Water Damage Advice

This is the body of an email sent to a good friend.  His son's house was completely inundated with water from a burst hot-water hose to his clothes washer - a rather common occurrence to us water damage contractors.

“Bob – thanks for the call.  I’m glad to assist any way possible.  So far, it sounds like the right things have happened.  Timing is in question only because water plus organic matter (cellulose paper on the back of the drywall) will provide amplification of the ubiquitous mold spores that are ever present.

The standard of care in the industry is the IICRC-ANSI S-500 Standard & Reference Guide for Professional Water Damage Restoration (Download IICRCdocs.pdf ).

If I had a water damage, knowing what I now know, here are the questions and requirements I would place on the contractor performing the mitigation:

1. Do you have a copy of the IICRC S500 and will you indicate on your contract and scope of work that it will be followed in my project? 
2. Do you have a Contractor Pollution Liability Policy and what is the deductible? 
3. If more than 48 hours passed before you began drying the wall cavities, will you push or pull the air in to or out of the cavities?
   1. Will you use a HEPA filter or exhaust the wall drying equipment out of the house? 
   2. If the wall cavities take longer that 48 hours to dry, will you consider removing the drywall and insulation to expedite the drying process? 
   3. If the cost of demolition is more than $600.00, do you have a California General Contractors license required for this process?
4. How often will you monitor and how will you document the drying process? 
   1. Will you provide me with a copy of the drying documentation upon completion? 
5. Before you complete any finished surfaces (paint, wallpaper, floor covering) will you allow me to upgrade those surfaces for the paid allowance from the carrier plus my additional cost or allow me to shop elsewhere for these upgrades? 
6. The standard of care emphatically states: these are only guidelines and sometimes the contractor’s best judgment is what should guide them through this process since every situation is different. 

These are pretty aggressive questions that the majority of carpet cleaners will not be able to answer all positively – be so advised.

1. If they do not have a copy of the standard, I would question if they can follow the many details of the standard. 
2. The standard deductible for Contractor Pollution Liability is $10,000.00 and no contractor in their right mind would do water damage in their regular course of business without it.
3. The timetable for reacting to water intrusion in a built environment is “within 48 hours” or the entire protocol changes and more rather than less demolition of interstitial cavities (walls, under and behind cabinets, behind baseboards is required). 
   1. The proper way to dry wall cavities after 48 hours is to exhaust air from the cavity into the extraction equipment and exhaust into a HEPA filter or to the outside of the building. 
   2. Many times after 48 hours we establish environmental controls, require personal protective gear for our technicians and remove 2’ of drywall and insulation where present.  This gives us a clear opportunity to inspect and treat any amplification that has occurred.
   3. The State of California, in all its wisdom requires anyone that provides structural demolition of a building that cost over $600 to have a general contractors license, and a bond, and be regulated, and . . .ad nauseam.   The up side, more protection for the consumer, especially in light of the disclosure laws that regulate the sale and transfer of property.  The down side, they have lien rights on the property and can foreclose if not paid. 
4. The drying process is monitored daily or every other day to determine the condition of the atmosphere (temperature and relative humidity) and surfaces non-destructive hygrometers and penetrating hygrometers.  Normally, one charts the temp and RH to determine grains per pound (GPP) of air (true humidity).  With this measurement and surface measurements, one can chart the drying process and weirdo’s like me can interpret the results. 
   1. A copy of the chart along with the scope of work and records of payments should be retained for the full disclosure mentioned above at the time of sale of the property.  I have witnessed drastic reductions in the sale price due to not having these records, the resulting environmental testing and the resulting cost of remediation due to the discovery of mold in the dwelling that may have been or may not have been related to a major water damage.  Jessie’s is a major water damage and by the way, all angle stops to faucets, appliances throughout the home should be stainless steel only – cheap insurance compared to the cost of this process as you will see. 
5. Sometimes the adjuster pays the contractor to finish surfaces “of like kind and quality”.  This is a real game with the less-than-honest contractor who will low-ball the real allowances from the carrier.  Simple fix: have the carrier pay you directly and handle yourself or handle with an honest restoration contractor.  Call me if you need a referral.  FYI – we are general contractors but we decline the build back of the structure portion of the job.  As a competent cleaning, restoration and remediation contractor, we suck at rebuilding and do not wish to subcontract due to the difficulty of controlling the subs when there are many good general building restoration contractors available.
6. If you feel that the contractor is exercising good judgment and the results are good, stand back and let them do their work.  This process is time consuming enough without interference from the Customer.

I’m happy to assist you in this process.  We have always felt that our goal is to educate and share knowledge with others, including our competitors.  To this end, feel free to call on me if you or your contractor need further assistance.”