“WATER DAMAGE: Mitigating The Loss”
“WATER DAMAGE: Mitigating the Loss”Course Description“Water Damage: Mitigating the Loss” will discuss the many advantages ofrestorative cleaning over tear-out and reconstruction in the event of a waterloss, including faster recovery to pre-loss condition, significant claim costreduction and substantial reduction of disruption and loss recovery time.Presented for theThe Painless Restorer DeliveringTotal Claim AccountabilityConference for CatholicFacility Management
Conference for Catholic Facility Management (“CCFM”) is a RegisteredProvider with The American Institute if Architects ContinuingEducation Systems (AIA/CES). Credit(s) earned on completion ofthis program will be reported to AIA/CES for AIA members. Certificatesof Completion for both AIA members and non-AIA members areavailable upon request.This program is registered with AIA/CES for continuing professionaleducation. As such, it does not include content that may be deemed orconstrued to be an approval or endorsement by the AIA of any materialof construction or any method or manner of handling, using distributingor dealing in any material or product.Questions related to specific materials, methods and services will beaddressed at the conclusion of this presentation.
“WATER DAMAGE: Mitigating the Loss”Copyright MaterialsThis presentation is protected by U.S. and International Copyright Laws.Reproduction, distribution, display and use of the presentation withoutwritten permission of the speaker is prohibited. ACR, Inc. 2012Presented for theThe Painless Restorer DeliveringTotal Claim AccountabilityConference for CatholicFacility Management
“WATER DAMAGE: Mitigating the Loss”Learning Objectives1. At the end of the program, participants will be able to understand theprocess of water loss restoration, using examples and/or case studies.2. At the end of the program, participants will be able to elevate theirexpectations of the outcome in water losses, by being familiar with theindustry best-practices and top-level protocol, using examples and/or casestudies.3. At the end of the program, participants will be able to greatly reduce cost,disruption and loss if use in the event of water losses, using examplesand/or case studies.4. At the end of the program, participants will be able to save far morestructural elements and contents by choosing restorative cleaning overdemolition as the first response, using examples and/or case studies.
The Purpose of this Course Teach the basic principles of restorative drying Provide an overview of the latest technology and techniques Provide general knowledge about handling Water Damage Losses Highlight the advantages of restorative drying over replacement
Course OverviewProject ManagementHealth And SafetyRecognizing Unique Site ChallengesProper Drying Equipment For TopLevel Protocol Restoration Drying Complex Structures Microbiological Considerations
Making Documenting Claims EasierFiles are delivered on a web based platform Total Claim Accountability24/7/365 AccessNearly Real Time100% TransparentNo SurprisesYou’re In ControlComprehensive Notes/UpdatesPricing & Activity Justification
Total Claim Accountability:
“No Conflict of Interest” Service Policy We specialize exclusively inmitigation of damaged properties andhas chosen not to directly profit frommajor structural repairs and materialsor floor covering replacement.
“No Conflict of Interest” Service PolicyWhat are the Advantages? Restorative cleaning costs FAR less than tear-out/reconstruction Policy Limits are conserved Losses are restored much faster Disruption of normal activities is minimized Business Interruption costs are reduced or eliminated Temporary Housing Costs are reduced or eliminated
Why Discuss Water Damage?Dr. Michael Berry, an Indoor Air Quality (IAQ) expert states:“ Water is the single most long-termdestructive substance in the indoorenvironment. It dissolves many materialsand supports the growth ofmicroorganisms on others.”
Why Discuss Water Damage? Because of the money that is being spent on repairs, mitigationand restoration on water damage claims. Of the four major property claim types, water damage accounts fornearly 40% of claims (see following graph).
Property Insurance Claims
Why Talk Restoration vs. Replacement? Because of the large percentage of claims related to water damage,it is imperative that the latest restoration technology and techniquesare being employed in lieu of replacement options to help reducethe Loss Ratio and Loss Adjustment Expense on each claim. The following graph depicts the percentage of trade area dollarsspent on replacement of structural items.
Property Insurance ClaimsTrade Area Dollars SpentFlooring - 65%Roof - 15%Siding - 2%Paint - 3%Wall coverings - 5%Framing - 2%Drywall - 5%Other - 3%FLOORINGROOFINGSIDINGPAINTWALL COVERINGFRAMINGDRYWALLOTHER
“Research shows that restorationsaves on average 20% per claimversus replacement.”Based on 2001 survey by JP Service Associates showing that when professional restorersare used in advance of construction companies the average insurance claim totals 4,000. Claims resulting from full service companies average 5,000.
