Repairing Flooded Buildings

Repairing flooded buildings

An insurance industry guide to investigation and repair

Demelza House

Demelza is a charity providing hospice care for children with life-limitingconditions and their families across Kent, East Sussex and south London.

Our services include hospice-at-home care, hospice care, planned short breaks,emergency respite, therapies, symptom control, end-of-life care, andbereavement support. These services are currently provided through:● Demelza House, an eight-bedded hospice in Sittingbourne, Kent● Demelza James, the hospice-at-home service operating in west Kent, EastSussex and south London.

We care for approximately 400 children and families in our catchment area, withabout 300 using the services at Demelza House and about 100 using theDemelza James hospice-at-home service.

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We would like to thank you, the reader, for buying this book and so supportingDemelza. We also thank the authors for their generosity in donating theirroyalties from the sale of this book to help our children and their families.

Ted GladdishCEO DemelzaHospice Care for Children

Repairing flooded buildings

An insurance industry guide to investigation and repair

Flood Repairs Forum

Details of all publications from BRE Pressare available from:Website: www.brepress.comorIHS Rapidoc (BRE Press)Willoughby RoadBracknell RG12 8DWTel: 01344 404407Fax: 01344 714440email: [email protected]

Published by BRE Press

Requests to copy any part of thispublication should be made to: BRE Press GarstonWatford WD25 9XXTel: 01923 664761Fax: 01923 662477email: [email protected]

EP 69

© Flood Repairs Forum 2006First published 2006ISBN 1 86081 903 6

Cover picture:Flooding in the City of York,November 2000(Courtesy of BDMA/One Call)

The contents of this bookreflect the knowledge andexperience of individual andcorporate contributors.However, the authors and theirsources, and the publishers,take no responsibility for thesubsequent use of theinformation, nor for any errorsor omissions, it may contain.

v

Foreword viiMembers of the Flood Repairs Forum vii

Abbreviations viii

1 Introduction 1

2 Technical competence of the remediation team 3Complex building types 4

3 Managing the customer contact process 5Policyholder contact – a staged approach 6Frequently asked questions 10

4 Damage reporting and collecting the ‘right’ information 13

5 A general guide to drying 19Minimum drying standards 20Primary and secondary damage 21Triage, clearance and cleaning 22

6 Health and safety in flood damage repair 23Primary legal standards applicable 23Overall recommendations for flood repairs 25

7 Equipment for drying buildings 45Types of dehumidifier 45Refrigerant dehumidifiers 46Desiccant dehumidifiers 46Convection drying 47

Contents

vi

8 Methods of drying buildings 49Establishing a drying programme 49Key factors in the drying process 51Importance of monitoring 52High temperatures 52Vulnerable materials 52Common problems 52

9 Monitoring the drying process 53Monitoring equipment 53Certificate of drying 54Report of flooding event 56Report of repairs to flood damaged property 58

10 Standards for repairing flooded buildings 63

11 Domestic insurance cover 73The insurance contract 74The policy excess 74Policy conditions and exclusions 75Prompt notification 75Non-disclosure 76Sum insured 76Maintenance and repair 77Flood resilient repairs 77

12 Small businesses 79Freehold, leasehold and tenancy issues 80Scope of commercial insurance policies 81Claims process 82

13 Identifying and managing the flooding risk at a property 83Susceptibility of contents and equipment 84Susceptibility of buildings and fittings 85Risk surveys 86Flood event procedures 90Using flood protection products – a guide for purchasers 91

14 Flood protection and flood mitigation products 93Existing standards 94Other types of flood protection products 96Underwriting and risk 97

References and useful websites and other sources of information 99

vii

Foreword

When this guide was originally conceived in 2003, the intention was to fill agap in the marketplace by putting all relevant knowledge held by theinsurance and construction industries into a single document for thoseinvolved with the problem or risk of flooding of property.

Overlying this new approach to dealing with flooding is the significantproblem of global warming. Whether or not projected rising sea levels arerealised, it is reasonable to suppose that global warming will lead to unusualweather patterns and, in turn, greater incidence of flash flooding. Other,often man-made, phenomena increase the likelihood of flooding – risingwater tables in some parts of the UK, for instance.

Against this background, we – the individual members of the Flood RepairsForum representing organisations in insurance, investigation, loss adjusting,and construction and repair – have shared our knowledge and experience toraise awareness of the key issues involved with flooding; and, out of this, tosuggest best practice. Through better understanding of the issues we areconfident that the service provided by the professional person, working withthe homeowner or tenant to repair, mitigate and prevent flood damage, willlead to higher standards in repairing damage caused by flooding.

Over time we believe that the Forum’s collective experience will provideimprovements in the ways that we deal with flooding. So if this proves to beonly the first edition of many, we will know, in some part, that Repairingflooded buildings will have achieved its purpose.

Our appreciation for the help in preparing this book goes to the BritishDamage Management Association, and the many unnamed individuals andorganisations who gave us their time, all at no cost, in providingcontributions, advice and support.

Tony Boobierfor the Flood Repairs Forum

Members of the Flood Repairs Forum

British Damage ManagementAssociation

Capita Insurance ServicesTony Boobier

Crawford and CompanyAdjusters UKNick Clark

Cunningham Lindsey United KingdomRichard Ayton-Robinson

Lloyds TSB InsuranceIan Jones

Munters LtdAlistair PhillipsDavid Clifton

Norwich Union (Aviva Plc)John Wickham

Royal & Sun Alliance PlcDiana Blaskett

University of WolverhamptonProfessor David ProverbsVictor Samwinga

ABI Association of British InsurersBDMA British Damage Management AssociationBSI British Standards InstitutionCCTV controlled circuit televisionCDM Construction (Design and Management) [Regulations]CILA Chartered Institute of Loss AdjustersCIRIA Construction Industry Research and Information

AssociationCORGI Council for Registered Gas InstallersCOSHH Control of Substances Hazardous to Health [Regulations]EA Environment AgencyFPA Flood Protection AssociationHIP Home Information PackMDF medium density fibreboardN/A not applicableNHBC National House-Building CouncilNICEIC National Inspection Council for Electrical Installation

ContractingPAS Publicly Available SpecificationPAT portable appliance testingPPE personal protective equipmentPVC-U unplasticised polyvinyl chlorideRICS Royal Institution of Chartered Surveyors

viii

Abbreviations

1

Flooding is an issue that is likely to affect both home occupiers – ownersand tenants – and the insurance industry for the foreseeable future. Itcauses distress to property owners and occupants, and the technicaldifficulties associated with the repair process can test experts to the limit.

The background to this guide arises from the recognition thatorganisations in the insurance and construction industries can jointlyoffer solutions which bring together the main parties to restore insuredproperty to its condition before the flooding event.

Since flooding invariably involves more than one property, this jointindustry approach often means involving all parties for all affectedproperties working together to produce mutually satisfactory results.

Chapter 1

Introduction

The River Severn floods parts of Upton-upon-Severn

several times each year

2

It is with this in mind that a group of like-minded professionals started towork together to create a manual of best practice aimed specifically,although not exclusively, at the insurance industry, professionals withinthat industry, and linked industries such as mortgage lending. It is notentirely intended as being a stand alone document – indeed there is alreadya great amount of data and information available elsewhere – but hopefullyit will provide a useful reference document if used in isolation.

The flow of the contents of the guide take the reader through the sequenceof events in a flood claim – from inspection, through the drying process, tothe recommendation of flood resistant repairs. In addition it assists thosewho are perhaps less experienced in flood repairs to understand some ofthe basic insurance and technical issues involved, and some elementalrequirements of customer care – recognising that inadequatecommunication and management of expectation rests at the heart of manyof the difficulties that occur.

For the avoidance of doubt, this guide is concerned with ‘large bodies ofwater’ – not the effects of small or isolated events such as in the case of aburst water tank, although it is entirely feasible that some of theconsiderations that apply to large events would also apply to small scaleflooding.

The insurance and repair of flood damaged buildings is complex butRepairing flooded buildings attempts to simplify and apply logicalorganisation to these areas.

Introduction

3

This chapter considers the appropriate skills and qualifications neededfor an individual to deal with complicated flood damage situations.

For reinstatement projects following flooding involving complex buildingtypes, it is recommended that within the team there is a ‘technicallycompetent person’ who will act for all interested parties in an impartialtechnical capacity to promote the satisfactory and appropriate repair of thedamage to the building to restore it to its pre-flooding state.

Currently there are no specific qualifications to reflect technicalcompetence for the full breadth of this topic. However in most cases, thosemost likely to have the most knowledge and understanding will be (in nospecific order): ● building surveyors – probably, although not necessarily, members of

the Royal Institution of Chartered Surveyors (RICS)● members of the British Damage Management Association (BDMA)● members of the Chartered Institute of Loss Adjusters (CILA).

There may also be other experts with suitable qualifications andexperience, such as Chartered Builders, Chartered Engineers and otherprofessions.

Chapter 2

Technical competence of the remediation team

A technically competentperson will possess: ● a detailed knowledge ofdesign and constructionmethods, techniques anddetailing appropriate to theproperty in question● knowledge and experience ofthe effects of water on buildingstructures and components● an understanding ofcontemporary methods of dryingflooded buildings andreinstatement methods.

4

To discharge their responsibilities properly in the case of a claim, thetechnically competent person may need to seek specialist advice andguidance from others. The following duties are expected: ● completing a risk assessment● initial inspection, reviewing and recording of the pre-flooding condition

of an affected building, and the damage caused● specifying and scoping the initial strip-out and flood mitigation● evaluating drying requirements and other appropriate methods● recording moisture readings (plot and plan survey)● management of drying monitoring and issuing a ‘certificate of dryness’● specifying and scoping repairs● compiling a budget for repair costs● administering Statutory Approvals● ensuring that CDM procedures are adhered to – knowledge of the

practical application of CDM is essential● managing party wall issues● inspecting the quality of works for compliance with the repair

specification● certifying satisfactory completion of repairs and that the building is

restored to pre-flooding condition● preparing a brief summary of the event for possible inclusion in the

‘Home Information Pack’ to be introduced by the Government in 2007.

Complex building types

Complex building types specifically requiring the involvement of atechnically competent person are defined as follows: ● historic and listed buildings● buildings within a conservation area● timber framed buildings● buildings with concealed insulation● buildings of non-standard construction● buildings with basements or cellars● buildings with structural problems● buildings with complex mechanical and electrical services installations● buildings which have been previously flooded● buildings adapted for the disabled● buildings where the method of construction is uncertain● buildings that may contain hazardous materials● buildings where restoration time or mitigation may be affected by

adjacent or attached properties● buildings where drying programmes already implemented have not

provided adequate results● buildings with water main risers, or interstitial cavities, which may be

seen as conduits to other properties.

Technical competence of the remediation team

5

This chapter considers the issues involved in the communications betweenthe professional team and the homeowner (who is usually thepolicyholder) or occupant.

Communication is an essential part of the process of dealing with claimsand rehabilitation of a damaged building. Good communication managesexpectation throughout the life of the event, regardless of the uncertaintiesthat inevitably arise in damage of this nature.

One key issue is that of health and safety. In most cases, floodwater is‘dirty’ by its very nature. The homeowner needs to be reassured that byadopting a correct approach to drying and repairs, damage to health andsafety will be reduced or hopefully removed in its entirety.

Once drying is complete, repairs can commence but historically there havealways been issues as to when a property is suitably dry. This chapterseeks to identify when that stage is reached. It is noted that there is no needfor a building to be absolutely ‘bone dry’ to allow the permanent works tostart.

Equally, the customer should recognise that due to this uncertainty,residual issues can emerge. These latent problems may not be taken as anysign of negligence on the part of the professional team, all of whom willusually act in good faith. They normally will seek to identify a balancebetween adequate dryness and the degree of inconvenience of permanentrepairs being further delayed. This is not a precise science, and will differfrom property to property.

Only where there has been gross disregard for the most basic of criteriashould professional judgement be called into question, and independentassessment called for.

Chapter 3

Managing the customer contact process

Describing the various partiesinvolved in providing or usinginsurance services, and ancillaryservices, can be complicated.

As a general rule of thumb, thecustomer is the person ororganisation that buys equipmentor products from a manufactureror supplier, or a service from atradesman.

The client is usually thecustomer of an insurance orfinance provider.

The policyholder is a client of aninsurer (or insurance company).

The homeowner owns theirproperty and may also be acustomer, client or policyholderas defined above.

Other terms may also be usedsuch as tenant, landlord andhouseholder who can bedescribed by some of the above.

Organisations involved inproviding insurance services andin the remediation processesfollowing flooding are describedon the next page.

6

Policyholder contact – a staged approach

Communication with the policyholder throughout the life of a flood claimis an essential part of the claims process, and is ideally delivered as the keystages described below.

Stage 1 – Incoming claim from policyholderThis is the first key stage and involves the timely and accurate collection ofinformation. Information that is essential for processing a claim is shownin a specimen form on the page opposite.

Information and advice for the policyholder to be given by theinsurance company or assistance company● Advice about whether a third party is being appointed to assist them

with the claim. If so, the name of the company, a contact (wherepossible) and telephone number should be given

● Providing the policyholder with a telephone number for the insurancecompany in case they have a query regarding their claim

● A brief explanation of the role of the damage management company

● The claim should be checked for validity under the policy

● Explaining that the policyholder does have a choice about the contractorused but costs must be agreed with the insurers before proceeding

● Providing any other information reasonably requested by thepolicyholder, and details of any loss adjuster appointed by the insurancecompany, and of the company’s representatives.

Advice to the policyholder on what they can do to help● Windows to be opened if the weather is fine

● Electric sockets and fittings should not be used if they are affected bywater, always remembering that water is a highly efficient conductor ofelectricity; and water in electrical equipment, circuits and appliances isoften not evident. Appliances connected to an electrical supply shouldnot be assumed to have effective earth protection or double-insulation.When touching or moving mains electrical equipment and appliances,they should first be disconnect them from the electrical supply. Ifworking on any part of an electrical system, only tools that are insulatedmust be used

If in doubt, a qualified electrician should be consulted


Insurance company andinsurer are terms for the sametype of organisation.

An assistance company is oftenengaged by insurers to help apolicyholder in mitigating andreducing damage, and providingemergency support.

A loss adjuster investigatesclaims and determines the validityand value of individual claims.

A damage managementcompany assists insurers andpolicyholders in establishing whatneeds to be done to rectifydamage by an insured event (egflooding of property) and to liaisewith policyholders and withcontractors that repair damage.

A contractor is usually a largebuilding firm (which might alsocall itself a builder) thatundertakes work to repairproperty, particularly buildings. Itmay delegate work to specialistsubcontractors, ‘trades’ ortradesmen.

7Managing the customer contact process

ESSENTIAL CLAIMS INFORMATION

Name of the claimant

Address of the damaged property

Is the property being lived in?

If the property is uninhabitable, the temporary address of the claimant

Telephone numbers of the claimantAs many as possible, including contact numbers at temporary accommodation

Preferred method of communication with the claimantFor example, telephone, SMS text messaging or e-mail

Insurance cover information● Policy number

● Commencement date

● Expiry date

● Types of coverFor example, buildings or contents or both; standard or extra

● Excess on policyHow much is it and how will it be collected?

● Claim reference number

Date of flooding event

Special circumstances of the claimantsFor example, elderly, young, sick or disabled occupants; language difficulties; asthma sufferers; allergic responses to chemicals

Is there still standing water in the property and, if so, how deep is it?If the water if more than 6 inches deep, it will need pumping out by the fire brigade or waiting until it subsides

Is there any power in the property?Is the power isolated at the main or outside the property? Does the adjacent property have power. Could there be risks of electrical shock from a neighbouring property?

If the building’s electrics have been affected, has an electrician been called?Who will appoint an electrician – policyholder, insurance company, loss adjuster or damage management company. If an electrician has already visited, was he qualified and has he left a report or lock-out certificate?

