Water Damage Assessment Has the building ever suffered water damage through storm, sanitary sewer back-up or other means? Storm and sanitary sewer back-up losses can cause damage to foundations, walls, floor coverings, appliances and equipment. Raw sewage is a health hazard and is extremely costly to clean up. Loss of use of the building for an extended period of time also is inevitable during clean up and repair. Hazard Example(s): A 15,000 square foot church basement became flooded with four to six inches of raw sewage. The facility sustained severe damage from the raw sewage. The total loss amounted to $953,000. A 10,000 square foot basement became flooded through the toilets and floor drains with approximately five feet of raw sewage damaging 10 classrooms and the kitchen. All porous materials, including a piano and cabinets, had to be removed from the building due to the raw sewage exposure. The total loss amounted to $247,000. Recommendations: The following precautions should be taken to prevent water damage to your building from storm or sanitary sewer back-up: Do not dispose of grease down the sinks or toilets. Use strainers in sinks to catch food scraps and the dispose of it in the garbage. Do not flush solid waste, such as disposable diapers and personal hygiene products, down toilets. Floor drains, drain tiles, downspouts and sump pumps should never be connected to the sewer line, as such connections may cause sewage to back-up into the building. Deep rooted landscaping should not be planted on top of or next to the sewer laterals (the connection between your building and the public sewer line). If roots penetrate a sewer line they can restrict or even block the sewer line. If your sewer system doesn't have a cleanout, you should have one installed to allow access to clear any blockage in the line. Install a sump pump. Sump pumps will remove water from the building's foundation drain tile through a discharge tube outside of the building. A qualified plumbing contractor should be hired to install a sump pump. Furthermore, severe storms may result in power failure, so a battery powered back-up sump pump is highly recommended. Installation of a backflow prevention device is recommended. Backflow prevention devices prevent raw sewage from an overloaded main sewer line from backing into the building's drainage system. A qualified plumber should be hired to install this, as they usually have requirements from local building codes. Recycle yard waste. Raking or blowing leaves, grass clippings and small tree limbs into the street allows this material to enter the storm sewers, which can cause them to back-up. To prevent damage to valuable interior contents, keep valuable items on shelving and off of the floor. Better yet, keep important documents, valuables or hard to replace items out of basement levels. Consider flooring that is not susceptible to water damage, such as ceramic tile. If you have an exterior basement stairwell, make sure the door is adequately caulked and weather stripped to prevent water from penetrating. These are prime areas for water to accumulate from surface runoff during heavy rains. Tasks: Water damage sewer backup policy Develop and implement a written preventative maintenance sewer back-up policy. Water damage sewer backup policy training Train all employees and/or volunteers whose jobs are impacted by the church’s preventative maintenance sewer back-up policy. Does the church have a self-inspection program in place to prevent water damage? Even though protecting your church against water damage does not seem like a pressing issue at the moment, you never know when the unexpected can happen. Therefore, church leaders are encouraged to take a proactive approach by implementing a maintenance program by performing regular self-inspections that can identify potential problems that could lead to water damage. Hazard Example(s): A water pipe on the third floor of a church burst inside of a wall sometime after the building was unoccupied on a Monday. When someone returned to the building on Wednesday, water was everywhere. They immediately shut off the main water supply, but water had penetrated all levels, including the basement. Power to half of the building was out and extensive damage was done to the phone system, walls and flooring. The total cost of this loss was $469,000. A water/drinking fountain in a church gymnasium leaked, causing extensive damage to the gym flooring. The water ran for approximately five hours before it was discovered. The total cost of this loss was $52,000. Recommendations: The following items should be incorporated into an inspection program to prevent water damage claims. Building Interior Water (supply and drain) lines should be checked annually for proper connections, leaks and damage. A qualified plumber should be contacted if concerns are found. Regularly check hoses and water supply lines on appliances for leaks, bulges, cracking, etc. Hoses for washing machines, dishwashers, ice makers and drinking fountains are under constant pressure and if a leak would occur, the potential for large amounts of water to be discharged is possible. Check for signs of current or past water damage, such as rotten wood, damaged walls or floors, stained ceiling panels, dampness, or standing water in the basement. Check caulking around toilets and sinks and, if applicable, showers and tubs. Air conditioning units should have clean drip pans and drain lines that are clear of any deposits that could clog. During periods of increased plumbing usage (daycare, Sunday/pre-school, etc.), have someone periodically check sinks and toilets for clogging. Inspect basement walls and floors for cracks that could allow water to enter. Consideration should be given to the installation of a water leak detection system. There are several types on the market, from systems