FLOOD RESTORATION by Art Johnson, CR Restorations

Isn't condominium life great! No grass to cut, exteriors to paint, you can go away and not worry so much about the security of your home. This allows you time to enjoy some of the finer things in life, like walking along the White Rock pier or enjoying some of the fine restaurants in your local area.

Condominium life has become very popular and it certainly changes people's lifestyles but there are concerns or issues that arise unique to this lifestyle. In a typical single-family dwelling if your neighbour leaves his bathroom tap running as he steps out to do some shopping, or if he decides to do a plumbing job on his own, his own basement might be flooded.

That's not the case in a condominium situation. Instead, suddenly water starts to drip from your ceiling or it seeps under your adjoining wall. You may become the victim of bad plumbing or a forgetful neighbour.

What are some of the reasons these things could happen? What can you do to minimize the chances of you creating a problem? What should you do if you are the victim? Who should you call if your carpet goes squish-squish as you walk across it, or if you look up and water droplets hit your eyes?

Water is one of the most destructive forces when it exits its confinement. Although fire would appear to be more devastating, water damage occurs more frequently and coincides with almost every fire extinguished.

If water damage is not properly attended to within 3 to 5 days the consequences can be disastrous. In some cases, after 24 to 48 hours molds can begin to proliferate. Also, the bacteria that moisture comes in contact with can begin to emit a foul odor as they become active. Even fresh water, if not treated and extracted immediately and then followed by rapid drying, contaminants can cause it to deteriorate it to the level of sewer water. Clearly, time is of the essence. Whether this proves to be an insurance claim or not, time is of the essence.

Here are some ways you can prevent a flood in your condominium:

1. Stay clear of sprinkler heads. Be aware of where they are situated in your home. If a sprinkler head is activated, black, oily water will spray with terrific force at your furniture, carpet and window coverings.
2. Do not leave sink stoppers in the sink drains or dishcloths in your sink. If there is a dripping or running tap left unattended at least the water will drain away.
3. If your toilet tank seal breaks and the water continues to run between flushes, fix it immediately. If for some reason your toilet plugs and overflows your neighbour to the south will not appreciate toilet water dripping down into his condo.
4. Avoid running your dishwasher or laundry washer when you're not at home. Even new machines malfunction-they can fail to register 'full' and the water will then continue to run to overflowing.
5. Replace your washing machine supply lines periodically. These are normally made of rubber and even though they appear to be in good condition they can suddenly rupture over time. Steel braided lines are recommended because you will be less likely to receive the full force of 5 gallons per minute spilling onto your floor.
6. Most condominium decks are equipped with drains to allow the rain to go somewhere. It is very important that these drains be checked and maintained free of all debris. If water does build up over the flashing designed to protect your exterior walls, mold and damage can occur, especially if it goes undetected for any length of time.

What should you do if a flood does occur? Who should you call? What should you expect from a restoration company?

1. Be aware of the water shut-off valve locations. Shut off the water in your condo immediately.
2. Try to protect your belongings. Yes, they're insured, but if they are damaged and have to be repaired or replaced you'll likely be responsible for the insurance deductible. Keep in mind that structural damage and contents damage is covered under two separate policies.
3. Protect personal items that cannot be replaced, such as family heirlooms, photo albums and artwork. Insurance dollars can never equal the value of their loss.

There are many quality restoration companies in the lower mainland area. When choosing one of these companies you should determine their certification level like IICRC, or their involvement with industry associations such as ASCR, WLI, and others. These associations and certification bodies are recognized for the specialized training they provide and the high standards expected of their membership. If you receive an affirmative answer to the question "Are you familiar with the IICRC S500 revised water damage standard and do you follow that standard?" then you should be able to feel confident in your decision to choose that restoration contractor.

Whether or not an insurance claim is established it is critical that the water damaged area be attended to immediately and properly dried and repaired in order to avoid formation of molds and the resulting depreciation of your property.

Most restoration companies provide 24 hour, 7 day a week service and they should be available to respond within an hour or two, under most circumstances. If there is major weather related flooding in your area and all of the restoration companies are involved in the emergency the response time could be longer.

It's wise to have the name of a couple of restoration companies on your list prior to requiring their services. In other words, do the research ahead of time rather than when in the middle of a crisis.

Restoration methods are constantly changing. It isn't always necessary to remove under pad and then spray chemicals. A 10-day drying process is no longer acceptable.

Contact an efficient company using modern practices to ensure that the methods used will be applicable to your particular circumstances. Co-operate with the contractor, allowing access to your suite so that timely monitoring of the equipment and drying can be carried out. Allow the contractor to control the equipment—he will know when it should be shut down and removed.

Who makes the call? Most condominiums employ a property management company who will have sourced a reputable and qualified restoration contractor. Therefore, in most cases you should contact them and they will call the restoration contractor for you. But, it's your building, your home—it's up to you to maintain and protect it so it may be wise for you to have the phone number of the restoration company too so that if for some reason you are unable to contact your management company you can get immediate service.

Art Johnson, CR, WLS, is a Certified Restorer, a Water Loss Specialist, a Master Cleaner and a Master Restorer. He has been in the industry since 1989 and sits on the advisory committee of one the most internationally known Associations in the restoration industry, ASCR. He is the general manager for CR Restorations in Port Coquitlam.