What type of property is it?House, bungalow or flat; detached, semi-detached or terraced

What rooms have been affected?To provide a general understanding of the scope of the damage

What has been affected in the rooms?To provide a general understanding of the scope of the damage

SPECIMEN

8

● If standing water is deep but outside water levels have subsided, itshould be pumped out – if necessary by the fire brigade

● As many undamaged items as possible should be moved to higher levelsor to upper storeys away from the floodwater.

Stage 2 – Communicating with the policyholder by a third partyassigned to the claim (for example, by a loss adjuster, assistancecompany or damage management organisation)● The third party should introduce themselves – preferably in person,

otherwise by telephone – to the policyholder and advise him or her oftheir role in the claim process

● Where possible the policyholder should be given a named contact ineach organisation that has a role in dealing with the claim and told whois responsible for appointing these named contacts

● The policyholder also should be given a telephone number and claimreference number for each of these contacts

● The third party should confirm the details of the policyholder – postaladdress details (in case they are in temporary accommodation), andlandline and mobile telephone numbers for daytime, evenings andweekends

● If it is not possible to make contact with the policyholder within 24hours of receiving the claim, a contact card should be posted to them.Other possibilities may also be considered: that the occupant may havemoved out, the card may be posted onto a wet floor, or that telephonesmay have been disconnected.

Stage 3 – The initial visit to the policyholder (for example, by a lossadjuster or damage management company)● Is the event covered under the terms of the insurance policy? If so, the

claim can be validated

● Fraudulent behaviour may be considered and any indicators checked

● The policyholder should be reassured that things will get better and theirproblems treated sympathetically

● The process for handling the policyholder’s claim should be explained

● The reasons for the processes used to dry the property should also beexplained (eg removing wallpaper, plaster, and flooring to aid drying)


9

● The policyholder’s expectations of repair work should be establishedfrom the outset, including giving an indication of how long the processis likely to take

● The policyholder’s questions need to be answered clearly, withoutusing jargon

● An information leaflet should be left with the policyholder, with contactnumbers clearly shown

● They should be given a wallet or file that can be used to keep togetherall the documentation relating to the claim and repair processes,including information provided by all parties involved in theseprocesses, and especially a quick-reference list of contact numbers.

Stage 4 – Keeping the policyholder updated (for example, by a lossadjuster, claims handler, contractor or damage managementorganisation)Maintaining regular contact will be appreciated by the policyholder. Thisshould be done on a weekly basis by visiting, or by telephone, to confirmprogress with the claim and with repair work, and to update them onestimated completion dates.

Stage 5 – Completion of work by contractorsContractors and others involved in rehabilitation of the property shouldadvise the policyholder when their work has been completed. This can bedone by phone or in person but needs to be reinforced in writing.

Agreement should be sought by the contractor that the policyholder issatisfied with the work undertaken and there are no outstanding issuesrelating to the work they have undertaken. Acceptance of the repair workby the policyholder verbally or in writing should not preclude additionalwork in the event of unforeseen problems arising later.

Stage 6 – Completion of the claim by the insurance companyA final call should be made to the policyholder to confirm completion ofthe claim and that they are satisfied with the outcome. The policyholdershould be asked if there are any outstanding problems or issues that needto be resolved. A process will normally be in place to deal with anyoutstanding concerns or the dissatisfaction of policyholder.


10

Stage 7 – FeedbackAfter completion of building work and the claims process a customersatisfaction survey should be sent to the policyholder. The survey shouldrelate to all parties involved with the claim; that is:● the insurance company● the assistance company, if any● the loss adjuster● the repairers; that is, any damage management company, contractor,

specialist restorer, carpet supplier, replacement goods supplier etcinvolved in the remediation programme.

The survey should cover all aspects of the claim (ie communication –verbal and written – quality of work undertaken and overall impression) inrespect of each service provider. Only one survey should be carried outcovering all these aspects to avoid the customer being bombarded withseparate forms from each party.

Frequently asked questions

Why can’t I just go and hire some heaters to dry my property?Heat alone will not dry out the fabric of a property and its contents. A hotor warm atmosphere absorbs moisture from the walls, floors, furnishingsetc of a room (raising the relative humidity), but, until the air and itsmoisture is carried away from the room, it will be retained there until itcondenses on colder surfaces or is reabsorbed into the walls, floors andfurnishings. Ventilation – opening windows, for example – is a moresignificant factor in removing water and moisture from a room, but eventhat can take time, particularly in windless conditions. Arguably acombination of good ventilation with heat will produce the best results, butfor the small extra drying effect produced by the heat it is doubtful that itcould be said to be an economical measure.

Heat, moreover, if maintained at high levels for long spells can havedeleterious effects on materials used in buildings and furniture. Drying outmaterials to very low moisture levels causes cracking; and while somematerials can tolerate embrittlement, cracking or loss of water content andstill recover (eg timber), others cannot without the detrimental effect beingpotentially permanent (eg new cement or plaster).


Sources of flood informationfor the property owner are:

Environment Agency (EA)which provides comprehensiveinformation on its web sitewww.environment-agency.gov.uk/subjects/flood

EA’s flood warning servicetel 0845 933 3111, www.environment-agency.gov.uk/subjects/flood/floodwarning

EA’s Floodlinetel 0845 988 1188,www.environment-agency.gov.uk/subjects/flood/826674

11

Should I turn my radiators on to dry the property?The same applies with radiators as was explained in the answer to theprevious question: they may have a small beneficial effect by themselves,but more so when combined with ventilation.

The reduction in moisture content of wood to a natural and sustainablelevel of 20 to 22% within three weeks of saturation is an important step inpreventing rot taking hold. Effective ventilation is a very importantmeasure in drying out a building in a satisfactory time.

Is my property dry, because the screed floor looks nice and white?Within the first few hours of drying a certain amount of evaporation takesplace from the surface whatever the degree of saturation within thematerial. This gives the appearance of the material being dry which isdeceptive since decisions made regarding reinstatement (eg applying anew floor covering) could be taken before the screed and substrate havedried out properly. The ultimate result of precipitate action could be failureof any new flooring material.

Will the flood affect the insulation in my cavity?This depends on the depth of floodwater in the cavity and the type ofconstruction. The cavity should be inspected as part of the drying survey.If the insulation has degraded it might have to be removed, or dried in situ.

The depth of standing water in a property may not be a good guide to thelevel or height of moisture intrusion in the fabric.

How long will it take for mould to start to grow in my house after aflood?Mould spores will be found in most homes with no harmful effect. Mouldonly becomes a problem when conditions within the property become outof balance (eg following flooding) and in the corners of rooms wheredamp, stale air cannot circulate.

Mould growth normally commences 2 to 3 days after the buildingbecomes wet. Where an efficient and effective drying programme has beeninstalled the potential for mould growth is greatly reduced. If the moistureis removed quickly, mould growth will not occur as the contributory factorin its growth has been removed.

I have underfloor heating. Will the floodwater affect it?As soon as the water has subsided, an investigation will be made toidentify the level of damage within the floor. A decision can then be madeabout the best method of remediation. In some cases, depending on thelevel of damage, the underfloor can be successfully dried in situ.


13

This chapter provides recommendations for the information which shouldbe collected at the earliest opportunity to ensure the correct application ofskills and the degree of urgency required.

The first key element is the correct and consistent reporting of the scale ofthe problem. This chapter provides a recommended template for astandard flood damage condition report.

The report is not meant to replace current insurer reporting requirementsbut should exist as a stand-alone document. It provides a comprehensivesummary of the findings of the professional at the time of first visit.

Chapter 4

Damage reporting and collecting the ‘right’ information

Flooding caused by extreme weatherconditions and major infrastucture

catastrophes will invariably havewidespread effects and require

harmonised efforts by central andlocal government, insurance

companies, utilities, contractors andhouseholders and landlords to return

conditions to their previous state(Courtesy of BDMA/DRL)

14 Damage reporting and collecting the ‘right’ information

BUILDING CONDITION REPORT

IN RESPECT OF FLOOD DAMAGE

DATE OF FLOODING EVENT

GeneralName of building owner:

Address:

Weather conditions at time of inspection:

Surveyor:

Age of building:

Type of construction:

Is English Heritage notification required?

Claim ref:

Project ref:

Date of inspection:

SPECIMEN

15Damage reporting and collecting the ‘right’ information

Roof coveringsDescription:

Condition and defects:

Chimney stacks and flashingsDescription:


Surface water drainageDescription:


Foul drainageDescription:


Main wallsDescription:


Cellar or basementDescription:


Ground floorDescription:


First floorDescription:


SPECIMEN

16 Damage reporting and collecting the ‘right’ information

JoineryDescription:


Water supply, and plumbing and sanitary fittingsDescription:


Electricity supply and electrical equipmentDescription:


Gas supply and gas appliancesDescription:


Internal decorationDescription:


CeilingsDescription:


Fireplaces and chimney breastsDescription:


Internal partitionsDescription:


SPECIMEN

17Damage reporting and collecting the ‘right’ information

Other information● List of fixtures and fittings

● Evidence of previous or historic damage (ie stains, odour, cracking, peeling)

● Comments on maintenance defects not related to flood damage

● Height of flood level (eg indicated by staining)

● Date of event report

● Date of first contact by insurance representative

● Date of first attendance

● Date of start of remedial work and installation of drying programme

● Specific recommendations

Surveyor’s or inspector’s signature:

Date:

Disclaimer[A suitable disclaimer should also be included]

SPECIMEN

19

The following chapters provide an overview of some of the key technicalissues involved in repairing flood damaged properties, and with dryingstandards, methods of drying, typical equipment and methods ofmonitoring.

In many cases of flood damaged buildings the mostappropriate method to be used needs to be decidedby the expert, with full knowledge andunderstanding of the facts and conditions. For thisreason there has been no attempt to prescribe themost appropriate solution for any givencircumstance.

It is also recognised that there continue to beadvances in drying technology which are the subjectof continued discussion and debate betweenindustry experts. It is not the intention of this guideto contribute to that debate, but rather to provide abasic understanding of the methods and equipmentavailable.

Further detailed information is also available in theConstruction Industry Research and InformationAssociation (CIRIA) publication Flood damagedproperty [1] which complements this guide.

Chapter 5

A general guide to drying

After all standing water has subsided, drying outcontinues by removing waterlogged and damagedcarpets, furniture and fittings – virtually everything incontact with water or moisture which is not part of thefabric of the building(Courtesy of BDMA/DRL)

20

Minimum drying standards

When can a building that has been affected by water be considered dry?The underlying principal that has guided the development of a minimumstandard of drying effectiveness is that the moisture levels found in theproperty after the damage should be reduced to levels that existed beforethe flooding.

The building materials and general structure of the property – floors, wallsceilings, doors etc – must be returned to their pre-flooding moisturecondition. These criteria must be achieved before it can be accepted thatdrying equipment and services are no longer required; they would beconsidered sufficient when the following have been achieved.

● The condition of internal construction materials is at or better than thatnormally considered acceptable, or compares favourably with areas notassociated with the flood

● The moisture on and in the building materials will not support thegrowth of mould and mildew

● The levels of trapped or bound water within the building envelope,construction materials or contents will not migrate or transfer to areasor surfaces which may promote mould growth, cause failure or damageto areas restored or repaired, or damage to previously unaffected areas.


21

Primary and secondary damage

Primary damage is caused directly by floodwater penetrating buildingmaterials and components to the extent that they are permanently ortemporarily affected and unable to maintain the functions for which theywere designed or produced.

Secondary damage is caused after the initial flooding, typically by themigration or movement of water or moisture from the initial flooded areasto areas clearly not previously affected. It is usually avoidable by promptaction following the flooding event.

A normal, well maintained building has a low level of moisture held in thebuilding structure – too low to support the growth of fungi. Most mouldsand other forms of fungi do not grow in conditions where the moisturelevels are in equilibrium throughout the property, and safely below levelsthat encourage growths. After a flood event this balance is disturbed.When water soaks into a building and its materials, they become wetenough to support fungal growths and drying out is therefore essential.Additionally, as water evaporates from these wet materials it can travel asmoisture in the air and be absorbed by other materials remote from the areainitially affected.

Damage from fungal growths is considered to be secondary damage and isavoided by early action. It is generally accepted that some growth willoccur within 2 to 3 days of the building being affected by water, coupledwith resultant high levels of humidity.

Where secondary damage occurs and there has been no fault on the part ofanyone involved, insurers will usually deal with this damage as part of theoriginal claim. Drying advice and methods to avoid secondary damage aregiven also in CIRIA’s publication, Flood damaged property [1].


22

Triage, clearance and cleaning

The remediation phase after flooding should follow a common senseapproach. The following points should be considered.

Damage inspection Identifying the full extent of primary damage and possible secondarydamage will provide the necessary information to undertake the followingtriage assessment.

Triage assessmentThis is the assessment and planning of the most pressing actions requiredto mitigate or control the damage. The outcome of triage usually requiresaction within the first few hours (the golden hours) after the floodwatershave receded. Typically this is when obvious salvageable house contentsare moved out of harm’s way in order of greatest value or significance.

ClearanceBefore any building, drying or restoration work can commence, theaffected areas must be cleared to allow cleaning and decontamination. Thismust be seen as a first step, but taking photographs, logging all actions andobtaining loss adjuster’s or insurer’s permission before disposing ofinsured damaged items are a necessary part of this process.

CleaningFloods of all types will bring into the home a variety of contaminants and,while wet, they are generally prevented from becoming airborne. It istherefore sensible to remove these contaminants while they are still wettogether with the silt often associated with flooding. Simple personalprotective equipment (PPE) will be needed to provide the required safeconditions where silts have already dried.

Using garden hoses or power jetting can significantly speed this cleaningand contaminant removal operation, but, where thick deposits are present,shovels may be a better choice.

No attempt should be made to dry the building until all wet cleaning hasbeen accomplished although starting to dry out upstairs areas byventilation can be considered. Removing perimeter floorboards to reducethe effects of swollen boards pressing against and damaging walls shouldalso be considered.


23

The whole area of health and safety is complex, and the following chapterserves simply to provide an aide-mémoire to the key issues involved, as faras flood damage is concerned. Companies involved in the remediationprocess also owe a duty of care to the occupants of a building which is asgreat as their duty of care to individual employees.

Guidance should be based on generic risk assessments (pages 25 to 33),which specifically refer to:● who might be harmed● evaluation of risk● preventive measures.

Primary legal standards applicable

Health and Safety at Work etc Act 1974It is the employer’s duty to ensure health and safety of employees at work;in particular: ● to provide safe systems of work● to provide training, instruction, supervision and information to ensure

health and safety● to provide arrangements for use, handling, transport and storage of

articles and substances● to ensure health and safety of others affected by the work.

It is the employee’s duty to take reasonable care of themselves and otherswho may be affected by acts or omissions at work; and to cooperate withthe employer on health and safety measures.

Chapter 6

Health and safety in flood damage repair

Health and Safety Executive:www.hse.gov.ukHSE Infoline0845 345 0055

24

Management of Health and Safety at Work Regulations 1999It is the employer’s duty: ● to carry out risk assessments● to identify, plan, implement control and monitor preventive measures● to provide information and training to employees● to encourage coordination and cooperation between employees where

the workplace is shared.

It is the employee’s duty to work in accordance with training andinformation provided for health and safety, and to notify the employer ofserious and imminent danger, or health and safety shortcomings.

Control of Substances Hazardous to Health Regulations 2002(COSHH)It is the employer’s duty: ● to assess the risk of exposure to hazardous substances● to avoid exposure (or, if not possible, control the levels of exposure) to

hazardous substances.