Restoration Industry StandardsIf you are responsible for property damaged in loss, it is imperative thatyou know the “standards of care” of the restoration industry. IICRC S500 - Standard & Reference Guide for Professional Water Damage Restoration IICRC S520 – Standard & Reference Guide for Professional Mold Remediation IICRC S100 – Standard & Reference Guide for Professional Carpet Cleaning IICRC S300 – Standard & Reference Guide for Professional Upholstery Cleaning RIA- NIDR – Guidelines for Fire & Smoke Damage Repair CRI 104 & 105 – Standards for Installation of Commercial & Residential Carpet
Major Causes of Water Damage Faulty or damaged plumbingFrozen Water PipesDefective Appliances and FixturesFaulty or Damaged ConstructionAccidents or negligenceWeather – floodsWillful misconduct and vandalismFire control & high humidity conditions
Sources and Categories of Water LossesAccording to IICRC S500, water sources are placed in three generalcategories. Before defining the three categories, we will discuss howS500 categorizes water. S500 states:“A categorization of the level of contamination from water in adamaged structure is required to perform loss assessmentand evaluation activities. The category of water contaminationmust be considered so that procedures can be established forprocessing water-damaged structures and materials safely.”
Sources and Categories of Water Losses Water sources are divided into three general categories: Category 1: Clean Water Category 2: Gray Water Category 3: Black Water The category of water contamination is not determined by thecolor of the water source alone; rather, the category is determinedby a combination of source, contents affected, time, history andcharacteristics of the water. Thus, though the source may beclean, the loss may be considered category 3: Black Water.
Category 1: CLEAN WATER A “clean” water source is one that does not pose substantial harm tohumans. Examples are broken water supply lines, tub or sink overflows,melting ice or snow, falling rainwater, broken toilet tanks, etc. Once a clean water source contacts other sources and materials,its condition may change as it dissolves or mixes with soils andother contaminants, as time elapses.
Category 2: GRAY WATER Unsanitary or “gray” water contains some level of contamination andhas the potential to cause discomfort or sickness if consumed by orexposed to humans. Examples are discharge from dishwashers or washingmachines, overflows from washing machines, overflows fromtoilet bowls with some urine (no feces), sump pump failures,punctured water beds, fire suppression (sprinkler head), etc. Time and temperature aggravate Category 2 (gray) watercontamination levels significantly. Gray water in floodedstructures that remains untreated for longer than 36 hours canchange from Category 2 to Category 3.
Category 3: BLACK WATER “Black” water always contains pathogenic (disease causing) agentsand is grossly unsanitary. Black water sources are those that arise from sewage or othercontaminated water entering a structure. Includes all forms offlooding from seawaters, ground surface water and rising waterfrom rivers or streams. They carry silt and organic matter intostructures. The water is considered to be “black” where structural materialsand/or contents have been contaminated with suchcontaminants as pesticides, heavy metals or toxic organicsubstances.
Microbial Activity To prevent amplification of microorganisms, immediate response isnecessary for all categories of water intrusion.FACT Microorganisms are always present in the indoorenvironment. Whether water is categorized as clean, gray,or black, when there is a water intrusion if it is left unattended, microorganisms willamplify. While the amplification will not beimmediately noticeable, the greater the length ofthe time, the greater the amplification. With the passage of time, microorganisms present in anycategory of water intrusion will begin to amplify.
Air Filtration Device Mandatory in all Category 3 waterlosses as per IICRC S500 standards.
Principles of Restorative Drying There are four general principles that must be understood beforeany materials subjected to water damage can be returned to a preloss condition.They EMPERATURE CONTROL
Principles of Restorative DryingExtraction Removal of excess water usually through the use of moresophisticated techniques and equipment to include pumps or heavyduty wet pick-up vacuuming equipment. It is generally accepted that it is 500 times faster to remove waterthrough extraction than it is to evaporate it.
Principles of Restorative DryingEvaporation Once excess water is removed, technicians must concentrate onchanging water from a liquid to a vapor by promoting evaporation toincrease the rate of drying. Normally, this is accomplished with “air movers”.