that will sound an audible alarm if the moisture sensor is activated, to devices that can detect a leak and automatically shut off the main water supply. More sophisticated units can be tied into a fire/security alarm system or central station. Building Exterior Gutters, downspouts and eaves should be kept clear of debris to allow for proper drainage of water from the roof. These should be cleaned every spring and fall. Downspouts should extend at least six feet from the building to carry water away from the foundation. This will ensure that water is not draining down the foundation into the drain tile, which could lead to basement flooding. Inspect exterior for cracks in walls, damaged siding, deteriorated trim, loose caulking around windows and doors, and peeling paint. Tasks: Water damage self inspection Conduct self inspections of the building to help identify potential problems that could lead to water damage. Water damage self inspection training Train all employees and/or volunteers who will be responsible for conducting the self inspections. Is the roof in good condition and well maintained? Water damage can result in increased maintenance costs, structural damage to the building, a decline in indoor air quality and affect the overall aesthetics of the church. One of the key ways to prevent water damage is to make sure the church's roof is in good condition. As roofs age and are exposed the elements over time, or, they are damaged by a storm, a leak can develop and cause significant damage. So on an ongoing basis, it's important to regularly inspect and monitor the condition of your facility's roof. The individual(s) who inspects the roof should be qualified to do so and understand what to look for in terms of damage and condition. Hazard Example(s): The roof between an education wing addition and the original sanctuary was not properly sealed. This condition allowed water to enter the building over a period of time causing damage to the interior walls and ceilings. The total cost of this claim was $75,000. Recommendations: Age of the roof should be considered as different roof types generally have an average life expectancy. Even though a roof may physically look adequate, any roofing materials nearing its life expectancy will sooner than later fail.Asphalt-Life expectancy up to 30 years. Slate-Life expectancy up to 100 years. Cedar (shake)-Life expectancy up to 30 years. Should be treated with fire retardant. Metal-Life expectancy up to 50 years. Clay Tile-Life expectancy up to 50 years. Tar and gravel - Life expectancy up to 20 years. Different roof types are susceptible to different types of failure and may require more frequent inspections or areas of focus, for example:Flat Roofs would be more prone to standing or pooling water. Different pitched roofs, a low slope (A roof angle or pitch that is less than 30 degrees) are more susceptible to wind damage than a roof with a steep slope (A roof whose angle is more than 45 degrees) Cracking, blistering, cupping or peeling of asphalt shingles in an indication the roofs life span is nearing the end and will soon no longer effectively divert water from rain, snow or melting ice Attics should be properly vented as proper roof and eave ventilation may help extend the life of the roof by reducing the buildup of heat and moisture in the attic. Flashing or coping around the edge of the roof should be kept in good condition When looking at replacement options, consider materials that can help mitigate future damage. As an example, in hail-prone areas, consider impact-resistant shingles with Underwriter Laboratories (UL) designations of 2218 Class 3 or 4. Keep roof, valleys, gutters and downspouts free from buildup of leaves, twigs and other litter preventing proper drainage. Leaks are more susceptible around items that have been cut into the roof, including; attic vents, sewer vents, chimneys, skylights, etc. These items should be inspected ensure flashing and caulking are adequately Keep trees trimmed to prevent them from rubbing against the roof. Remove snow from roofs to prevent potential collapse. The interior of the building should be inspected for evidence of past water damage, including rotten wood, damaged walls or stained ceilings, if any of these conditions are found further investigation should be conducted and any necessary repairs should be made by a qualified roofing contractor. Roofs should be inspected after severe weather as wind, hail, ice or heavy rain could all cause damage that could lead to future problems. A qualified, licensed roofing contractor should always be hired to make necessary repairs to the roof Tasks: Water damage roof maintenance Develop and implement a written preventative maintenance program to conduct periodic inspections and provide routine maintenance to the building’s roofs. Water damage roof repair If any damage is noted during any of the periodic inspections, hire a licensed roofing contractor to make any necessary repairs. Is there adequate insulation and ventilation in the attic to prevent the formation of ice dams? In cold regions, the formation of ice dams can occur due to inadequate insulation and ventilation in the attic. The attic air temperature remains warm, which melts the snow/ice on the roof. The melted snow/ice will accumulate at the roof's edge, eaves and/or valleys where it refreezes. The additional melting of snow will become trapped in these areas with nowhere to drain. This melted water will back-up and seep under the roofing material, causing damage to walls, ceilings, insulation and other areas. Hazard Example(s): Heavy snow and ice accumulation due to recent snow storms caused melting water to back-up under the roof of a parsonage. Water damage to the exterior framing members, insulation and ceiling in the parsonage occurred. The total cost of this loss was $55,000. Recommendations: Often, inadequate insulation and ventilation is found on buildings. To prevent ice dams from forming, the following precautions should be taken: Make sure you have adequate insulation and ventilation in the attic to keep it cool. Indications of inadequate ventilation in the attic include rust spots, nails that are rusty and an odor of mildew. As a minimum, most buildings in the U.S. should have between R22 and R49 value in the attic. Hire a licensed contractor to assist with determining the existing R value and to apply any additional insulation if needed. Consider installing soffit vents to increase ventilation. If these are already present, make sure they are not blocked. Seal any openings in the attic (heat ducts, light fixtures, vent pipes, etc.) Gutters, eaves and downspouts should be kept clean. Clear snow two to three feet from all roof edges with a snow rake. These rakes are specifically designed to effectively remove the snow, while not damaging the roof components. This allows melting snow to drain and not become trapped under the snow and ice. Tasks: Water damage ice dam insulation Inspect the attics of all buildings to determine if sufficient insulation is present to help prevent the formation of ice dams. If there is any question of whether the current insulation level is adequate, hire a licensed contractor to inspect the attic. Water damage ice dam ventilation Inspect the attics of all buildings to determine if sufficient ventilation is present to help prevent the formation of ice dams. If there is any question of whether the attic ventilation is adequate, hire a licensed contractor to inspect the attic. Water damage ice dam maintenance Hire a licensed contractor to correct any problems that may lead to the formation of ice dams. Does the church have any exposure to freezing of water pipes? When water freezes, it expands. This expansion will put pressure on pipes, which can cause them to break. Piping most susceptible to freezing is located on the exterior of the building (such as garden hose connections) and inside where piping is installed in unheated areas (attics, garages and crawl spaces) and in pipes that run against exterior walls that have little or no insulation. Exposure to frozen pipes also is a concern in southern states, primarily due to a lack of insulation in attics and crawl spaces. Hazard Example(s): A water pipe located in the ceiling burst and flooded the church sometime between Sunday night and the following Tuesday afternoon. Extreme cold temperatures during this timeframe occurred. Water damaged ceilings in two rooms, the hallway and carpeting. The total cost of the loss was $54,000. A water pipe burst from an upstairs bathroom in the parsonage causing damage to walls, ceilings and carpeting. The parsonage had been vacant, awaiting the arrival of the new pastor for the church. During the three weeks of vacancy, the furnace malfunctioned, which caused a pipe to freeze and burst. The total cost of this loss was $112,000. Recommendations: The following precautions should be taken to prevent frozen pipes: All garden hoses should be removed from exterior faucets at the start of freezing temperatures (late fall/early winter). Water lines running to these exterior connections should be turned off and drained. If shut off valves are not installed, contact a qualified plumber to complete this task. Water pipes that are exposed to freezing temperatures and cold drafts, and those located in unheated or un-insulated areas, such as crawl spaces, attics, garages, outside walls, etc. should be wrapped with pipe insulation. Pipe insulation is available in fiberglass or foam sleeves and can be found at local hardware/home improvement stores. In addition, areas where cold air drafts are found and pipes are exposed, should be properly sealed. During cold temperatures, cabinet doors where water pipes/drains are present (sinks, bathrooms, etc.,) should be left open, which will allow the warmer air to circulate around the water pipes/drains. During extremely cold temperatures, faucets should be turned on to a slow drip or trickle. If the faucet has both hot and cold lines, open up both. By allowing the water to pass through these pipes, this will reduce the chances of the pipe freezing. Even if the pipe does freeze, by having the faucets open, this will provide relief from excessive pressure that is caused from freezing, which will prevent the pipe from bursting. Consideration should be given to the installation of an automatic detection system that can monitor the temperature of a specific pipe. If the temperature of the pipe drops below a pre-set temperature, the unit will automatically shut off the main water valve. This will not prevent the pipe from freezing, but will protect against bursting of pipes. Some of these units also can be tied into the buildings fire/security alarm system and or central station. A qualified plumber should be contacted to determine the best system to install. Maintenance of heating systems will ensure proper working condition and reduce the chances of a malfunction during cold weather. If the building will be unoccupied for an extended period of time during cold weather months, make sure the thermostat is set above 50 degrees Fahrenheit. If possible, have someone check on the building daily to ensure the heating system is working properly. In vacant or unheated buildings, the water should be shut off at the main valve and all lines should be opened to drain (sinks, toilets, water heaters, etc.). Put non-toxic antifreeze in trapped water lines (drain traps, toilet bowls, etc.). To ensure that the building is adequately safeguarded, contact a qualified plumber Tasks: Freezing of water pipes policy Develop and implement a written preventative maintenance program to conduct periodic inspections and provide routine maintenance to help prevent