Personal Protective Equipment at Work Regulations 1992 (PPE)It is the employer’s duty: ● to assess the risk of exposure to hazardous substances● to avoid exposure (or, if not possible, control the levels of exposure) to

hazardous substances by providing and maintaining PPE● to provide protection to employees against exposure to risks which

cannot be controlled by alternative means that are more or equallyeffective as PPE

● to provide information and training to employees for using PPE.

Risk assessments also must specifically identify issues relating to confinedspaces under the Confined Space Regulations 1997 and how appropriatemeasures should be implemented.


25

General risk assessment processes

The intention of this section is to provide general guidance to all partiesinvolved in a flood claim situation. The generic risk assessment identifiestypical hazards, risks and preventive actions.

Following this guidance will not guarantee full compliance with all healthand safety regulations in all claims situations. It will always be necessaryto assess general guidance against the unique circumstances at each worksite and, where required, to carry out further site-specific risk assessments.Even when generic assessments are deemed to provide satisfactory controlof the hazards present, a record that this assessment has been undertakenmust be made.

Overall management of health and safety has to be achieved by verifyingthe competency of suppliers on health and safety matters when they areappointed, followed by an effective programme of auditing and review ofa representative sample of work.

The responsibility for the management of health and safety on site has toremain with the individual organisations relative to the nature of theirinvolvement with the claim. It is not possible for the insurance company orthe loss adjuster or any other organisation to monitor health and safetyissues remotely other than via the periodic audit and review arrangementsmentioned above.

All suppliers must have an effective system for providing training andinformation for, and supervision of, employees. Supervision isparticularly important due to the often small numbers of workers(sometimes lone workers) on site and the transient nature of the work.Regular monitoring of compliance with health and safety by employees onsite, by auditing documentation, is an essential element of an effectivemanagement system.

Implementation of the Personal Protective Equipment at WorkRegulations is frequently employed as a control measure. It should berecognised, though, that this is the method of last resort if a risk remainsafter all other options to eliminate or reduce it have been applied. It is notsufficient to simply make PPE available. There has to be adequate trainingin its use and maintenance, and monitoring to ensure that it is used wherenecessary and in the correct manner.


26 Health and safety in flood damage repair

Asbestos, in particular where found in decorative textured surfacecoatings, is a problematical area since only licensed contractors areallowed to work on asbestos products. An agreed industry wide approachto handling claims involving asbestos is recommended. The Associationof British Insurers (ABI) are currently investigating what best practiceguidance can or should be given to its members. The main objectiveshould be to ensure a consistent, legally compliant, safe method ofworking for all involved in claims for and the repair of flooded property.

The health implications of contaminants in floodwater can often bemisunderstood. Care must be taken to ensure workers have appropriateinformation and support on health related issues. A good example wouldbe the issue of Weil’s Disease information cards for employees whopotentially may come into contact with the leptospirosis bacteria.It is widely recognised that the greatest risk to an individual’s safety isdrowning in the floodwaters; and, for the general public who are thevictims of flooding, illness caused by the stress of being in a floodsituation. It is important that public health experts are asked to assist witheducating the general public in this area so that these and other fears arebrought into perspective. The information provided on the CIRIA web siteis one example of this type of education. This information is part of aninitiative supported by the ABI.

Consideration could be given to the inclusion of similar simple health andhygiene advice in documents (or other forms of communication) providedby insurers to their policyholders in connection with flood claims.

Providing appropriate welfare facilities for all people living and workingon flood sites is also important to ensure that satisfactory standards ofhygiene can be maintained. Often for lone workers making short durationvisits – such as loss adjusters – the provision of suitable washing facilitiescan be problematical. Where washing facilities are not available, a supplyof disposable protective gloves and other PPE should be provided.Guidance on cleaning or disposing of contaminated PPE and on basichygiene should be given to employees.

In large scale flood situations, coordinated arrangements should be madeto provide temporary washing facilities, with hot and cold running water,for shared use at the site. When clean water is not immediately available,anti-bacterial wipes and similar products for cleaning hands should beprovided.

Guidance to the user of risk assessments is given in the immediatelyfollowing pages. Draft forms for preparing a health and safety riskassessment are shown on pages 34 to 44.

Construction IndustryResearch and InformationAssociation:www.ciria.co.uk

27Health and safety in flood damage repair

Key to risk assessment user guide

People at risk (P) – abbreviationsEmp EmployeeCon ContractorPub PublicVis Visitor

Definitions of riskHazard Anything with the potential to cause harm or lossLikelihood (L) Probability that the hazard will cause harm or lossSeverity (S) Amount of harm or loss that will (most probably) resultRisk level Product of likelihood and severityRevised risk (RR) Revised risk after application of existing controlsFinal risk (FR) Final risk after application of additional controls

Severity ratings5 Very high Death(s), permanent incapacity or widespread loss4 High Major injury (notifiable category), severe incapacity or serious loss3 Moderate Injury, illness requiring three days or more absence (reportable category)

or moderate loss2 Slight Minor injury or illness, immediate first aid only or slight loss1 Negligible No or trivial injury, illness or loss

Likelihood ratings5 Almost certain4 Likely3 Evens chance2 Unlikely1 Improbable

Risk levels25 – 16 High Immediate action to identify and implement control measures – work

should stop if danger is imminent15 – 6 Medium Action plan to identify or implement controls – time period commensurate

with risk level (eg higher risk, shorter period)5 – 1 Low No action required


Slips, trips, falls and strikes by building materialsHazard identified P S L R Existing controls RR Any additional controls FR

required

Falls into open manholes, Emp 5 3 15 Existing general risk assessment (5;2) 10 Entering floodwater to be (5;1) 5trenches etc hidden by Con process for employees visiting avoided unless the ground or floodwater Pub remote (eg previously unseen) route details are known

premises with certainty

Falls through wooden floors Emp 4 3 12 Existing general risk assessment (4;1) 4 Floor areas to be avoided if (4;1) 4made structurally unsound Con process for employees visiting structural integrity not certainby water damage Pub remote premises

Being hit by falling building Emp 4 3 12 Existing general risk assessment (4;1) 4 Building and building fabric to (4;1) 4materials or components (eg Con process for employees visiting be made safe before entering ceilings made structurally Pub remote premises potential collapse zoneunsound by water damage

Slipping on wet or slippery Emp 3 3 9 Identify as part of general risk (3;1) 3 Areas of potential slipperiness (3;1) 3surfaces, whether hidden Con assessment process to be avoided; otherwise boots by floodwater or not Pub with slip resistant soles to be

worn

Trips over ground or building Emp 3 3 9 Existing general risk assessment (3;2) 6 None (3;1) 3features hidden by Con process for employees visiting floodwater Pub remote premises

DrowningHazard identified P S L R Existing controls RR Any additional controls FR

required

Potential for drowning in Emp 5 3 15 Existing general risk assessment (5;2) 10 Careful consideration of location (5;1) 5floodwater. Factors can Con process for employees visiting with regard to this hazard. include, for example, deep Pub remote premises Entering floodwater where these water; fast flowing or rising potential hazards exist is not water; entrapment; advisedunconsciousness; and failure to identify water course location in general floodwater. Risk also applies to driving (eg by entering floodwater en route todestination)

ElectrocutionHazard identified P S L R Existing controls RR Any additional controls FR

required

Electrocution due to earthing Emp 5 3 15 Existing general risk assessment (5;2) 10 Pre-visit enquiries to establish if (5;1) 5of live electrical apparatus Con process for employees visiting electricity supply is isolated or via floodwater or wet Pub remote premises not. Building containing surfaces floodwater not to be entered nor

appliances to be touched until isolation of electricity supply is confirmed. Occupants to be similarly advised

KeyEmp – Employee P – People at risk RR – Revised riskCon – Contractor S – Severity FR – Final riskPub – Public L – LikelihoodVis – Visitor R – Risk level


Hazardous substances – chemicalHazard identified P S L R Existing controls RR Any additional controls FR

required

Potential contamination of Emp 4 3 12 Existing risk assessment (4;3) 12 Pre-visit review should be carried (4;1) 4floodwater with wide variety Con procedures may lead to out to establish if flood zone has of unidentified hazardous Pub detecting some chemicals by involved leakage of chemicals chemicals (eg fertilisers, smell or by observation of slicks from any industrial, agricultural petroleum and diesel fuel, etc on water surface. However or other sources. For large scale ‘DIY’ chemicals found in it may not be possible to detect flooding, Environment Agency, homes, etc) contaminants in all cases. local authority or fire services to

Wellington boots, coveralls and be contacted for information; disposable nitrile gloves should their advice to be followed where be worn to protect from minor significant escape of hazardous splashes chemicals is confirmed. In general,

floodwater should be prevented from contacting skin directly or by wetting of clothing. Avoidance of contact with chemicals is a primary objective since hazardous nature and concentration or dilution of chemicals is impossible to predict and PPE will provide only basic protection. (Controls described in tables for biological substances, confined spaces, and fire and explosion are also relevant)

Other hazardous substances Emp 4 3 12 Same as for controls described (4;3) 12 Same as for controls described (4;1) 4made by mixing chemicals Con above abovewith floodwater Pub

Hazardous substances – biologicalHazard identified P S L R Existing controls RR Any additional controls FR

required

General contamination of Emp 4 3 12 The existing risk assessment (4;3) 12 It must always be assumed that (4;1) 4floodwater with wide variety Con process may be used to identify floodwater from external sources of unidentified hazardous Pub obvious visible evidence or (ie not from building’s clean water biological agents (eg viral odours of sewage in floodwater. supply) will be contaminated. and bacterial) typically from Normally it will not be possible to The following, then, should apply.sewage or contamination detect contamination due to ● Avoiding direct contact with normally found in water hazardous biological agents floodwatercourses (eg bacteria that ● Wearing PPE (eg coveralls, cause Weil’s Disease) gloves and wellington boots)but also floodwater (even ● Not smoking (table, page 32, localised) in contact with on fire and explosion also applies)contamination from other ● Not eating in contaminated sources of waste, material areas or before washing to randomly on the ground prevent ingestion of bacteria etcsurfaces (eg dog and ● Good personal hygiene (eg animal fouling etc). Typical washing hands and face as soon diseases and conditions as possible after encountering are listed on next page contamination, including unclean

buildings)● Protecting wounds with waterproof dressings● Preventing cross-contamination (eg, between equipment, files and paperwork) and contamination ofother environments; or transferring information to clean paper, and disinfecting equipment● Washing PPE (or throwing away if disposable), including preventing cross-contamination, and maintaining personal hygiene during handling.Typical viral or bacterial infections and associated symptoms, and precautions, are given on next page

biological


Hazardous substances – biological (cont)Hazard identified P S L R Existing controls RR Any additional controls FR

required

If symptoms occur following contact with contaminated floodwater, a doctor should be consulted and the health and safety officer be notified

Weil’s disease is a serious Emp 4 3 12 The existing risk assessment (4;3) 12 Additional controls (as shown (4;1) 4but less common form of Con process may be used to identify earlier in table) should be followed,leptospirosis infections, Pub obvious visible evidence or avoiding contact with water or causing organ damage and odours of sewage in floodwater. wet surfaces.jaundice; it can be fatal. Normally it will not be possible to Features of infection are as Many leptospirosis detect contamination due to follows.infections do not become hazardous biological agents ● Onset of symptoms is rapid so serious though all after the infection event require prompt treatment. (4 – 10 days) Leptospirosis bacteria are ● Initial symptoms are similar to transmitted to fresh water those for cold or influenza (eg (salt water kills them) from fever, chills, muscular aches and animal urine, especially of pains, loss of appetite, and nausea rats. They are very common when lying down)in water courses of all ● Later and more serious kinds, not just foul drains. symptoms are anaemia, bruising Infection is usually through of skin, nosebleeds, sore eyes cuts, or by direct contact and jaundice. If initial symptoms of nose or mouth with are suspected as being related to infected water contact with the bacteria,

treatment should be sought as soon as possible, advising thedoctor that leptospirosis infection is suspected

Hepatitis. In relation to Emp 3 2 6 As shown above (3;2) 6 Additional controls as above. (3;1) 3floodwater risks, this Con Incubation period of infection 2 – appears to be limited to the Pub 6 weeks. Many patients have no Hepatitis A and E viruses symptoms, some feel off-colour (though E is not common in for a few days. Full symptoms the UK) which are spread include tiredness, weakness, by contact and ingestion of muscle pains and headaches water contaminated with followed by loss of appetite, infected faeces. (Hepatitis nausea, vomiting and discomfort B, C and D are spread by on the right side of the upper contact with infected blood abdomen (region of the liver)or body fluids only)

Gastroenteritis. Caused Emp 3 3 9 As shown above (3;3) 9 Additional controls as above. (3;1) 3by various forms of Con Many patients have no symptoms, bacteria in floodwater Pub some feel off-colour for a few

days. Symptoms include tiredness, weakness, muscle pains and headaches followed by loss of appetite, nausea, vomiting

Tetanus. Caused by a Emp 5 3 15 As shown above (5;2) 10 Additional controls generally as (5;1) 5bacterium entering the Con above, focussing on disinfecting body via a wound. Pub and protecting cuts and wounds. Although rare in the UK Anti-tetanus injection may be due to immunisation given, even if personal programme programme, tetanus can of injections is up-to-date. be fatal Symptoms appear 2 – 21 days

after infection as stiff muscles near the wound followed by stiffening of jaw until locked in position; frequent and painful fits and muscle spasms.Immunisation against the disease is commonly available at GP surgeries and hospitals


Hazardous substances – biological (cont)Hazard identified P S L R Existing controls RR Any additional controls FR

required

Moulds are a type of fungus Emp 4 3 12 Existing risk assessment process (4;2) 8 Areas of mould should be (4;1)4that can develop on wet Con should lead to visual identification avoided, particularly ensuring building materials given Pub of mould that spores are not disturbed specific conditions. Spores that would lead to inhalation or from moulds can cause skin contact. If work requires allergic reactions, cleaning and disturbance of respiratory irritation, skin or mould, this must be carried out eye irritation. People with by trained personnel in pre-existing conditions of compliance with a specific risk this type are particularly assessment and guidance note vulnerable. Some toxic so that unprotected individuals strains of mould can cause are not exposed.more significant ill health In most cases mould will not have problems developed at the time of early

initial visits, though this will not include locations where wet conditions have been left untreated for some time (usually well in excess of 3 days)

Confined spaces and asphyxiationHazard identified P S L R Existing controls RR Any additional controls FR

required

In addition to drowning risks Emp 5 3 15 Existing risk assessment process (5;2) 10 Suspect areas should not be (5;1) 5it is also possible that toxic Con to identify potential hazard areas entered unless it is certain that gases or vapours produced Pub atmosphere is free from toxic from floodwater borne gases and vapours. Odour will not chemicals could be present always be present to provide in confined spaces. Typically warning – in particular caution this would be a cellar, but should be exercised in areas that also any enclosed space appear to have had no ventilation where there is little or no for some time. Advisable that ventilation. Gases and arrangements should be made vapours may be toxic in their for ventilation before entryown right or may have displaced the air required for normal respiration. Unconsciousness (see also drowning) or asphyxiation could result

AsbestosHazard identified P S L R Existing controls RR Any additional controls FR

required

Asbestos fibres from Emp 3 3 9 Existing specific asbestos (3;1) 3 Damaged asbestos-containing (3;1) 3asbestos-containing Con procedures materials (ACMs) will usually be building products may be Pub wet, minimising the risk of liberated when these airborne fibres although products are damaged waterborne spread could occur. by floodwater Mechanical drying or ventilation

of contaminated areas should not be attempted until damaged ACMs have been identified and removed for disposal by competent operatives



