assessment, building entry safety, repair priorities
Priority of repairs for buildings after flooding & water entry
Mold prevention for flood-damaged buildings & homes
Getting electrical, heating, air conditioning, water piping, drain piping, septic systems working again after building floods
Burst pipe response to minimize mold damage
How to minimize mold damage after building leaks or flooding: "Anti mold" procedures that work and ones that don't work or are unsafe
How to clean up a moldy building after flooding
Questions & answers about inspecting & repairing homes & other buildings after flooding from hurricanes, rising floodwaters, burst pipes, sewer backups, etc.
Response to building flooding or storm damage: safety, damage assessment, repair priorities, how to proceed. This is the first in our series of building flood damage articles on steps to take to safely enter and repair homes or other buildings after area flooding due to
hurricanes, rising floodwaters, burst pipes, or other water flooding. We discuss safety for people entering flooded buildings, steps to preserve and protect the building from further damage after it has been flooded, how to get mechanical systems up and running again, evaluating for the need for structural repairs, demolition, and cleaning, and avoid mold in a flooded building.
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FIRST PRIORITIES: What to Do After a Building Has Been Flooded
Hazards in and around flooded buildings include risk of structural collapse, risk of septic system collapse, trip and fall injury hazards, electrical shock hazards, fire and explosion hazards where natural gas or bottled gas are present, toxic sludge and materials containing waterborne bacteria, such as the E. coli and Enterococci bacteria, toxic mold growth indoors.
Listed just below are quick, simple steps to minimize damage in a flooded building.
Separately our "Flood Response Checklist" lists key actions you should take after building flooding to minimize mold damage, and includes some safety warnings.
If You Have Been Injured seek medical care at the nearest hospital or emergency facility. Floodwaters are often contaminated by sewage and there
is risk of serious infection if wounds are not cleaned and treated.
Check on Neighbors to see if there are elderly or infant neighbors who are trapped, injured, or otherwise need assistance.
Help a neighbor who may require special assistance--infants, elderly people, and people with disabilities. Elderly people and people with disabilities may require additional assistance.
People who care for them or who have large families may need additional assistance in emergency situations.
Watch out: DO NOT ENTER a BUILDING in THESE CONDITIONS:
If the building is still flooded: Flood waters often undermine foundations, causing sinking, floors can crack or break and buildings can collapse.
Collapse hazards: If the building is damaged or has moved off of its foundation: Damage to the building may mean that there is a risk of collapse.
Buildings which have moved off of their foundation - ruptured gas or electrical lines are extremely dangerous. See EARTHQUAKE DAMAGED FOUNDATIONS and FLOOD DAMAGE TO FOUNDATIONS
Even the smallest shift of a building on or off of its foundation, possibly less than an inch, can rupture gas piping or electrical wiring, creating a dangerous condition. See FOUNDATION INSPECTION & DIAGNOSIS and also FLOOD DAMAGE TO FOUNDATIONS
Electrocution hazards: If there are live electrical systems or wires: Where electrical wiring is live and wet or under water or even simply
standing in water or on a wet surface without special protection can lead to a fatal electrical shock. See Electrical Inspection Safety. Below we also warn about use of electrical generators.
Gas explosion hazards: If there there are damaged, loose, or broken gas piping or other fuel spills that could result in a fire or explosion. Make sure that all of the utilities, electricity, gas, even water, have been safely shut down.
Buildings that have not been declared safe: Avoid entering ANY building (home, business, or other) before local officials have said it is safe to do so. Buildings may have hidden damage that makes them unsafe.
Avoid disaster areas: Your presence might hamper rescue and other emergency operations, and put you at further risk from the residual effects of floods, such as contaminated waters, crumbled roads, landslides, mud flows, and other hazards.
Crawl space safety warnings
Crawl spaces (or flooded basements) that are unsafe - For a guide to safe entry in building crawl spaces and to areas that should not be entered, see CRAWL SPACE SAFETY ADVICEsee
Flooded crawl spaces may be contaminated with sewage bacteria, mold, rodents, or chemicals.
Flooded crawl spaces may be in danger from collapse of the structure overhead.
There may be a danger of electrocution in crawl spaces, especially wet ones, if electrical power remains on.