Principles of Restorative DryingDehumidification Once moisture is evaporated from the structural and contentsmaterials into the air, it must be removed through dehumidification ifsubstantial secondary damage is to be avoided.Secondary Damage
Principles of Restorative DryingTemperature Control Both evaporation and dehumidification capabilities are greatlyenhanced by controlling the temperature in a confined environment. Thus, temperature modification and control becomes an importantbasic principle for restorative drying. Later in this course, we will discuss the science ofPsychometrics, which manages the ambient temperatureaccording to relative humidity in order to achieve a balanceddrying system.
Principles of Restorative DryingOther Restoration Considerations Obviously, there are many other considerations, but reduced to themost basic form, the four restorative drying principles are the guidingprinciples for all other procedures that must be performed. Total restoration involves many other procedures that may be requiredto bring the structure and contents back to a pre-loss condition. Theymight include: InspectingCoordinatingTear OutCleaningDeodorizingRefinishing Reconstruction to name a few.
Principles of Restorative DryingMitigating the DamageEquipment of Water Damage Restoration Water Extraction EquipmentAir MoversDrying EquipmentInspection/Detection EquipmentDehumidifiers
Principles of Restorative DryingWater Removal Equipment Extraction Units Portable – dual vacuum system preferred Truck-mounted extraction unit Extraction Tools Light wand (scrub wand) Stationary Extraction Tool Self-propelled extraction tool Vacuum squeegee or hard surface type wand. Submersible Pump For basements, crawlspaces
Water Removal Equipment“Xtreme Xtractor”Water Extraction unit with Self Contained Vacuum unit
Water Removal EquipmentExtraction Unit - Portable
Extraction Unit – Truck Mount
Evaporation Drying Equipment Air MoversUsed to cause evaporation. Centrifugal Fans Standard Air Mover. Axial Fans Move more air while requiring less power.
Evaporation Drying EquipmentDetermining the # of Air Movers Needed Per the IICRC guidelines, one air mover placed every 10 to 14 linearfeet (50-60 square feet) around the perimeter of the room at a 45degree angle. Example: 12’ x 12’ room size 48 linear feet /10 5 air movers
Air Filtration Devices Air Scrubbers (HEPA-rated) Removes 99.97% of particles @ 0.3microns Used in structures occupied by ill orrespiratory-impaired persons(allergies,asthma) Set up after initial day of drying whenparticles are being rendered airborne. Mandatory in mold or sewage losses,as per IICRC S500. Create negative pressure incontaminated areas to prevent crosscontamination
Inspection / Detection Equipment Non-Penetrating Moisture Detector Thermal-hygrometer Penetrating Moisture Meter
Inspection / Detection EquipmentMoisture Detector Probe The most efficient tool to use in determining the exact perimeter ofdamage to carpet and pad.
Inspection / Detection EquipmentMoisture Detector
Inspection / Detection EquipmentDigital Hygrometer Measures temperature (“thermo”) and relative humidity (“hygro”) ofthe air. Used to determine: The difference between inside and outside humidity/temperature,in order to decide whether to use an “open” or “closed” dryingsystem. Used to determine when the structure has returned tonormal humidity (before removing drying equipment). Remember that there is a great deal of variation inmorning and afternoon humidity.
Inspection / Detection EquipmentMoisture Meters Device with pins or probes which measures moisture absorbedwithin structural materials Penetrating Pin probe: insulation probe; hammer probe Used in drywall, hardwood floors/sub floor Non-Penetrating Used to detect moisture under sheet vinyl, VCT, wood, paneling,drywall, ceramic tile, etc.
Moisture Meter
Inspection / Detection EquipmentOther Meters PsychrometricChart or Calculator Used todetermineSpecific Humidity(SH), VaporPressure (VP),Dew Point (DP).
Inspection / Detection EquipmentOther Meters Boroscope Used to view inside walls or other cavities to check for thepresence of unknowns
Inspection / Detection EquipmentOther Meters Thermal Imaging Camera Use of infrared imaging technology to locate pockets ofsaturation inside walls and under flooring.
DehumidificationTwo Types of Dehumidifiers Refrigerant Dehumidifier (most common) They work on the condensation principle,by drawing warm, moist air across metalcoils cooled by a gaseous coolant. Two Types Standard Refrigerant Low Grain Refrigerant (LGR) Desiccant Dehumidifier They are highly hygroscopic(adsorbent or absorbent)compounds that absorb moisture.