Fire and explosionHazard identified P S L R Existing controls RR Any additional controls FR

required

The risks may be similar to Emp 5 3 15 Many flammable vapours will have (5;2) 10 Areas of suspected flammability (5;1) 5those described in the table Con an identifiable odour – existing should be avoided unless it is on biological substances Pub risk assessment process can be certain that atmosphere is free (pages 29 – 31) where used to identify potential hazard from flammable gases and flammable vapours or vapours. Areas that appear to gases may be present from have had no ventilation for some floodwater borne chemicals time should be treated particularly (eg petrol, solvents etc). carefully. To prevent fire or These may collect in explosion, no smoking, no enclosed spaces in sufficient naked lights and no activation of concentrations to be ignited electrical equipment (including by naked flames or sparks. mobile phones) which may cause

sparks should be allowed. Arrangements should be made for safe ventilation and dissipation of vapours as soon as possible

If flooding has caused Emp 5 2 10 During existing risk assessment (5;2) 10 Areas suspected of damage 5;1) 5structural damage, it is Con process, detection of gas must should be kept well clear of. To possible that gas supply Pub be exercised with vigilance prevent fire or explosion, no pipes may have been smoking, no naked lights and no damaged causing gas naked lights and no activation of leakage with the risk of electrical equipment (including explosion mobile phones) which may cause

sparks should be allowed. Gas supply company should be contacted urgently

Short circuiting electrical Emp 4 2 8 Same as for controls described (4;1) 4 Same as for controls described (4;1) 4apparatus may also cause Con in table on electrocution (page 28) in table on electrocution (page 28)fires Pub

Additional hazards introduced by working processesHazard identified P S L R Existing controls RR Any additional controls FR

required

Chemical substances used Emp 3 3 9 Individual COSHH assessments (3;1) 3 None (3;1) 3for cleaning, disinfecting etc Con and guidance notes or work

Pub instructions for each chemical. Vis Only trained personnel should

use hazardous materials

Electric shock from Emp 4 2 8 All electrical equipment must be (4;1) 4 None (4;1) 4appliances for drying and Con PAT tested on site immediately dehumidifying, including Pub prior to installationextension leads Vis

Risk of tripping over trailing Emp 3 4 12 Cables to be run at high level or (3;1) 3 None (3;1) 3cables and extension leads Con taped to floors for complete

lengths. Leads to be kept to minimum lengths, and not run

Pub across access points and Vis routes

Manual handling (eg of Con 4 4 16 All work to be carried out in (4;1) 4 None (4;1) 4waste materials, pumping Pub compliance with manual handling equipment etc) Vis risk assessment and guidance

note. All operatives employed on restoration work to be trained in safe practices


Additional hazards introduced by working processes (cont)Hazard identified P S L R Existing controls RR Any additional controls FR

required

When confined spaces (eg Con 5 3 15 Existing general risk assessment (5;2) 10 Areas suspected of having toxic (5;1) 5underfloor voids) are process to be used to identify gases and vapours in the air decontaminated following potential hazardous areas should not be entered.Odours will flooding, toxic gases and not always be present to provide vapours may be produced warnings and particular caution from floodwater borne should be taken where areas chemicals or for chemicals appear to have had no ventilation used for decontamination to for some time. Arrangements present a hazard. Typically should be made for ventilation this might happen in a cellar, before entry. Work should comply but also any enclosed space with specific risk assessment and where there is little or no guidance for the activity and space ventilation. Gases and available. Only personnel trained in vapours may be toxic in confined space working should their own right or may have carry out decontamination and displaced the air required repair workfor normal respiration

Stripping out and Emp 3 4 12 People not involved with the (3;2) 6 Risk assessments and guidance (3;1) 3reinstatement of affected Con specific work activities should be notes for the specific work materials. Reinstatement Pub excluded from the work area activities should be complied with. work, by its nature, can Vis while operations are underway. All personnel carrying out work be hazardous, possibly Work areas must be made safe at the site should be trained to requiring elements of the against unauthorised access relevant safety standardsbuilding fabric to be when no one is working on siteremoved and replaced (eg floorboards or plaster from walls)

Disposal of flood affected Con 3 4 12 All waste must be disposed of in Site cleanliness is vital. (3;1) 3property and general waste. Pub compliance with the relevant (3;2) 6 Waste must not be allowed to Waste materials and Vis regulations. accumulate and must be contents can represent a removed from site at the end of significant hazard each working day.

Skips, if left on site overnight, must have lockable lids and must be secured when not being used. Open skips must be removed by end of each working day. Saturated home contents (eg carpets and soft furnishings) must not be stored in gardens overnight.Materials can be carried away from site in vehicles or placed in skips delivered to site. Whatever method is used, waste must only be transported by companies holding valid certificate issued by the local enforcing authority



PRE-CONSTRUCTION HEALTH AND SAFETY PLAN

for

FLOOD DAMAGE REPAIR TO A DOMESTIC PROPERTY

at

for

and

PREPARED BY

(NAME & TITLE)

REFERENCE: DATE:

(POLICYHOLDER)

(INSURANCE COMPANY)SPECIMEN


PROJECT OVERVIEW

OBJECTIVES FOR THIS REINSTATEMENT PROJECT

The project comprises various works to individual properties to achieve a like-for-like reinstatement followingflooding. Generally the work comprises replacing timber flooring, skirtings, kitchen units etc; wall plasters andfinishes; electrical, gas and oil installations; boiler servicing and repairs etc; and redecoration.

The project manager’s schedule outlines the scope of these works.

Health and safetyIt is the employer’s policy to ensure that, so far as is reasonably practicable, no accidents or incidents occurto any person employed on or visiting the site.

Pre-construction health and safety planThe pre-construction health and safety plan is provided to give the contractor accurate information andinstruction for all people engaged on the project, to enable them to adequately control any known hazards orspecific requirements, and to reduce accidents during contract, occupation, cleaning and maintenanceoperations.

Construction phase health and safety planThe construction phase health and safety plan developed by the appointed contractor must adequatelyaddress all the hazards and specific requirements for safety concerned with this project. This is to ensure – as far as is reasonably practicable – the health, safety and welfare of all those involved in damage remedialwork or visiting the site, and of the general public and building occupants.

SPECIMEN


NATURE OF THE PROJECT

CDM client: UK Insurance Company

CDM client’s agent: ABC Insurance Services

Policyholder: Mr and Mrs J Smith

Project Administrator: Mr K Fisher, Ken Fisher Insurance Services,(and address) 1–10 Frobisher Road,

Angforth-by-Sea RE50 0XY

Planning Supervisor: Mr A Shepherd, W A Frensham & Co,(and address) 11–20 Downs Street,

Farmington FR1 10YZ

Health & Safety Executive area office: Central Midlands Area Office,21–30 Parkway Road,Carchester

Site location: 100 Lock Road, Marsham Thatchett, Lowlandshire

Property and site description: Semi-detached house in residential location

Description of the works: Repair and reinstatement following flood damage

Timescale for works: Anticipated 12 weeks, commencing March 2006

SPECIMEN


EXISTING ENVIRONMENT

Traffic systems and restrictionsThe property is located in a residential road. There are no specific parking restrictions immediately outsidethe house. However, limited set down will apply to the public highway. Council permission will be required forany skips that are to be positioned on the highway. The contractor should ensure that these permissions areobtained. The positioning must not cause hazard by obstruction to vehicles or pedestrians.

Surrounding land uses and related restrictionsThe house is situated in a quiet residential area with no known restrictions. Access is by a concrete drive tothe front of the property. The property does not have listed status, nor lie within any conservation area. Thereis adequate space for material set down and storage. These areas to be agreed with the property owner.

Hazards in structuresThere are no known hazardous materials in the existing construction. It must be assumed that the floodwatercontained contaminants and that they will be present in the property.

Ground conditionsA ground condition survey is not considered necessary for these works. However the structures, as a result,must be considered contaminated by absorption, or have infiltrated the cavities and under floors. Thecontractor should ensure adequate and appropriate PPE is available and used against any contaminationhazard.

Services and utilitiesThe position of any underground services is not known and the contractor should make the necessaryenquiries to determine service runs.

The contractor must note the location of any overhead lines – if necessary helped by individual serviceproviders – before commencing works. All those working on the site, and all other people who need to knowand are likely to be affected by the works must be notified.

Isolation of any service will be advised by the service provider to all appropriate people and those who need toknow. However, the contractor, with the help of the service provider, must verify the condition of every servicebefore starting work to ensure it has not been interfered with and is not in a dangerous condition.

The contractor should exercise extreme caution with the testing and subsequent reinstatement of all forms ofpower, especially the electrical supply, since, in the case of faulty installation, fault paths could be found viaany metallic conductor or water-saturated surface. The human body is a good conductor. Anyone who couldcome into contact with electrical currents should wear rubber soled footwear and, if possible, insulating gloves.

SPECIMEN


EXISTING DRAWINGS AND INFORMATION

There are no drawings or construction details for the building.

SPECIMEN


DESIGN OF THE REPAIR WORK

Significant hazards (including health hazards) identified by the designerThe designer must also apply the hierarchy of risk control and avoid all foreseeable risks.

The property has suffered heavy flood damage, possibly involving sewage. Hepatitis A, leptospirosis (Weil’sDisease is an acute form) and salmonella poisoning are all implicated with floodwater. The contractor musttake appropriate precautions against the risks of contracting these diseases including making arrangementsfor good personal hygiene, and providing appropriate PPE, welfare facilities and information to occupiers, siteworkers and visitors.

General requirements for consideration of health and safety are contained within the Preliminaries andSpecification documents.

Special precautions must be specified by the designer when dealing with significant hazards including:deep, stagnant or contaminated water temporary support (eg propping)asbestos or hazardous substances making safe and repairing gas installationsflammable products making safe and repairing electrical installationslow light levels any other designed works that create a scaffolding access to external elevations significant hazard.

The principles of the structural design and required work sequencesThe contractor should follow an agreed method statement for replacing the electrical, gas and plumbinginstallations, with work sequences using safe working practices.

Specific problems and issuesBreaking out, saw cutting, demolition and drilling will create high levels of building dust and debris.Appropriate precautions should be taken by providing equipment and training for using PPE, and by dampingdown airborne dust.

Heavy flood damage has occurred and precautions are to be taken in the event of contamination.

The electrical, gas and plumbing systems have been damaged. These systems will need to be made safe.

These works should not restrict access to the property.

SPECIMEN


CONSTRUCTION MATERIALS AND PLANT

In respect of the proposed works, the contractor’s attention is drawn to the possible hazards in using thefollowing materials, products and waste products:

plastercement/concretepaintdust when disc cutting (or processing) masonry, stone and concreteelectrical cabling and equipmentsparks from steel cutting equipmentgas pipework and appliances.

Precautions are to be taken by providing appropriate PPE and training employees in its use. All materials andproducts should be handled, stored, prepared, fixed and used in accordance with their manufacturers’instructions and recommendations. In respect of the proposed works, the contractor’s attention is drawn tothe possible hazards in operations with the following plant and equipment:

electrical equipmentcompressed air equipmentpetrol and diesel generatorsmixersvibration and noise from plant and hand held tools.

SPECIMEN


SITE-WIDE ELEMENTS

Positioning of site access and exit pointsAccess and exit points to and from the site should be via the front garden or driveway unless, for example,safety issues determine another arrangement. These routes are to be kept free of obstructions by vehicles,materials, skips etc.

Site accommodationThe site/property will be not be occupied and the security of the building will be vested in the contractorduring the works.

However, the contractor will need to make arrangements for the availability of water, electric and toiletfacilities. Any use of domestic facilities will need to be agreed with the homeowner.

Unloading, layout and storage areasSetting down of materials and skips should be on the the front road with subsequent storage on site to beagreed with the project administrator.

Set down and storage must not impinge on the access unless agreed with the respective parties.

Vehicle and pedestrian routesExisting vehicle and pedestrian access routes are to be maintained. Any restriction in these routes is to beagreed with the project administrator, homeowner and local authority. Their approval should be obtained inadvance.

SPECIMEN


RESPONSIBILITY FOR THE WORKING AREA

The property will not be occupied by the homeowner/policyholder.

Repair work will be the responsibility of the contractor.

SPECIMEN


SITE RULES

General rulesThe Preliminaries and Specification document gives general requirements for the conduct of the contractorswhile on site.

People working on the siteAll persons working on site are deemed to have adequate skills and training to undertake their work task in acorrect and safe manner.

Safety equipmentAppropriate safety equipment should be provided, and its use stipulated, by the contractor in accordance withcurrent legislation.

Accidents and first aidThe contractor must ensure that a qualified first aider is on site during work and that a suitable first aid kit isalways maintained at the site. An accidents book should be kept on site and all accidents and incidents,however minor, recorded in the book. Serious injuries must be recorded on site, and reported as required byHSE.

SPECIMEN


CONTINUING LIAISON

Liaison with the Planning SupervisorAny proposed change that affects the design or works, or increases hazard levels as a result of unforeseencircumstances, should be immediately notified (with advice on health and safety implications) to the PlanningSupervisor for coordination and recording in the health and safety file.

Information required for the health and safety fileThe contractor should provide information to the Planning Supervisor for the health and safety file inaccordance with guidance given in HSE Construction Sheet 44.On completion of the remedial works, the contractor will provide the Planning Supervisor with:

product information on the materials usedNICEIC certificateCORGI certificateCopies of equipment manufacturers’ literature, including information on operation and maintenance.

Project goalsThe health and safety plan is provided to help prevent injury and damage to people and property. Thecontractor is required to adopt measures for preventing accidents and to monitor the effectiveness of, andcompliance with, the measures through the health and safety plan.SPECIM

EN

45

There are several different methods of drying buildings and it follows thatthere are different types of equipment that can be used.

This chapter is not intended to provide a comprehensive guide to allavailable types of equipment but to highlight two methods –dehumidification and convection drying. Other methods include heattransfer, heat exchangers, vacuum drying and ‘open and closed’ systems.

Types of dehumidifier

There are essentially two ways of accomplishing dehumidification ofatmospheric air.

● By chilling air to below its dewpoint causing moisture to condense oncool surfaces

● By passing air over substances that have an affinity for moisture. Thesesubstances are called desiccants and are capable of extracting moisturedirectly from the atmosphere.

Chapter 7

Equipment for drying buildings

46

Refrigerant dehumidifiers

Using refrigeration to remove moisture from the atmosphere is a commonmethod for dehumidifying air. Air, at its initial temperature and moisturecontent, is chilled by refrigeration when it has been cooled sufficiently tobring its condition to saturation. Further cooling causes moisture tocondense. In a typical refrigeration unit this condensation occurs directlyonto a finned cooling tube, and is collected and drained away.In its final dehumidified condition the air is considerably cooler andcontains less moisture but it is still nearly saturated with a relativehumidity of close to 100%. This air is then reheated as it passes through thedehumidifier which, in turn, reduces the relative humidity.

Drying by using mechanical refrigeration can be quite efficient dependingon the prevailing temperature and relative humidity (RH). The actualcooling effect or energy extracted can be several times greater than theenergy input required to operate the system; this ratio is called coefficientof performance.

The best operating range for a refrigeration dehumidifier is 15 to 28 °C and60 to 98% RH.

Desiccant dehumidifiers

The desiccant dehumidifier uses a drying wheel that is impregnated withan adsorbent substance such as silica gel. The wheel, which has ahoneycomb structure, is sectioned off into two zones.

● A working zone in which the air that requires drying is drawn throughthe honey comb structure and adsorbs the moisture within the air stream

● A second zone, which is usually called the reactivation zone, haspreheated air drawn through it in the opposite direction. The moistureheld by the desiccant is then absorbed by the air and driven off as awarm wet vapour.

The wheel rotates within the unit at 8 to 10 revolutions per hour, so as thewheel moves from the reactivation zone it is and warm and dry and readyto accept more moisture.

The optimum operating range of the desiccant dehumidifier is 0 to 25 °Cand 40 to 90% RH.


A desiccant is a substancecharacteristically having a highaffinity for absorbing waterwithout changing its chemicalcomposition. So high, in fact, thatit can draw moisture from thesurrounding air.