Continue to listen to a NOAA Weather Radio: or local radio or television stations and return home only when authorities indicate it is safe to do so. Flood dangers do not end when the water begins to recede; there may be flood-related hazards within your community, which you could hear about from local broadcasts.
Do not work alone: if you fall or are injured and are alone you may not receive prompt assistance. If you must work alone despite this advice, be sure you have a working radio or cell phone to use to summons assistance
Electrocution hazards: When leaving a building because of impending flooding, leave the electricity turned OFF. Do not turn electricity back on until the building is dry and safe. Using a portable electricity generator in a waterlogged or damaged home in a disaster area after hurricanes, earthquakes, floods can be very dangerous, risking death by electrocution, gas explosion, or by carbon monoxide poisoning. Above we also warned about electrocution hazards in buildings where the electricity has not been shut off.
Gas leak risks: Watch out for gas leaks in flooded buildings - flooding moves buildings & causes gas line leaks. Do not Smoke Near or Inside Buildings that Have not Been Declared Safe - a ruptured gas line or leaking gas from appliances could cause a gas explosion and fire. Do not smoke inside buildings. Smoking in a confined area can cause a fire or gas explosion. Do not turn electricity back on in a building where gas leaks could be present. Use a sealed flashlight for inspection, not a plug-in light.
Mold, Muck, Insects, Toxic Sludge & Toxic Dust Hazards exist in flooded or storm damaged buildings - a mixture of household chemicals, paints, stored gasoline, lead, sewer or septic system backup, debris and possibly asbestos. Do not begin cleanup efforts without understanding the hazards that may be present and be sure to use the necessary protective clothing and equipment. See FLOOD RESPONSE CHECKLIST.
We also list after-flood "anti-mold" procedures that do not work or are unsafe - to help you avoid unnecessary expense in dealing with mold
after a building flood.
If your building is already moldy or if you suspect mold related illness in your building, we link to a step by step Mold Action Guide dealing with toxic or allergenic indoor mold and other indoor contaminants:
when and how to inspect or test for mold, when to hire an expert, how to clean up a moldy area, when and how to perform post-remediation mold testing.
How to Prevent Mold Growth After a Building Flood or Burst Pipe
If your building has just been flooded by rising flood waters, a burst pipe, a waste line leak, a sewer backup, or other event,
immediate action may prevent a very costly mold cleanup. Review this
checklist. If your building already has an actual or suspected mold problem, review the Mold Action Guide web pages (see links at page left).
If you did not take the steps in "Building Floods" below and are reading this section days or weeks after the
flooding event, a comprehensive building survey for hidden mold or other contaminants may be needed before a full building cleanup plan can be made.
Extensive, technically detailed in-depth articles on other mold detection, testing, and prevention methods are organized at our Mold Information Center.
Report broken utility lines: such as electrical, gas, water or sewer piping to the appropriate authorities. Reporting potential hazards will get the utilities turned off as quickly as possible, preventing further hazard and injury. Check with your utility company now about where broken lines should be reported.
Septic system flood hazards: include sewage-contaminated floods in buildings and risk of collapsing septic systems. See Septic & Cesspool Safety; rope off and prevent access to areas over or close to the septic tank until its condition has been investigated. See Septic Flood Response for advice on repairing septic systems that have been flooded. If your septic system has been flooded.
Questions & Answers regarding this article
Questions & answers about inspecting & repairing homes & other buildings after flooding from hurricanes, rising floodwaters, burst pipes, sewer backups, etc.
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Additional technical contributors & reference sources for this article are listed below.
Use links just below or at the left of each page to navigate this document or to view other topics at this website. Green links show where you are in our document or website
Action Guide for Mold what to do about mold, cleaning, removal, testing, hiring an expert or doing it yourself - a step by step guide to what to do about mold
Floods in Building Setting Priorities and Using Mold Resistant Building - quick steps after a building flood or plumbing leak can prevent costly mold contamination
Prevent Mold, How-To Correct the Causes of Mold and Prevent Indoor Mold or other indoor environment problems
How to Clean Moldy Wood Framing & Sheathing How to clean/seal mold from/on exposed lumber or plywood subfloor or roof sheathing indoors - some suggestions based on our field and laboratory research
Humidity: What indoor humidity should we maintain in order to avoid a mold problem?