DehumidificationRefrigerant Dehumidifiers Standard Refrigerants Low-capacity standard refrigerantsare used by home owners andprofessionals in some cases.When ambient temperature is low,e.g. below 68F, the combinationlow air temperature and evaporatorcoil temperature causes ice to formon the coils. When coils areblocked with ice, air circulation andcondensation are reducedsubstantially, causingdehumidification to slow or stopcompletely.
DehumidificationRefrigerant Dehumidifiers Low-Grain Refrigerants (LGR) An LGR uses an air-to-air heat exchanger to transfer heataround the evaporator of a refrigeration system. The incomingair is pre-cooled by redirecting the cold air leaving the evaporatorback through the inlet air changer. In the final stages of drying,the LGR is able to significantly reduce specifichumidity for continued drying efficiency. LGRs can continue dehumidifying air tempsup to 110 degrees.
DehumidificationDesiccant Dehumidifier Desiccants function when a fan draws moist air from an indoor environment through aseries of panels mounted on a rotating carousel containing the desiccant. As that airpasses through the desiccant, its moisture is adsorbed, and the resulting dry air isrecirculated back into the environment from which it is drawn.Although somewhat moreexpensive to purchaseand operate, the chiefadvantage of desiccantsdehumidification is thatthe system can continueto absorb moisture atgreatly reducedtemperatures (below32F).
DehumidificationOperation of a Desiccant Dehumidifier
DehumidificationDehumidifiers And Their UsesDehumidifier TypeOperates down to:Reduced PerformanceTypical useStandard Residential68 degreesbelow 55-60 gpphomeownerLow-grain Refrigerant(LGR)60 degreesbelow 32-35 gpp32 degrees andbelowbelow 10-15 gppor lowerDessicantCommentsHave a tendencyto ice up.90% ofNormal for mostprofessional restorationrestoration companies.Used in large Absorb moisture.loss situations Work well in thecold. Draws moistair out andrecirculates thewarm air.
Classes of Water Losses To simplify the discussion of water damage, the IICRC has offeredfour classes of water losses. Even these four classes havevariations to consider, but generally, they make it easier tocommunicate within the industry. With the Categories of water (clean, gray, black) in mind, theClasses of water losses defined by the IICRC Applied StructuralDrying (ASD) Technical Advisory Committee are: Class 1: Slow Rate of Evaporation Class 2: Fast Rate of Evaporation Class 3: Fastest Rate of Evaporation Class 4: Specialty Drying Situations
Classes of Water LossesClass 1: Slow Rate of Evaporation Losses that affect only part of a room or area; or losses with lowpermeance/porosity materials such as plywood, particle board,structural wood, vinyl composite tile (VCT), concrete, etc. There exists little or no wet carpet and/or pad. There is minimal moisture absorbed by low porosity surfaces whichwill release moisture slowly once absorbed.
Classes of Water LossesClass 2: Fast Rate of Evaporation Losses that affect the entire room of carpet and pad. Water haswicked up walls less than 24 inches. There exists moisture in structural materials such as plywood,structural wood, VCT, concrete, particle board, etc. Due to the porosity of the wet materials and volume of water therewill be faster release of this moisture through evaporation.
Classes of Water LossesClass 3: Fastest Rate of Evaporation Loss that enters the structure from overhead affecting the ceiling,walls, insulation, carpet, pad, and subfloor. The entire area issaturated. Due to the porosity of the wet materials and volume of water therewill be the fastest release of this moisture through evaporation.
Classes of Water LossesClass 4: Specialty Drying Situations Loss that involves wet materials with very low permeance/porosity,such as hardwoods, subfloor, plaster, brick, concrete, stone,crawlspaces, etc. Typically, there are deep pockets of saturation, that normally requirevery low specific humidity to force the water out. Normally requirelong periods of drying time to remove saturation.
Determining DehumidificationRequirementsInitially, effective drying of structural materials requires that air in astructure must be exchanged based on the dehumidifier’s ability toremove a specific number of pints of water per day. In order todetermine the amount of dehumidification in pints needed to verifyadequate and safe drying you need the following four pieces ofinformation:1.2.3.4.Classification of Water DamageCubic footage of the area to be dried.Division Factor (using AHAM chart)Dehumidifier Type
Determining DehumidificationRequirementsDetermining Exact # of Pints Required With those four pieces of information, you can determine the initialamount of dehumidification in pints needed to verify adequate andsafe drying. After determining the cubic footage of the Area t
Learning Objectives 1. At the end of the program, participants will be able to understand the process of water loss restoration, using examples and/or case studies.
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