47

Convection drying

As an alternative to dehumidifiers, convection drying uses three factors ofdrying – air movement, raised air temperature and very low moisturecontent, all combined with continual air changes.

More technically, convection drying is where the wet (high specifichumidity) air within the flood affected area is replaced with drier air (lowerspecific humidity). This can be accomplished simply by heating incomingair; this reduces its relative humidity and results in a more hygroscopic (ordrier) air which is able then to carry away the moisture generated fromevaporation. The key to successful convection drying is to match theincoming dry air water capacity with the evaporated moisture caused byheating, and to remove it quickly before it condenses on surfaces or isadsorbed by hygroscopic materials.

Manufacturers and users of this method claim some key benefits overdehumidifiers, but it is beyond the scope of this document to comment onthese, which will in any event be understood by a technically competentperson.


A hygroscopic material is onethat is able to abstract moisturefrom its surroundings, includingair, by changing its chemical orphysical composition.

49

The process of drying a flood damaged property is fundamental to itspermanent restoration. This chapter provides a high level view of theissues connected with the drying process.

Establishing a drying programme

A drying programme needs to be controlled and monitored to ensure anoptimum rate of evaporation (ie the maximum safe rate of drying thatallows wet materials and products to return to their former dimensions andcolours). Whatever type of drying or dehumidification process is used itwill depend on heat to aid evaporation, air changes to carry awaymoisture-laden air, and air movement to transfer wet surface or boundarymoisture into collection systems. These inputs will be factored into theprocess in varying combinations depending on ambient temperature, roomtemperature, amounts of water in the air and absorbed by materials, and airspeed. The collection system can be a simple refrigerant or desiccant

dehumidifier, or convection drying methods.

Chapter 8

Methods of drying buildings

Before drying operations can start,standing water in buildings must beallowed to subside or be pumpedaway(Courtesy of BDMA/HDRS)

50

There are a number of questions that need answers before establishing adrying programme.

● Can the building be sealed?

● Is the building’s heating or air conditioning system available to use?

● What is the condition of the property’s electrical system?

● What types of material are being dried?

● How long were materials under water?

● What was the depth of flooding?

● What type of equipment will be used for the drying process?

● What are the outside weather conditions?

● What are the attitudes of, and levels of cooperation between, the insuredand building occupants (eg tenants)?

● How quickly can the insurer, its representative or the property managermake a decision about drying out the property? For example, are thereissues of insurance cover which need first to be resolved?

● What is the overall condition of the fabric of the property?

● Is the property at risk of re-flooding?

● Is there any trapped interstitial moisture (ie moisture trapped ininsulated floors or walls)?

As a result of considering the answers to these questions there are anumber of ways that a property can be dried. There are some general rulesof thumb that may be used.

The various factors that contribute to moisture in the air and in materials,and how they interact, are explained in Understanding dampness [2].

Methods for drying buildings

51

Key factors in the drying process

To a great extent the efficiency and speed of a drying programme willdepend on the effectiveness of any operation to remove floodwater thatremains in the property. If the water has not subsided of its own accord,other means will need to be found for removing it (eg pumping – the sortof service provided by local fire services). The more floodwater that canbe removed at this stage, the less that has to removed by the dryingprocesses. Pumping is, of course, a very fast method of removing largevolumes of standing water from a building.

When as much standing water as possible has been taken away, aprogramme of drying can start. The water remaining in the propertyshould be confined to building components and materials – wood andconcrete in floors, bricks and blocks in walls, for instance. Portablefurniture should be removed; in fact anything that can hold water or delaythe process of drying (eg carpets, and Welsh dressers hard against walls).The drying process involves a number of criteria, principally:● speed of air movement● ambient and room air temperatures● air moisture content (which is related to air temperature).

Other factors are also important such as the moisture content of materials,permeability of surfaces and the presence of moisture barriers.Whatever type of dehumidification is used, it must be combined with asuitable number of ‘air movers’, and at a suitable temperature. All thesefactors are important in the evaporation process; they can be adjustedduring the process to get the maximum drying capacity by a trained andskilled drying technician. There are different ways of deciding which typeof equipment to use, and how many pieces of equipment to employ. Thesedecisions and processes are relatively complex, often involving detailedcalculations, and are best left to technical experts.


52

Importance of monitoring

Monitoring the drying process provides the technician with valuableinformation about the condition and state of an installed dryingprogramme, and allows for alteration and re-focussing of drying criteria. Itwill identify equipment malfunction but, most importantly, provideinformation on the effectiveness and speed of drying thereby allowing formanipulation of the process in terms of equipment. Monitoring recordsshould be taken and retained for inspection.

During monitoring visits, equipment will need to be adjusted, or increasedor reduced in number, to ensure that effectiveness and speed aremaximised. In most circumstances the ideal drying conditions should beheld at approximately 40 to 50% relative humidity with temperatures at 18 to 23 °C.

High temperatures

Higher temperatures can be used in certain circumstances in order to drythe property by evaporation but is made considerably more effective withventilation. For effective drying, temperature management must normallybe combined with other mechanisms such as control of vapour pressure.

Vulnerable materials

The ideal conditions for drying will depend on the nature of the propertyand on the equipment selected, and how they are used and monitored. It isto be expected that some vulnerable materials will warp or shrink if theyare not dried in equilibrium to the local environment.

Common problems

The most important aspect to look at is the possibility of trapped moisturewithin the structure; this can be done when drying has commenced. Themost likely areas for trapped moisture are within insulated floors andcavities in walls, but the problem can occur in other areas – in fact it can beany location where evaporation of excess moisture is restricted orprevented because of the lack of permeability of the materials surroundingthe affected area.

Surface coatings and impermeable membranes can inhibit the release ofmoisture and slow the drying process.


53

This chapter reviews methods for monitoring the drying process,ultimately leading to a certificate of drying which is considered anessential part of the restoration programme. It also presents examples of acompletion report covering repair work to the building for inclusion witha building user’s manual and a report for a Home Information Pack.

Monitoring equipment

There are many different types of proprietary equipment available[2] anddifferent methods used to measure both air conditions and the materialequilibrium moisture levels. The most widely used are hygrometers,resistance (or conductance) meters and calcium carbide meters. Otherequipment also includes infrared thermal topography. Obtaining accuratemoisture meter readings is rarely easy.

HygrometersTo measure air conditions a thermal hygrometer should be used. Thisinstrument measures both temperature and relative humidity (RH). Theimportance of undertaking this exercise is to ensure that the best dryingconditions are achieved which in turn allow an optimum evaporationprocess to take place and are also critical in insuring that secondarydamage doesn’t occur.

Relative humidity exceeding certain levels could promote mould growth.The accepted RH for mould growth is 60% RH, but can be as high as 70%.

Chapter 9

Monitoring the drying process

54

Resistance metersThe dry condition of many materials (eg wood, bricks and concrete) acts asan insulator. This means that the materials will not conduct electricity intheir dry state – they have high resistance. As moisture is introduced into amaterial it increases its conductivity and allows a small electric current topass through it. The greater the amount of moisture in the material theeasier it becomes to conduct electricity. Therefore the measurement ofelectrical resistance is an indicator of moisture content in the material.

There are many different resistance meters available; but whatever meteris chosen, the most important factor is that it is used by a person who isfully trained and understands how to operate it, takes readings that are asaccurate as can be obtained and then interprets them correctly.

Calcium carbide moisture measurement methodThe calcium carbide, pressure based measurement method is a test wherethe free water in a sample is converted to an acetylene gas by mixing thesample with calcium carbide. The sample of the material is obtained usinga drill. It is then weighed and inserted into the calcium carbide meter. Thecalcium carbide powder is added ensuring that both the test material andthe calcium carbide do not mix before the tester is sealed. The resulting testprovides a quantitative assessment of moisture content as a percentage ofthe wet weight of the drilled material.

Further information on different methods for testing both air and materialmoisture levels is given in the CIRIA publication, A review of testing formoisture in materials [3].

Certificate of drying

Presenting a certificate of drying to the property owner is recommendedwhen drying operations have been completed; it is good practice andultimately removes uncertainty about responsibility for the resultingcondition of the property, if there were to be any unresolved issues. Ideally,only a technically competent person should issue the certificate.

Shown on the opposite page is a form of words for a certificate of dryingbased on British Damage Management Association (BDMA) wording.BDMA members are entitled to use the Association’s recommendedwording provided they adopt its agreed standards and protocols. It isprudent for suppliers of all kinds to agree specific warrantee and guaranteewordings with their liability insurers to avoid later misunderstandings.

A certificate should be included in any building user’s manual whichexists.


55Monitoring the drying process

CERTIFICATE OF DRYING

The damage management contractorcertifies that drying works required as a result of the event at the property and carried out by the contractorare now, in the opinion of the contractor, completed in accordance with agreed good practice which statesthat a building may be considered dry, following water damage, when:

the internal conditions are at, or better than, normal room conditions

the moisture on and in the building materials will not support active growth of mould and mildew.

Property at which event occurred:

Customer name:

Type of event:

Contractor reference number:

Date of event:

Date contractor completed drying works:

Date contractor completed any additional works:

This certificate of drying works is given in good faith by the contractor on the following basis: the contractor has attended the property and taken moisture readings in all areas identified by thecontractor as having been affected.

This certificate does not cover pre-event dampness or water damage. It has been assumed by thecontractor that the customer, or representative of the customer, has provided relevant information relatingto the history of the property and in particular any previous problems with dampness or water damageevents, and that these are listed below together with any apparent signs of such matters observed by thecontractor (who has not carried out a full survey of the property).SPECIM

EN

56

Report of flooding event

Once the repairs have been completed, a report which identifies the issuesinvolved, what was carried out, and any further problems likely to ariseshould be presented to the owner for their immediate information and forincluding in the building user’s manual, if they have one. It should also bemade available to future owners – potentially as part of the HomeInformation Pack (HIP) which the Government intends to introduce in2007.

An example of a form for the report is shown opposite.


A caveat!It is emphasised that the contentof this guide does not, in its ownright, provide sufficient technicalinformation to allow a certificateof drying to be issued for which agreater degree of technicalknowledge is required.


REPORT OF FLOODING EVENTfor inclusion in the Building User’s Manual and/or the Home Information Pack

ADDRESS OF THE PROPERTY

DETAILS OF THE FLOODING EVENTOUTLINE OF THE EVENT, SIGNIFICANT DATES, SPECIFIC FEATURES OF THE EVENT AFFECTING THE STRUCTURE ANDFABRIC OF THE BUILDING

REPAIRS AND RENOVATIONS FOLLOWING THE EVENTDETAILS OF THE SCOPE OF REPAIRS AND RENOVATIONS UNDERTAKEN

RECOVERY MEASURESDETAILS OF METHODS USED FOR DRYING THE BUILDING FABRIC AND TIMESCALES. DETAILS OF MOISTURE READINGS

FLOOD MITIGATION MEASURESDETAILS OF ANY MEASURES THAT HAVE BEEN TAKEN TO PREVENT OR MINIMISE A REOCCURRENCE OF FLOODING(EG INSTALLATION OF A SUMP PUMP, FLOOD WARNING AND ADJUSTMENT OF EXTERNAL LEVELS)

PHOTOGRAPHSPROVIDE DIGITAL PHOTOGRAPHS IF AVAILABLE OF DAMAGE AND ANY KEY ITEMS OF REPAIR (EG DAMP PROOFINGTREATMENTS, INSULATION, DRY LINING AND DRAINAGE SUMPS)

SPECIMEN

58

Report of repairs to flood damaged property

Also, as part of the remediation process, a report should be prepareddescribing the work that has been done to restore the building to its pre-flooding condition – a suggested format is shown opposite and in the pageswhich follow. This report should, again, be included in the HIP for anyfuture sale process, and in the building user’s manual, if one exists.



Following the flooding of the building at

onrenovation has been carried out to restore the structure and fabric to a sound condition.

ELEMENTS OF THE STRUCTUREDESCRIBE IN DETAIL THE ELEMENTS OF THE STRUCTURE AFFECTED BY THE EVENT, THE MEASURES TAKEN TORESTORE THEM, ANY SPECIAL MATERIALS OR TREATMENTS USED AND MANUFACTURERS’ RECOMMENDATIONS.PROVIDE MATERIALS LITERATURE WHERE APPROPRIATE

● WALLS (EXTERNAL)

● WALLS AND PARTITIONS (INTERNAL)

● CEILINGS

● FLOORS

● JOINERY (EXTERNAL)

● JOINERY (INTERNAL)

● STAIRCASES

● FINISHES (EXTERNAL)

● FINISHES (INTERNAL)

ADDRESS

DATE

REPORT OF REPAIRS AND TREATMENT OF A FLOODED BUILDING

SPECIMEN

60 Monitoring the drying process

● INSULATION

● ROOF (EXTERNAL)

● ROOF (INTERNAL)

● EXTERNAL FEATURES

● BOUNDARY WALLS

● PAVING

● OUTBUILDINGS

● ELECTRICAL

● GAS

● WATER

● HEATING

● DRAINAGE

● SPECIALIST INSTALLATIONS

SPECIMEN


GUARANTEES AND WARRANTIESPROVIDE DETAILS AND REFER TO ANY SPECIFIC USAGE OR RE-INSPECTION CONDITIONS

NAME AND ADDRESS OF BUILDING INSURER

NAME AND ADDRESS OF CONTENTS INSURER

NAME AND ADDRESS OF PUBLIC LIABILITY INSURER

NAME AND ADDRESS OF LOSS ADJUSTER

NAMES AND ADDRESSES OF REPAIRERSSPECIMEN

62 Monitoring the drying process

Where appropriate the report should also contain details and certification of: ● biological decontamination (eg of sewage overflows)● insect infestation: diagnosis and/or treatment● fungal attack (including moulds): diagnosis and/or treatment● asbestos: in situ and sites from where asbestos removed.

Also:● that moisture content remaining will not have adverse effects on decorative and construction materials,

and on contents generally● that moisture content remaining will not encourage fungal or insect attack or other deterioration.

The contractor in charge of drying the building cannot be held responsible for any dampness or waterdamage that occurs due to reconstruction, reinstatement or redecoration works carried out after it hascompleted the drying work.

The contractor’s opinion regarding the acceptable levels of dryness within the flooded property is based onthe assumption that moisture sensitive materials will not be used in any redecoration or refurbishmentprocess. If these materials have been used, moisture barrier products should have been installed beforeapplying any coverings (eg under wood laminate floors).

This report relates to drying operations arising from a flooding event and not to any inherent or pre-existingproblem or matter at the property which could result in dampness or water penetration. This includes(without limitation) concrete floors, party walls, defective damp proof courses, ground floor voids andcolumns, cellars and basements, inadequate ventilation, production of excess moisture from normalhousehold activities or unsatisfactory building methods resulting in condensation.

DETAILS AND CERTIFICATION OF ANY REPAIR WORK CONCERNING INSECT OR FUNGALATTACK, ASBESTOS ETC

SPECIMEN

63

This chapter provides benchmark repair strategies for common flooddamage scenarios in domestic properties. It covers the basic elements ofconstruction and, where appropriate, suggests a range of measures thatcan be taken to improve the flood resistance of new and existing buildingsthat might be vulnerable to repeat flooding.

The construction methods and materials used for domestic buildings varyconsiderably and many older properties need the knowledge of a qualifiedbuilding surveyor to specify and oversee repair strategies[4,5].Consequently the guidance which follows, on pages 64 to 71, will be mostapplicable to domestic buildings built after 1930. For buildings thatpredate 1930 and those of non-traditional construction methods the adviceof a qualified building surveyor is recommended.

The resilient repair options to improve theflood resistance of new and existing buildingsfollow guidance provided in the Governmentpublication Preparing for floods [6] issued inFebruary 2002.