the freezing of water pipes. Freezing of water pipes policy training Train all employees and/or volunteers whose jobs are impacted by the procedures outlined in your church’s policy on protecting the church from the freezing of water pipes. Is there any presence of galvanized steel pipe for plumbing? Copper and steel pipe is the most widely used pipe to distribute water in a building. Copper is durable, but is more expensive and until the 1950's, galvanized steel was widely used. Galvanized pipes rust from the inside out, turning water brown, restricting water flow, and eventually causing pipes to fail and leak. Recommendation: If galvanized steel pipe is found, it should be removed from the building by a certified contractor and replaced with copper piping or a modern alternative. Tasks: Galvanized steel plumbing inspection Inspect the building to determine if any of the plumbing lines are galvanized plumbing. Galvanized steel plumbing repair If any galvanized plumbing is found, hire a licensed plumbing contractor to inspect the plumbing and replace and/or make any necessary repairs. If the building has a masonry exterior, has the tuck pointing been periodically inspected? Over time, a masonry building will absorb water into the mortar between bricks, allowing expansion and contraction during freeze/thaw cycles, which causes deterioration that compromises the building's structural integrity. Tuck pointing is the process of repairing the mortar joints that have deteriorated by cutting out old mortar to a uniform depth and placing new mortar in the joint. Masonry buildings are in need of tuck pointing when the following conditions can be noted: The mortar joints have eroded back more than a quarter inch from the face of the unit or beyond the depth of the original joint. Cracks are visible within the mortar. The bond between brick and mortar is broken or the mortar is soft or crumbling. Any portion of a mortar joint is missing. Recommendation: If the mortar joints of a masonry building have deteriorated, the building should be inspected by a qualified mason contractor and the appropriate repairs made. Tasks: Tuck pointing inspection Inspect the building’s masonry exterior to determine if any of the mortar joints are in need of tuck pointing. Tuck pointing repair If any mortar joints are found during the inspection to be in need of repair, hire a qualified mason contractor to perform any necessary repairs. Does the ground slope away from a building’s foundation? One of the most common problems for a leaking foundation is the improper soil grade around the building. Either the soil around the building does not adequately slope away from the building or there are low spots where water accumulates. These conditions can be corrected by making sure the soil is properly graded away from the foundation and/or low spots are appropriately filled. The following are things to consider when inspecting the foundation: The ground must fall away from the foundation a minimum of at least six inches within the first 10 feet around the perimeter. Are the building's downspouts directing water away from the foundation? If not, dumping water onto the ground near the house can cause serious problems and should be corrected. If the lay of the land is already sloped toward the building, has a swale been constructed to divert water away from the building? The construction of a swale allows water to run away from the building, as well as divert the water running down the slope toward the foundation. Recommendations: The soil grade around the building is not providing an adequate fall away from the building allowing excess water to penetrate the foundation. As a result of this penetration, water damage is occurring to the building. To prevent any further water damage, the building should be inspected by a qualified excavation contractor or a landscaper with grading experience and the appropriate repairs made to the soil grade around the building. Tasks: Foundation inspection Inspect the soil grade around the building’s foundation to determine if an appropriate slope exists, that will adequately direct water away from the building. Foundation repair If during the inspection, the slope is inadequate or other conditions are noted that would allow excess water around the building’s foundation, hire a qualified excavation contractor to make any necessary repairs. Are the building's gutters and downspouts periodically inspected and cleaned? The purpose of rain gutters is to collect water from the roof and direct it safely away from the building's foundation. When gutters are clogged, however, they crack and overflow, allowing water to seep into the soil immediately adjacent to the building, endangering the foundation and potentially causing indoor flooding. To prevent these problems, gutters should be cleaned several times each year, though the frequency depends on the climate and landscape of the area. Conditions that may require more frequent inspecting and cleaning include the following: Buildings surrounded by tall trees. Buildings located in areas of the country where rainfall is more prevalent. After severe weather occurs. Downspouts also should be inspected for debris that may impede the flow of water, as well as to determine if the water is being adequately directed away from the building's foundation. Recommendation: Inspect and clean all gutters and downspouts a minimum of twice a year to help eliminate excess debris that has accumulated within them. Equip all downspouts with a minimum six foot extension from the building to carry water away from the foundation. Tasks: Gutters and downspouts inspection Inspect and clean all gutters and downspouts a minimum of twice a year and more frequently where necessary. Gutters and downspouts extensions Equip all downspouts with a minimum six foot extension from the building.