Mold-Resistant Building Practices, advice from an expert on how to prevent mold after a building flood and how to prevent mold growth in buildings by selection of building materials and by anti-mold construction details.
Ozone Warnings - Use of Ozone as a "mold" remedy is ineffective and may be dangerous.
Mold FAQs Answers to Most Questions about Indoor Mold, Mold Related Illness, Mold Cleanup, Mold Prevention
Mark Cramer Inspection Services Mark Cramer, Tampa Florida, Mr. Cramer is a past president of ASHI, the American Society of Home Inspectors and is a Florida home inspector and home inspection educator. (727) 595-4211 mark@BestTampaInspector.com 11/06
Hankey and Brown home inspectors, Eden Prairie, MN, technical review by Roger Hankey, prior chairman, Standards Committee, American Society of Home Inspectors - ASHI. 952 829-0044 - hankeyandbrown.com 11/06
Arlene Puentes, a licensed home inspector, educator, and building failures researcher in Kingston, NY. 11/29/06
Books & Articles on Building & Environmental Inspection, Testing, Diagnosis, & Repair
Our recommended books about building & mechanical systems design, inspection, problem diagnosis, and repair, and about indoor environment and IAQ testing, diagnosis, and cleanup are at the InspectAPedia Bookstore. Also see our Book Reviews - InspectAPedia.
Kansas State University, department of plant pathology, extension plant pathology web page on wheat rust fungus: see http://www.oznet.ksu.edu/path-ext/factSheets/Wheat/Wheat%20Leaf%20Rust.asp
"A Brief Guide to Mold, Moisture, and Your Home",
U.S. Environmental Protection Agency US EPA - includes basic advice for building owners, occupants, and mold cleanup operations. See http://www.epa.gov/mold/moldguide.htm
"Repairing your Flooded Home", American Red Cross & FEMA: Federal Emergency Management Agency, FEMA PO Box 2012, Jessup MD 20794-2012. Printed copies of this book are available from the American Red Cross, from your local Red Cross chapter, or by writing to the address above. Web search 10/4/2010, original source: http://www.redcross.org/www-files/Documents
/pdf/Preparedness/file_cont333_lang0_150.pdf
Same document from FEMA in raw text form:
US EPA - Mold Remediation in Schools and Commercial Building [Copy on file at /sickhouse/EPA_Mold_Remediation_in_Schools.pdf ] - US EPA
US EPA - Una Breva Guia a Moho - Hongo [Copy on file as /sickhouse/EPA_Moho_Guia_sp.pdf - en Espanol
Allergies, Allergens, Allergy Testing in Buildings - References & Products
Allergen Tests in Buildings advice about how to test, what to look for, in evaluating the level of dog, cat, or other animal allergens in a building
"IgG Food Allergy Testing by ELISA/EIA, What do they really tell us?" Sheryl B. Miller, MT (ASCP), PhD, Clinical Laboratory Director, Bastyr University Natural Health Clinic - ELISA testing accuracy: Here is an example of Miller's critique of ELISA
http://www.betterhealthusa.com/public/282.cfm - Townsend Letter for Doctors and Patients
The critique included in that article raises compelling questions about IgG testing assays, which prompts our interest in actually screening for the presence of high levels of particles that could carry allergens - dog dander or cat dander in the case at hand.
http://www.tldp.com/issue/174/IgG%20Food%20Allergy.html contains similar criticism in another venue but interestingly by the same author, Sheryl Miller. Sheryl Miller, MT (ASCP), PhD, is an Immunologist and Associate Professor of Basic and Medical Sciences at Bastyr University in Bothell, Washington. She is also the Laboratory Director of the Bastyr Natural Health Clinic Laboratory.
Allergens: Testing for the level of exposure to animal allergens is discussed at http://www.animalhealthchannel.com/animalallergy/diagnosis.shtml (lab animal exposure study is interesting because it involves a higher exposure level in some cases
Allergens: WebMD discusses allergy tests for humans at webmd.com/allergies/allergy-tests
Animal Allergens: Dog, Cat, and Other Animal Dander - Cleanup & Prevention Information for Asthmatics and regarding Indoor Air Quality.