Chapter 10

Standards for repairing flooded buildings

Plates show the levels that floodinghas reached at Upton-upon-Severn

64

External walls – external finishFlood damaged element Benchmark repair strategy Issues to consider Resilient repair option

Brickwork, face blockwork Pressure cleaning and making Pre-flooding condition of N/Aand stonework good pointing if required materials and pointing

Unpainted render, smooth, Pressure cleaning if required Pre-flooding condition of N/Aroughcast, pebbledash, rendertyrolean

Painted finish – on various Pressure cleaning – repainting ● Aesthetics Microporous coatings render backgrounds if required ● Entrapped moisture can be considered

beneath impervious coatings● Bonding

Tile hanging, mathematical Cleaning manually with low ● Substrate N/Atiles, cedar shingles, pressure hose and brush ● Corrosion of fixingspre-finished panels, PVC-U ● Entrapped moisturecladding

External walls – structural elementFlood damaged element Benchmark repair strategy Issues to consider Resilient repair option

Solid brickwork or stonework Controlled and monitored Solid walls may suffer from Considering water resistant construction of various drying pre-flood dampness and coatings externally to thicknesses never achieve ‘dry condition’ 500 mm above flood line

Cavity brick or blockwork Controlled and monitored ● Type of insulation within Ensuring airbricks sleeved construction of various drying cavity and cavity fully sealed where thicknesses and materials ● Silt entry to cavity through air bricks and services

penetrate walls

Timber framed construction Stripping out internal finishes Seeking immediate advice Reconstructing with and insulation to facilitate from qualified building traditional materials and controlled and monitored surveyor methodsdrying

Chalk–clay, cob or mud walls Allowing to dry with natural Submersion in floodwater Reconstructing with ventilation and seeking can result in significant loss traditional materials and immediate advice from in strength or collapse methods, subject to surveyor controls

System built properties of Seeking immediate advice ● Corrosion of metal ● Specialist moisture precast reinforced concrete from qualified building components and fixings repelling coatingsor steel frame surveyor ● Deterioration of insulation ● Self-draining insulation


65

External walls – insulationFlood damaged element Benchmark repair strategy Issues to consider Resilient repair option

Cavity brick, stone or block Seeking immediate advice ● Entrapped moisture Closed cell insulation foamwith urea formaldehyde foam from qualified building ● Deterioration of insulationor blown fibre insulation surveyorcavity fill

Cavity brick, stone or block Controlled and monitored Corrosion of wall ties and Stainless steel ties and with closed cell foam or self- drying insulation fixings fixingsdraining mineral wool batts cavity insulation

Solid masonry with external Controlled and monitored ● Corrosion of insulation Stainless steel fixingsinsulation of self-draining drying fixingsmineral fibre batts or rigid ● Entrapped moisture plastics behind cladding ● Contamination of insulation

Solid masonry with internal Stripping out plasterboard ● Corrosion of fixings ● Stainless steel fixingsinsulation behind plasterboard and removing insulation ● Existence of embedded ● Low absorption insulating linings if of water absorbent type timber grounds in masonry boards or semi-rigid self-

draining mineral wool batts

Timber frame walls with ● Removing internal linings ● Deterioration of the N/Amineral wool or other insulation to facilitate and external sheathing panels insulation controlled and monitored reducing racking resistance

drying of timber frame. ● Damage to breather ● Seeking advice from membranesurveyor


66

External walls, and internal walls and partitions – internal finishesFlood damaged element Benchmark repair strategy Issues to consider Resilient repair option

Gypsum plaster directly Removing plaster to 500 mm ● Visible joint between new Water resistant render and applied to masonry above flood line and old plaster lime based plaster or background ● Bonding of old plaster hydraulic lime coatings

Lime based plaster on a Controlled and monitored Loss of bonding Water resistant render and cement–sand rendered drying following removal of lime based plaster or background over masonry affected decorative finishes hydraulic lime coatings

Plasterboard on adhesive Removing affected ● Visible joint between new Fixing boards horizontally dabs applied to masonry or plasterboard and old plasterboard where re-flooding likely to fixed to timber studwork ● Continuity of vapour barrier allow for easier partial

on timber frame where partial replacement. Not suitable removal for timber frame

Timber strip, sheet of veneer Removing and replacing Salvaging panelling in historic N/Apanelling buildings for refixing after

drying

Ceramic tiles on cement–sand Washing off and regrouting ● Substrate Waterproof adhesives and rendered background over if required with a water ● Insulation groutmasonry resistant grout ● Services

● Integrity

Paint finish: emulsion, Washing down and removing Entrapped moisture beneath Microporous paintseggshell or gloss loose and flaking finish. certain impervious finishes

Repainting

Wallpaper Removing and replacing when Temporary micro porous paint Avoiding vinyl wall coveringsnew plaster thoroughly dry finish to allow plaster to dry

before re-papering


67

Internal walls and partitionsFlood damaged element Benchmark repair strategy Issues to consider Resilient repair option

Timber stud partition with Controlled and monitored Condition of timbers or other Preservative impregnated plasterboard drying following removal of works may make replacement timbers; plasterboard

affected decorative finishes more economic sheets horizontally

Timber stud partition with lath ● Controlled and monitored Condition of timbers or other Preservative impregnated and plaster, or lime and horse drying of timber. works may make timbers and plasterboard hair plaster ● Replacing lath and plaster replacement more economic sheets horizontally

with plasterboard

Masonry walls with gypsum ● Removing plaster to ● Visible joint between new Water resistant render and plaster finish 500 mm above flood line and old plaster lime based plaster or

● Controlled and monitored ● Bonding of old plaster hydraulic lime coatingsdrying

Masonry walls with lime based Controlled and monitored Loss of bonding Water resistant render and plaster finish on cement and drying following removal of lime based plaster or sand render affected decorative finishes hydraulic lime coatings

Metal framed partitions with Replacing plasterboard or Corrosion of metal frame N/Aplasterboard sheets or faced gypsum panels and fixingsgypsum panels


68

FloorsFlood damaged element Benchmark repair strategy Issues to consider Resilient repair option

Vinyl floor tiles or sheet vinyl Cleaning or replacing ● Substrate N/Afloor covering submerged ● Duration of flooding

● Type of floodwater● Aesthetics

Quarry tiles submerged Cleaning or replacing ● Substrate N/A● Duration of flooding● Type of floodwater● Aesthetics

Solid concrete floor Cleaning and monitoring ● Substrate Consider relocating submerged drying ● Insulation services

● Services● Integrity

Suspended timber floor with ● Cleaning or replacing ● Substrate ● Replacing with solid floorchipboard chipboard if damaged. ● Entrapped moisture ● Replacing with marine

● Controlled and monitored ● Type of floodwater plywooddrying of structural ● Access may be required timbers to clean silt from flooded void

Suspended timber floor with ● Cleaning or replacing ● Substrate Replacing with solid floorsoftwood tongued and floorboards if damaged. ● Entrapped moisturegrooved floorboards ● Controlled and monitored ● Type of floodwater

drying of structural ● Access may be required to timbers clean silt from flooded void

Oak blocks set in bitumen on Cleaning, repairing or ● Substrate Replacing blocks with solid concrete floor slab replacing ● Insulation screed and floor finish

● Services (eg carpet)● Integrity● Aesthetics

Modern ‘thin section’ Repairing or replacing ● Substrate Replacing with screed if on hardwood block or wood ● Entrapped moisture concrete floor and strip floors including parquet ● Type of floodwater covering

● Aesthetics

Suspended concrete floor of Cleaning and monitoring ● Substrate Considering relocation ofbeam and hollow block drying ● Insulation servicesconstruction ● Services

● Integrity● Access to void beneath


69

Joinery and fittingsFlood damaged element Benchmark repair strategy Issues to consider Resilient repair option

Painted softwood or treated ● Cleaning and repainting or Considering cost of Replacing with PVC-U unithardwood external door replacing if warped. Overhauling replacement against salvage

or replacing ironmongery where of modest standard

Double glazed hardwood ● Cleaning and allowing to dry Corrosion of fixings, runners Replacing with PVC-U unitpatio doors or window units out before assessing damage. and ironmongery

● Replacing glazing units only if seals have failed

Double glazed PVC-U patio Cleaning and replacing glazing Corrosion of fixings, runners Selecting units with stainless doors or window units units only if seals have failed and ironmongery steel fittings and ironmongery

PVC-U external door Cleaning and replacing glazing Corrosion of fixings, runners Selecting units with stainlessunits only if seals have failed and ironmongery steel fittings and ironmongery

Wooden window frames ● Cleaning and allowing to dry Pre-flood condition of Replacing with PVC-U unitssubmerged in floodwater out before assessing damage. windows

● Replacing double glazed units only if seals have failed

Cellular type internal doors Replacing N/A N/A

Timber staircase of softwood ● Cleaning and allowing to dry ● Shrinkage of glue blocks Staircases of solid timber or hardwood submerged in out before assessing damage. may cause squeaking when construction below flood floodwater ● Repairing with strengthening dried out line

to treads or replacing ● Some stairs may have MDF treads and risers

Built in wardrobes and Replacing N/A ● Building off floor using cupboards submerged in plastic legsfloodwater ● PVC-U units

Fitted kitchen units Unless of solid hardwood For high quality, purpose-made ● Building off floor using submerged in floodwater and high quality, removing hardwood joinery, considering plastic legs

and replacing specialist restoration ● PVC-U units

Skirtings, door linings, Replacing N/A Hardwood or PVC-Uarchitraves and trims of MDF or small section softwood

Skirtings, door linings, Controlled and monitored Joinery might require removal N/Aarchitraves and trims of large drying, removing paint finish, for other trades but could be section softwood or hardwood priming and redecorating salvaged if economic


70

Electrical servicesFlood damaged element Benchmark repair strategy Issues to consider Resilient repair option

Electrical installation ● Immediate advice to be ● Remaining installation may Raising sockets and routing comprising PVC sheathed sought from qualified not comply with current cables above flood line can cables, sockets, switches electrician. regulations and be be consideredand fuse boards submerged ● Presumption for condemnedin floodwater replacing all components in ● Moisture may affect other

contact with floodwater components

Fixed electrical appliances Should be replaced N/A N/Asubmerged in floodwater

Electrical metering Electricity supply authority to N/A Repositioning equipment equipment in contact with be contacted immediately above flood line can be floodwater considered

Gas installationFlood damaged element Benchmark repair strategy Issues to consider Resilient repair option

Gas service pipes and Electricity supply authority to N/A Repositioning equipment apparatus in contact with be contacted immediately above flood line can be floodwater and its advice acted upon considered

Gas fire (wall hung or floor Should be replaced N/A Repositioning boiler above mounted) submerged in flood line can be consideredfloodwater

Central heating – wet systemFlood damaged element Benchmark repair strategy Issues to consider Resilient repair option

Steel panel radiators in Radiators to be cleaned and N/A N/Acontact with floodwater repainted

Pipe work and apparatus in ● Equipment to be cleaned N/A N/Acontact with floodwater and sanitised

● Any electrical components to motorised valves or controls replaced, and insulation replaced

Boiler (floor or wall mounted) Should be replaced N/A Repositioning boiler above submerged in floodwater flood line can be considered


71

Sanitary wareFlood damaged element Benchmark repair strategy Issues to consider Resilient repair option

Vitreous china sanitary ware To be cleaned and sanitised ● May need removal to N/Asubmerged in floodwater facilitate other works

● Salvage may be uneconomic

Bath of pressed steel, cast To be cleaned and sanitised ● Removal to facilitate other N/Airon or plastic submerged in worksfloodwater ● Salvage and storage may

be uneconomic● Plastic bath may have chipboard frame

MDF or chipboard base Whole of vanity unit to be N/A N/Avanity unit replaced

DrainageFlood damaged element Benchmark repair strategy Issues to consider Resilient repair option

Underground drains and ● Debris and silt to be Pre-flood condition of N/Asewers backed up with flushed through to remove. surface water drainage and floodwater ● Conduct CCTV survey if sewerage systems

blockages encountered


73

The descriptions of the insurance policies covering buildings and contentsgiven in this chapter are for general guidance only and they do notnecessarily reflect the views of all insurers, lenders and other interestedparties. In specific cases, reference must be made to the individual insureror lender concerned.

Buildings insurance (and contents insurance) provides the policyholderwith the peace of mind that, if any unforeseen insured event affected theirproperty and led to damage, it would be repaired and they would bereimbursed for their losses. Lenders also require properties to be coveredby building insurance in order to protect their ‘investment’. The basis onwhich the lender provides a loan to purchase property is that the borrowerwill undertake to maintain the property in a saleable condition so that, inthe event that the borrower is unable to make repayments of the loan, thelender can repossess the property, sell it, and recover the loan. Somelenders require continuing proof that the property remains insured, hencethe normal requirement that the insurance is arranged through the lenderor with the lender’s approval.

There is still an area of risk to both owners and lenders when flood damageoccurs since not all damage is covered by buildings insurance; forexample damage caused by:● poor quality design● poor quality materials● poor quality building work● failure to maintain the property in a reasonable condition.

Chapter 11

Domestic insurance cover

Salts from dampness in thestructure has led to paintwork onthis basement wall losing cohesion.Flooding will encourage this form ofdeterioration: moisture will rise inthe fabric and the effect show aslifting paint over the affected area,from the floor up

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An example of damage not covered by insurance would be the failure of adamp proof course or of tanking in a basement. These are often expensiveto repair and owners may not always understand that they are not coveredby buildings insurance. However, they may be covered by insurance-backed schemes on new properties (eg National House-Building Councilwarranties). In older properties these are maintenance issues that are notcovered by insurance policies.

The insurance contract

An insurance policy is primarily a contract between two parties, namely:● the insurance company – the insurer● the policyholder and, where applicable, the lender – the insured.

An insurance policy protects the policyholder against loss or damagecaused by one or more of the insured events stated in the policy. In its mostsimple terms, this means that the insurer will be placing the insured in thesame position they were in before the insured event.

This can be done in one of three ways. The insurer has the option to:● pay the policyholder for the cost of repairing the damage● appoint someone to undertake the repairs and pay them● arrange a cash settlement with the policyholder if it is not possible to

pay for the damage to be repaired economically.

While repair and redecoration may give rise to improvements, it is not theintention of the insurer to pay for ‘betterment’ or for maintenance of thefabric of the building above and beyond that necessary to carry outreasonable repairs and redecoration following a flood. The extent of coverwill depend on individual policy wordings.

Most insurers do not provide cover for fences, hedges, lawns, shrubs orflowers against damage by flooding, or the subsequent cleaning, undereither the buildings or contents policies. The policyholder should refer totheir policy document for the insurer’s precise wording.

The policy excess

Almost all insurance policies apply a policy excess, which is the firstamount of each claim the insured has to pay. Excess amounts will varybetween insurers and types of risk. In the event of multiple occurrences offlooding within the same flood event, the insurers may choose to applyonly one excess.


Betterment is deemed to applyunder buildings insurance wherethe property has not beenmaintained in a reasonablecondition and subsequentimprovement is made to thebuilding’s condition as a result ofa claim being met for an insuredevent. The insurer will normallythen adjust the amount of theclaim paid to the policyholder thatreflects the degree ofimprovement.

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Policy conditions and exclusions

As already stated, the policy is a contract between two parties – the insuredand the insurer, and is usually renewable on an annual basis. Both partiesare bound by the precise wording of the contract between them. Each isentitled to rely on the wording of the contract. The insurer should makesure that the policy document and any attachments are clearly worded.

In addition, there are specific conditions which relate to claims madeunder an insurance contract. A failure by the insured to comply with theseconditions may entitle the insurers to reject a claim. The effect that abreach of any of the conditions by the insured might have on a claim isexplained in the following sections.

In a domestic situation, an insurer will seldom decline to deal with a claimdue to a breach of a policy condition if that breach has been innocent innature, is not material to the loss and does not prejudice the insurer’sposition. They may, however, require a detailed explanation before adecision is reached and often these investigations take time. TheAssociation of British Insurers provides guidance on this matter.

Prompt notification

When faced with their property having been flooded, the insured personshould inform their insurer as as soon as is practicable. Most insurersaccept telephone notification of claims; in fact claim forms are rarelyrequired these days, the details of claims being given over the telephone.Insurers have designed their systems so that they can react to majorcatastrophes with speed and remove as much stress as possible for theirclients.

When notifying the insurer, the policyholder should give as muchinformation as possible. This includes the number of occupants in thehousehold, if there are any young children or elderly people, and if anyoccupant has disabilities or infirmities that may require specialist servicesor make normal alternative accommodation inappropriate.


Association of BritishInsurers:www.abi.org.uk

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Non-disclosure

The insurance contract is a contract of ‘utmost good faith’ between theparties. This means that neither party is entitled to mislead the other whenentering into the contract. There is an obligation on the insured to discloseany ‘material facts’ which would influence the insurer’s judgement indeciding whether to accept the particular property in question as a suitablerisk, and, if so, on what terms. This may include whether the property has ahistory of flooding.

The effect of withholding a material fact is quite simply that the insurer isnot aware of all the details relating to the risk in order to assess it properly.If these facts come to light, the insurer will not only not deal with thecurrent claim but the policy may be rendered void.

Sum insured

The sum insured, which is the responsibility of the insured, must reflect thecost of rebuilding the property. The sum insured is not based on nor does itreflect the property’s market value – it does not include, for example, thevalue of the land on which the property is sited. If the insured sum does notreflect the cost of rebuilding the whole property, the insurer may havegrounds for adjusting their liability under the policy.

Most policies provide cover to repair or rebuild a property on the basis thatit is adequately insured at all times: this is known as cover on a‘reinstatement’ basis.

The insurer may wish to consider the extent of its liability under the termsof its policy when, for example, the sum insured is only 50% of the amountrequired to reinstate the property then liability may only be accepted for50% of the claim.


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Maintenance and repair

A property owner (the insured) who has been made aware that a defectneeds repairing, or that a particular course of action needs to be followedto minimise future risks, has a responsibility to repair the defect and tomake less likely the occurrence of further damage. Insurers will expectthis to be done even if they neither required the relevant issue to benotified to them nor made it a condition of insurance. If the insured hasfailed to maintain the property, this could affect the settlement of theclaim. Failure to mitigate damage or its consequences may permit theinsurer to reduce the amount they pay on the claim.

Where the policyholder has not maintained the part of a building which isthe subject of the claim in reasonable condition, the insurer may require acontribution from the policyholder that reflects any improvement to, orbetterment of, the property.

Flood resilient repairs*

Flood resilient repairs are repairs which lessen the impact of damage byfurther flooding by altering or enhancing the specification of repairsfollowing the original flooding event. In many, but not all, cases,additional costs will be involved.

The Association of British Insurers have made it clear that the additionalcost of providing flood resilient repairs does not fall on insurers, who havean obligation under the policy to deal only with the cost of standard repairs(subject to the terms and conditions of the individual policy wordings)†.


* ABI have issued a technical document, Assessment of costs and effectiveness on futureclaims of installing flood damage resistant measures [7].

† There are however some good options for meeting the balance of cost. The Council ofMortgage Lenders has confirmed that many of their leading members would be prepared toconsider extending loans to cover the additional cost of these measures, providing thehomeowner has sufficient equity. Furthermore the Government has confirmed that it willlook into the feasibility of offering financial support for pilot studies in appropriateproperties.

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Although this guide is primarily concerned with damage caused byflooding of residential properties insured under domestic insurancepolicies, there are some applications for small businesses or SMEs (smalland medium-sized enterprises) operating in residential-type premises;examples might be corner shops and small electrical retailers in mid-terrace properties.

For small businesses, many of the issues in terms of drying out andrepairing their properties will remain the same since the fabric of thebuildings is usually identical to that found in domestic properties. Thereare however three key issues which differentiate the domestic from thecommercial situation – the position under a lease, the scope of insurancecover, and the actual claims process.

Chapter 12

Small businesses

Small businesses will not just loseequipment, furniture and furnishings

from flooding; they may find thatthey cannot operate or trade, lose

vital records, and suffer loss ofprofits – all insurable risks

(Courtesy of BDMA/Document SOS)

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Freehold, leasehold and tenancy issues

Consideration needs be given to the legal position in terms of who hasresponsibility for damage, even if accidental. This will depend on thewording of the freehold, leasehold or tenancy arrangement in place.Hopefully policyholders will already have an understanding of theirresponsibilities, but it can be frustrating if works need to be delayed untilall parties in the claim situation have sight of the legal documents (egtenancy agreements). Matters can become even more complicated wherethere are improvements to the building which have been carried out by thetenant or leaseholder but which have not yet reverted to the landlord.

In these circumstances it is usual for an insurer to appoint a loss adjusterwho will request sight of leasehold or tenancy documents to clarifyresponsibility for repairs.

Where repairs to the property more correctly fall under the landlord’sinsurance arrangements rather the tenant’s, the tenant must advise thelandlord of the situation as quickly as possible to ensure that the theinsurance company is made aware of a potential claim within the time limitstipulated by the policy terms. Failure to do so, or action taken by thetenant without the insurer’s approval, may prejudice the landlord’s claim.

Small businesses

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Scope of commercial insurance policies

Most commercial insurance policies will have been arranged through aninsurance broker, and this should be the first port of call by an affectedpolicyholder following a flood damage event unless the insurer stipulatesotherwise. The broker will ensure that the insurance company is notified inaccordance with the claims notification requirements of the policy, and, inaddition, will be able to advise the business owner of the extent of coveravailable. Some brokers also have ‘delegated authority’ which is a degreeof authority from the insurance company to make decisions on its behalf.

Commercial and domestic policies are by their nature very different andmay give different levels of cover, even if the types of affected premisesare similar. A detailed explanation of commercial insurances is beyond thescope of this guide but as an overview:● commercial insurance policies do not normally operate the same type of

new-for-old cover that homeowners enjoy● commercial insurance policies often contain conditions which are

specific to the nature of the business being carried out. Some of theseconditions, known as warrantees, may render the policy void if acondition has not been complied with

● some policies operate on a pro-rata basis which reflects the adequacy ofthe sum insured; where the value of a property is understated, only aproportion of the claim may be paid corresponding to the degree ofunderinsurance

● policy excesses, or ‘deductables’, may be higher than those fordomestic policies

● there may also be insurance cover for loss of profit due to interruptionof the business, sometimes known as ‘consequential loss cover’. Alsothe landlord may be covered for loss of rent while a leased or tenantedbuilding is uninhabitable.

Small businesses

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Claims process

In most commercial situations of significant value and complexity, wherethere is disruption to the business or where the value of the property repairsexceed a couple of thousand pounds, the insurer will appoint a CharteredLoss Adjuster to investigate the claim. The loss adjuster will report to theinsurer on matters of policy liability, including the responsibilities of theparties under any tenancy or leasehold arrangement, and generally guidethe claim to a conclusion.

Loss adjusters are independent and impartial experts whose fees are paidfor by the insurer. Their fees are not increased should the claims settlementfigure be reduced for any reason; in other words, they have no personalincentive to reduce the value of a claim. Policyholders also have the optionto appoint a firm of public loss assessors who will assist them in preparingthe claim. The loss assessors, who are paid by the policyholder, alsoexamine the insurance policy and the insurer’s response to the loss, andformulate and present all aspects of the claim to the insurer’s loss adjuster.They will also negotiate on the policyholder’s behalf.

In addition a claim for flooding of a small business will also normally needto consider stock, trade contents, and tenants fixtures and fittings. This willbe insured separately to building and contents policies – very possiblyunder an entirely different policy through different insurers. These otherinsurers may wish to appoint loss adjusters with particular expertise. Inthese situations, communication between the parties is essential to ensure acoordinated ‘one team’ approach as far as is practicably possible. Whereappropriate to do so, different insurers should consider the appointment ofthe same firm of loss adjusters to deal with all aspects of a claim at thesame premises.

Where building repairs are concerned, the affected business will beencouraged to fund the repairs and then recover payment from the insurernet of VAT if the business is registered. At that time, any deductions forunderinsurance or the policy excess may be applied. This process differsfrom the domestic situation where the insurer or loss adjuster may directlyappoint a repairer to carry out repairs and deal with the repair costs directly.

If the activities of the business have been affected, the insurance policymay also provide additional cover for the cost of accelerating the scheduleof repair work (eg by working overtime) to offset insured consequentiallosses or loss of rent where it is cost effective to do so.

As in domestic repair situations, health and safety issues remain important,and compliance with CDM Regulations is obligatory.

Chartered Institute of LossAdjusterswww.cila.co.uk

Institute of Public LossAssessorswww.lossassessors.org.uk

Small businesses

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The purpose of this chapter of the guide is to provide advice for:● identifying if there is a risk of flood to a property● establishing the level of flood risk to a property● managing the level of flood risk to a property.

Floodwater will be contaminated in one form or another, ranging fromsediments, soil, organisms, dissolved substances, and, more worryingly,chemical wastes and effluents etc which can be particularly destructive.The nature of the contaminants will affect the speed and cost of cleaningand of restoring premises to their original condition.

Floodwater will not just enter a building through door openings. Moreoften than not water will penetrate – and pass through or round – thebuilding fabric (eg walls, floors and other major structural elements),cavities, air bricks, horizontal pipes, waste water fittings, sewage pipes,drains, floor gullies etc.

Chapter 13

Identifying and managing the flooding risk at a property

Inside the pottery at Boscastle,following the August 2004 floods

(Courtesy of BDMA/Richfords)

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Susceptibility of contents and equipment

Once floodwater enters a property the scale of the loss will increasedramatically.

Domestic contents are very susceptible to flood damage and in manyinstances the contents of the ground floor are totally destroyed. Thesusceptibility of the contents in commercial premises will vary greatly, buteven the most robust equipment is likely to suffer some form of damageranging from partial corrosion (and other forms of material deterioration)to total destruction.

In many instances the property does not even have to be permanentlydamaged for the insurer to incur costs, as most losses will involve anelement of cleaning and decontamination. It is also not uncommon forotherwise undamaged property to be destroyed and replaced purelybecause the costs to decontaminate and repair are uneconomic or becauseof a requirement to do so under health and safety regulations.


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Susceptibility of buildings and fittings

Most modern domestic and commercial buildings in the UK were not builtto withstand flooding (although some improvements in this particular areaare being introduced).

Depending on severity, flooding can render a property unusable and bringnormal household or business activities to a halt. Even when it hassubsided, floodwater is likely to cause contamination to buildings andfittings, and it may be visible and odorous. More specifically,contamination can affect a building in the following ways.

● Concrete can absorb huge quantities of water and, until completely dry,cause ongoing problems such as chemical reactions and fungal growthsaffecting both the structure and contents

● Cavity walls are often lined with insulating materials which maydeteriorate if they absorb floodwater

● Floors of absorbent chipboard laid over foam insulation and a sheet ofpolythene act like a reservoir, holding water in and above the materials

● The chemical action of salts in some floodwaters can affect brickwork,particularly in older buildings, compromising the damp proof courseand setting up long term damp problems

● Organic contamination (eg silt) is associated with most floodwaters andbrings with it issues of hygiene, possibly indicated by an offensiveodour. Moreover, fine silt particles contained in floodwater have atendency to settle in layers in floor voids, and in cavity walls where itrenders damp proof membranes ineffective

● Electrical installations that have been subjected to water penetration oreven moisture are susceptible to failure. Provided equipment andcircuits have not been damaged by floodwater, they may be dried out –absolutely thoroughly – and tested before switching power back on

● Gas and oil meters and boilers may be affected by floodwater, in whichcase they may require purging and appropriate drain points being fitted.


Environment Agency:www.environment-agency.gov.uktel 0845 933 3111

Flood Protection Association:www.floodprotectionassoc.org

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Risk surveys

Insurers’ risk advisers are not qualified hydrologists or structuralengineers. Although insurers do have some limited in-house riskmanagement experience, they are not able to offer formal risk managementservices to policyholders beyond standard survey recommendations.Insurers therefore recommend that a policyholder obtains professionaladvice, and this can only be given by those possessing appropriate andrecognised professional qualifications such as a qualified hydrologist orspecialist building surveyor recognised by the Royal Institution ofChartered Surveyors.

A characteristic of any large volume of water is that it will always find theweakest point into any structure, and that by reducing the risk in onelocation will potentially increase it in another. Any mitigation oralleviation measures should therefore be considered in the context ofmanaging the risk of the whole property and their potential impact on thewider environment and not just the originally expected point of entry. Thisis especially true for those buildings in multiple occupation which arespread over large sites or areas; in these circumstances insurersrecommend that the property owners would benefit from a more detailed‘catchment assessment’ or ‘hydrological survey’.

These services are commercially available but insurers tend not tospecifically recommend any preferred suppliers and normally suggest thatthe policyholder contact either their local Environment Agency office orlocal authority for guidance.

Some of the key elements are considered below.

Identifying the locations at riskThe nature and pattern of flooding has altered in recent years. Man-madephysical changes to the landscape and environment, and changes toweather patterns, has resulted in unprecedented events both on and beyondexisting floodplains.

While the causes of flooding events may differ between locations, a levelof risk from flooding may exist in a significant proportion of properties inthe UK.


Royal Institution of CharteredSurveyors:www.rics.org.uk

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Identifying the sources of potential floodingThe starting point of any risk management process is to identify thesources of risk.

Flooding can occur from any open or enclosed watercourse, by natural orman-made causes, but more commonly in combination.

The proximity and relationship between buildings and the followingsources should be understood:● open sea – estuaries, harbours, docks, quays etc● fluvial – rivers, streams, brooks, lakes, reservoirs, dams, open drains

and ditches etc● pluvial – sewers, storm drains, culverts etc.

Identifying the responsible partiesThe above sources could be owned, managed or maintained by a numberof different parties:● local authorities● the Environment Agency● water authorities● private land owners.

To ensure that any potential problems (eg damage, blockages and failure)can be dealt with quickly, contact details for the each of the responsibleparties should be obtained and kept at hand by the property owner.

Establishing the level of riskMany authorities and agencies have carried out, or are carrying out, riskassessments and evaluations for the watercourses under their control.These organisations should be able to provide assessments on the potentialfrequency and severity of flooding along with details of any maintenanceand improvements programmes they have in place.

Factors that could reduce the level of risk● Watercourses and drainage systems in the area are unobstructed and

well maintained

● Buildings as a whole are situated in a position of raised ground andwould not be totally or partially cut off in the event of flooding in thesurrounding area

● The properties are serviced by pumped drainage and sewerage systems.


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Factors that could increase the level of risk● Buildings are not protected by adequately constructed and maintained

defences

● Watercourses and drainage systems in the area are obstructed or poorlymaintained

● Any part of the premises is situated in a low lying area of ground

● natural or man-made drainage is inadequate for its size, type and use

● Surface water is unable to percolate through ground where it has beencovered with large areas of impervious materials (eg car parks and largepaved areas)

● Surface water run-off risk for premises is located at the foot of raisedareas of ground or high land (eg embankments, hills and mountains)

● Premises are situated in a position of raised ground and total or partialaccess would be prevented in the event of flooding in the surroundingarea.

Managing the riskFlooding regardless of depth or frequency is very disruptive botheconomically and in terms of the health and well-being of the propertyowners, tenants and employees. Insurance is not able to reduce all theeffects and in cases of the most onerous risks is not available.

Once floodwater comes in contact with the fabric of a building it is onlypossible to slow its ingress. The water will find its way into the buildingthrough the weakest point so it is therefore not only necessary to preventwater from entering the premises via doors and windows, but also viadrains and sewage outlets, cavities and, in instances of prolongedinundation, through the external brickwork and internal floors.