Recognizing Allergens: What various indoor allergens look like - identification photos to help identify pollen, dust mites, animal dander, toxic or allergenic mold - Common Mold and other Allergens, Irritants, Remedies & Advice
Rodent control issues, including dander, fecal, and urine contamination of Buildings and Building insulation are discussed at our
Associations: Sick House, Sick Building, SBS - Air Quality, Government, Private Associations and Information Resources
Atlas of Clinical Fungi, 2nd Ed., GS deHoog, J Guarro, J Gene, & MJ Figueras, Centraalbureau voor Schimmelcultures, Universitat Rovira I Virgili, 2000, ISBN 90-70351-43-9 (you can buy this book at Amazon) - The Atlas of Clinical Fungi is also available on CD ROM
Atlas of Indoor Mold, Online Clinical Mold Atlas, Toxins, Pathogens, Allergens and Other Indoor Particles - Medical Health Effects of Mold (separate online document)
Black Mold that is Harmless Photos of recognizable, usually harmless black mold on wood, bluestain, ceratocystis, ophistoma
Building Floods: quick steps after a building flood or plumbing leak can prevent costly mold contamination
Classes of Mold: what types of cosmetic, allergenic, or toxic mold are a problem? Can mold be cleaned-up successfully?
"A Brief Guide to Mold, Moisture, and Your Home", U.S. Environmental Protection Agency US EPA - includes basic advice for building owners, occupants, and mold cleanup operations. See http://www.epa.gov/mold/moldguide.htm
"Disease Prevention Program for Certain Vegetable Crops," David B. Langston, Jr., Extension Plant Pathologist - Vegetables, University of Georgia (PDF document) original source: www.reeis.usda.gov/web/crisprojectpages/209797.html
"Disease Prevention in Home Vegetable Gardens,"
Patricia Donald,
Department of Plant Microbiology and Pathology,
Lewis Jett
Department of Horticulture, University of Missouri Extension - extension.missouri.edu/publications/DisplayPub.aspx?P=G6202
Fifth Kingdom, Bryce Kendrick, ISBN13: 9781585100224, is available from the InspectAPedia online bookstore - we recommend the CD-ROM version of this book. This 3rd/edition is a compact but comprehensive encyclopedia of all things mycological. Every aspect of the fungi, from aflatoxin to zppspores, with an accessible blend of verve and wit. The 24 chapters are filled with up-to-date information of classification, yeast, lichens, spore dispersal, allergies, ecology, genetics, plant pathology, predatory fungi, biological control, mutualistic symbioses with animals and plants, fungi as food, food spoilage and mycotoxins.
Ozone Warnings - Use of Ozone as a "mold" remedy is ineffective and may be dangerous.
Rot concerns in buildings-some building mold such as Meruliporia incrassata "Poria" risks serious rot and hidden structural damage
US EPA: Una Breva Guia a Moho - Hongo [Copy on file as /sickhouse/EPA_Moho_Guia_sp.pdf - en Espanol
OTHER IAQ ISSUES: How To Find and Address Other Indoor Air or Indoor Environment Contaminants Besides Mold
Mold or allergens may not be the only or even the main indoor environmental contaminant. Don't let media attention to mold
cause so much enviro-scare fear that other, possibly more urgent hazards go un-addressed.
Ozone Warnings - Use of Ozone as a "mold"
remedy is ineffective and may be dangerous.
Pet control - if you can't say goodbye to your bird, cat, dog, guinea pig, hamster, tropical fish, then limit the
areas they occupy and limit the airflow from that area to sleeping or other areas of the building, use allergenic
bedding, eliminate wall-to-wall carpeting, improve housecleaning including use of a HEPA-rated vacuum cleaner. For more details
see our article Dog, Cat, and Other Animal Dander - Information for Asthmatics and Indoor Air Quality
Rodents, Mice, Squirrel Control - I find high levels of mouse and rodent dander, fecal dust, and urine-contaminated dust in some buildings,
and high levels of these materials in building insulation in those locations. If you have a mouse problem, particularly if mice and their waste (fecals or urine) are contaminating
the building HVAC or building insulation, may need both steps to clean up or remove infected materials and steps to stop an ongoing
rodent problem. If squirrels are a problem, the cleanup needs to include closing off entry openings into the building. Get some
help from a licensed pest control expert.
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