Floodwater is likely to be contaminated and may result in some propertythat would normally be salvageable having to be destroyed. While it is notalways possible to prevent flooding its effects may be reduced or managed.The following are examples of the actions that may be appropriate.


Construction IndustryResearch and InformationAssociation:www.ciria.org/flooding/reducing_the_impact.htm

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Permanent changes and actions● Relocate, reposition and raise furniture, equipment and valuables to

areas well above the expected water levels (eg from basement or groundfloor to first floor, or raise up on racking etc)

● Replace susceptible wall linings, furniture, fixtures and fittings withwaterproof alternatives (eg stone or plastic floorings, tiled or waterresistant wall coverings, water retardant plasters and linings)

● Reposition electrical points and other essential utilities to heights wellabove the expected water levels or at maximum heights for comfortableuse

● Ensure that power to security systems and essential equipment can bemaintained during flooding

● Relocate or reposition safes and strongboxes above expected waterlevels

● Consider installing one-way or pumped valves to waste outflows

● Store and maintain flood defending equipment and supplies above theexpected water level or in a location away from the expected flooding

● Consider using temporary flood protection to slow the ingress at weakpoints in and around the building (eg sandbags and flood boards). Drainstoppers can be used to prevent drainage systems silting up,remembering that they should be removed after the flood has subsided.

For existing properties that are at a high risk of flooding, structuralsolutions may be the only option; in these cases the involvement of thelocal planning authority is likely to be required as well as the services of aspecialist engineer.

Details on structural solutions, for both new and existing buildings, can befound in:● in Preparing for floods [6]

● on the CIRIA website.

The more permanent changes that are made, the easier it will be to dealwith a flooding event, especially if there is little to no warning.


Environment Agency:www.environment-agency.gov.uk/subjects/flood

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Flood event procedures

It is recommended that homes and businesses at risk should introduce aformal plan that outlines the personal roles, responsibilities and actions tobe carried out in a flooding event.

The plan should be kept in a water-resistant container in an easilyaccessible location that is known by all occupants and keyholders andshould contain:● important contact details (eg for Environment Agency local office, local

authority, insurance adviser or company, and property owners)● a list and location of items that should be moved above floodwaters● a list and location of items that can’t be moved but should be enclosed in

watertight bags or containers● a list and location of items that should have their power sources isolated

or disconnected● location of gas and electric isolation cut off points and switches● location of flood defending equipment and supplies● a list of weak points for items such as toilets, and washing machine and

dishwasher waste pipes in and around the building that would need to beprotected by sandbags or other suitable alleviation products

● a list and location of vehicles, boats and other external equipment thatcan be moved from flood risk areas or secured

● evacuation instructions.

Flood defending equipment and suppliesIt is recommended that the following equipment is made readily availableto assist in dealing with a flooding event: ● sandbags and flood boards or other alleviation products● watertight plastic bags (varying sizes)● shovels● torches and spare batteries● waterproof clothing and footware● spare warm clothing● protective clothing including gloves and boots (for potential

contaminated floodwater situations)● battery operated radios to monitor flood warning announcements● mobile phones● first aid kits● vacuum flasks and energy foods.

Actions to take before and during a flooding eventOnce a flood warning is received: ● flood event procedures should be put into operation● flood warnings and announcements on the radio should be monitored.


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Actions to be taken after a flooding eventOnce the all clear is given, advice should be sought on how best to handlethe clean-up operation. This should be obtained from: ● the insurance adviser or company● the local authority.

Using flood protection products – a guide for purchasersPurchasing flood protection products should be regarded as one element ofa comprehensive flood preparation plan for a particular property or groupof properties at risk of flooding.

BSI Product Services is committed to helping purchasers of floodprotection products to identify suppliers and products that meet agreedstandards – products that have been independently tested and that conformto specification. BSI Product Services awards the Kitemark to productswhich meet BSI specifications. The Kitemark may be used under licenceby manufacturers and their agents.

Flood protection products offer a more effective means of limiting thepassage of floodwater than simply using sandbags. They generally allowtime for possessions to be moved above the flood level and for otherdamage limitation plans to be put into action.

In a flood it should not be assumed that there would be no water seepagethrough the building fabric (ie through the brickwork, cavities, floors anddrainage systems etc). Flood protection products are intended to limit thepassage of water through building openings over which they are installed(eg doors and windows).

Any manufacturer can claim conformity of their products to a standard butit is their responsibility to ensure any claim is not misleading. Using thespecification number (eg PAS 1188-1) on the product, on an attached labelor on its packaging is solely a declaration of conformity by themanufacturer.

Purchasers of flood protection products should not confuse such a claimwith independent testing and certification of product conformity to therequired standard by BSI Product Services. Only the Kitemark carries theassurance that BSI Product Services has certified the product as meetingthe required standard.


BSI Publicly AvailableSpecifications for floodprotection productsThe British Standards Institution,in association with theEnvironment Agency, theAssociation of British Insurers,the Flood Protection Associationand HR Wallingford, haveprepared three specificationscovering flood protectionproducts.

PAS 1188-1 Flood protectionproducts. Specification. Buildingapertures [8]

This PAS specifies thedesignation, testing, factoryproduction control, installationinformation and marking fordifferent types of flood protectionproducts intended for usingacross building apertures andproperty entrances.

PAS 1188-2 Flood protectionproducts. Specification.Temporary and demountableproducts [9]

This specifies the designation,testing, factory productioncontrol, installation informationand marking for different types offlood protection productsintended for temporary usearound structures.

PAS 1188-3 Flood protectionproducts. Specification. Buildingskirt systems [10]

This is the only specificationcurrently covering productscapable of protecting all sides ofan individual property or group ofproperties. It is claimed that itallows only one third of wateringress compared to other BSIflood protection recommendations.

Further details of these PASs aregiven in the next chapter.

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The BSI Kitemark schemeThe Kitemark may be found on a wide range of products which provideprotection in the event of flooding.

The Kitemark on flood protection products demonstrates themanufacturer’s commitment to quality, giving confidence to potentialcustomers to buy their product. Manufacturers are required to have acomprehensive production control system to ensure products aremanufactured consistently to the required standard. Furthermore, BSIProduct Services, in association with HR Wallingford, carries out typetesting of the product to establish that, for example, leakage is withinacceptable limits. Samples of the product are installed in accordance withthe manufacturer’s recommended installation procedures. Periodicinspection visits to manufacturing premises ensure production quality isbeing maintained on an on-going basis.

BSI Kitemark scheme:www.bsi-global.com/kitemark


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The flooding events experienced in the UK over recent years havehighlighted the following.

● Formal government-managed flood defences do not always preventflooding from occurring

● Some locations do not, and will not, benefit from formal defences whereflooding occurs.

As a result individual property owners need to become more aware of therisks to their property and to take a greater responsibility in protecting itfrom either occasional flooding or total inundation.

The research and development of flood protection products is receiving ahigh level of interest, especially in those locations that have previouslyexperienced flooding. This has resulted in a number of manufacturersseeing a move into the flood protection market as a lucrative opportunity.

Many product ideas never make it beyond the R&D phase due to the costsinvolved in getting them to full production. Those that do becomecommercially available are marketed and advertised as being effective inhelping occupiers mitigate the effects of flooding. The true effectivenessof any given product will depend, though, on the characteristics of eachproperty, and the expected causes and level of flooding. In some instancesthe product may be totally unsuitable.

Chapter 14

Flood protection and flood mitigation products

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Existing standards

In an effort to enable consumers to make more informed purchases theBritish Standards Institution, in association with the Association of BritishInsurers, the Environment Agency, the Flood Protection Association andHR Wallingford have produced Publicly Available Specifications (PASs)covering a range of Kitemarked specifications for flood protectionproducts. The three PASs currently available are:

PAS 1188-1 Flood protection products. Specification. Buildingapertures [8]

These products are intended for installation across building apertures (egdoors, windows, air bricks and air vents) and will include:● door boards● air-brick covers.

Positive features of these products● They are generally suitable for low level flooding (eg less than 50 cm)

of short duration

● They can slow inundation to allow people to evacuate premises and tomove possessions away from or above the highest expected flood level

● They are lighter and environmentally friendly alternatives to using sand bags

● They are relatively easy to install (one or two people can handle them)

● They are relatively inexpensive.

Negative features of these products● Every building aperture must be protected individually

● They rely upon property owners and occupiers receiving flood warningsin advance, and installing protection quickly and correctly

● They are unsuitable for flooding at high levels and for long durations

● If used in isolation, floodwater will still enter properties throughbuilding fabric (eg brickwork, cavities, floors and drainage systems)

● They will delay and not prevent damage to buildings and their contents

● If not removed after flooding they have the potential to cause damage tothe fabric and structure of buildings.


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PAS 1188-2 Flood protection products. Temporary and demountableproducts [9]

These relate to products intended to be demountable or for temporaryinstallation around structures. They include:● pallet barriers● board barriers● skirt barriers● water filled barriers.

Positive features of these products● Potentially they can protect entire properties and sites

● They are generally suitable for low-to-medium-level flooding (eg lessthan 1 m) of both short and long duration

● They are able to slow inundation to allow people to evacuate premisesand to move possessions away from or above the highest expected flood level

● They are more environmentally friendly, and generally more effectiveand quicker to install, than sand bags

● They are more effective if supported by ‘sump-and-pump’ withinprotected areas. (Silting up of a sump under flood conditions needs to beconsidered.)

Negative features of these products● They rely upon property owners and occupiers receiving flood

warnings in advance and installing protection quickly and correctly

● They are not always suitable for flooding at high levels (eg greater than 1 m)

● They require a minimum of two people to install and, in some cases,require additional equipment and machinery

● In floods of long duration, water will still enter the protected areathrough the barrier joints, up through the ground and over the top

● They can be expensive to buy and install so they are normally purchasedonly where high value property is at risk or where more than oneproperty owner can contribute

● Potentially they can lead to damage being caused to surrounding thirdparty properties where floodwater is diverted by the barriers.


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PAS 1188-3 Flood protection products. Building skirt systems [10]

This BSI specification, for building skirt systems, is the only one currentlycovering products capable of protecting all sides of an individual propertyor group of properties. Products meeting the requirements of thisspecification claim to be significantly more effective since they allow onlya third of the water ingress than products meeting other BSI floodprotection specifications.

Other types of flood protection products

There are many commercially available products and installations that donot meet a relevant British Standard or PAS, but which can assist inreducing the impact of flooding. Some examples of these products are: ● water resistant coatings for external walls● flexible tanking membrane skirt systems● wire wall sand basket systems● tailored drainage management● water resistant kitchen units● electrical appliance raisers● large water resistant bags for items which cannot be raised or moved.

Using any of the above products in isolation will not eliminate the affectsof flooding, but, if used with other products as part of a wider damagelimitation and risk management plan, they can reduce the cost of floodrelated claims.

The Flood Protection Association represents companies specialising inflood protection products and services.


Flood Protection Association:www.floodprotectionassoc.org

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Underwriting and risk

It is essential that before any underwriting allowances are made that thetrue causes and extent of flood risk at any given premises are establishedand understood.

It is recommended that a survey is carried out in every instance whereflood protection products are being considered or used, and whereappropriate a detailed flood risk assessment should be undertaken by theEA or similar recognised authority.

The promotion of products and services that meet BSI requirementsshould be encouraged. Conforming to British Standards will allow thegeneral public to make more informed decisions when considering theselection of flood protection products. It should be remembered, though,that the impact and extent of damage caused by flooding will varyconsiderably from one property to another, even if they are within thesame location; and it follows that the effectiveness of any given productwill vary greatly. It is therefore unlikely that an insurer would wish torecommend using any single product or service in isolation.

Insurers would normally expect product and service recommendations forindividual risks to be obtained as part of detailed flood risk assessmentsfrom experts having the appropriate professional qualifications; theseexperts might be qualified hydrologists, or specialist engineers orsurveyors, and their contact details should be available from local officesof the EA.

Any request from a manufacturer or installer seeking the endorsement of aproduct from an insurer should normally direct their initial enquiries toinsurance underwriters rather than claims staff.


Underwriter usually refers tothat part of an insuranceorganisation that looks after all orpart of risks undertaken byinsurers; some insurers also actas underwriters for other parties(eg banks and building societies)providing insurance products.

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[1] Proverbs D and Soetanto R. Flood damaged property. Publication X178. London,Construction Industry Research and Information Association, 2004

[2] Trotman P, Sanders C and Harrison H. Understanding dampness. BRE ReportBR 466. Garston, BRE Press, 2004

[3] Dill M J. A review of testing for moisture in materials. Publication C538. London,Construction Industry Research and Information Association, 2000

[4] English Heritage. Flooding and historic buildings. Technical Advice Note (ProductCode 50776). Swindon, EH, 2004

[5] Floods and historic buildings. Proceedings of the Joint Conference of EnglishHeritage and Shrewsbury and Atcham Borough Council, 27 March 2001

[6] Department for Transport, Local Government and the Regions. Preparing forfloods. London, Office of the Deputy Prime Minister, 2002.

[7] Association of British Insurers. Assessment of the cost and effect on futureclaims of installing flood damage resistant measures. London, ABI, 2003

[8] British Standards Institution. Flood protection products. Specification. Buildingapertures. Publicly Available Specification PAS 1188-1:2003. London, BSI, 2003

[9] British Standards Institution. Flood protection products. Specification. Temporaryand demountable products. Publicly Available Specification PAS 1188-2:2003. London,BSI, 2003

[10] British Standards Institution. Flood protection products. Specification. Buildingskirt systems. Publicly Available Specification PAS 1188-3:2003. London, BSI, 2003

Referencesand useful websites and other sources of information

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Websites and other sources of information

Association of British Insurerswww.abi.org.uk

British Disaster Management Associationwww.bdma.org.uk

Chartered Institute of Loss Adjusterswww.cila.co.uk

Construction Industry Research and Information Associationwww.ciria.co.uk

Department for Environment, Food and Rural Affairswww.defra.gov.uk

Environment Agencywww.environment-agency.gov.uk

Environment Agency’s Flood Warning Servicetel 0845 933 3111www.environment-agency.gov.uk/subjects/flood/floodwarningEnvironment Agency’s Floodlinetel 0845 988 1188www.environment-agency.gov.uk/subjects/flood/826674

English Heritagewww.english-heritage.org.uk

Flood Protection Associationwww.floodprotectionassoc.org

Health and Safety Executivewww.hse.gov.uk

HSE Infoline0845 345 0055

Institute of Public Loss Assessorswww.lossassessors.org.uk

Office of the Deputy Prime Ministerwww.odpm.gov.uk

Royal Institution of Chartered Surveyorswww.rics.org.uk

References and useful websites

About this bookFlooding is an issue that is likely to affect both homeoccupiers - owners and tenants - and the insurance industryfor the foreseeable future. It causes distress to propertyowners and occupants, and the technical difficultiesassociated with the repair process can test experts to the limit.

The background to this guide arises from the recognition thatorganisations in the insurance and construction industries canjointly offer solutions which bring together the main parties,and, in doing so, restore insured property to its conditionbefore the flooding event.

Since flooding invariably involves more than one property,this joint industry approach allows all parties for all affectedproperties to work together to produce mutually satisfactoryresults.

About the Flood Repairs ForumThe Flood Repairs Forum is an informal grouping of floodsexperts from organisations in insurance, investigation, lossadjusting and repair. Individual members of the Forum haveshared their knowledge and experience to raise awareness ofthe key issues involved with flooding and, out of this, tosuggest best practice.

BRE PressGarston, Watford, WD25 9XX

EP 69ISBN 1 86081 903 6

9 781860 819032

I S B N 1 - 8 6 0 8 1 - 9 0 3 - 6

Repairing Flooded Buildings

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