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After The Flood: How
to Restore your Home
Please select a
category from the list below:
Introduction
A flood in your home is a
worrying and often frightening experience. When the floodwater has gone there is
the additional distress of cleaning your property and repairing the damage it
caused. This guide will help you through this difficult time. It provides basic
advice on what actions you need to take. Once prepared with information, you can
start to take control of your immediate situation. Having a plan will help you
deal more effectively with the recovery period and get your life back to normal.
The recovery phase is likely to
be a very stressful time. Take care of yourself and your family. Accept support
from relatives, friends and neighbours. Talk openly about your feelings to
release tension. Get proper food and rest. Pace yourself, take one step at a
time and don’t be afraid to ask for help.
Contents
This guide has been produced by
the Environment Agency in partnership with the Construction Industry Research
and Information Association (CIRIA). It is also available with diagrams and
photographs on CIRIA’s website
www.ciria.org.uk/flooding While the authors believe the information
contained in this guide is correct, it offers basic advice only and is not a
substitute for expert or professional opinion which should be sought for any
DIY, repair or restoration work carried out after a flood.
Cleaning Up
Do not re-occupy your home until
these three steps have been taken:
- Remove mud
- Clean and disinfect
- Dry out
Useful
Equipment
Camera and film to record flood damage basic tool kit including a
hammer,
nails,
screwdriver
and spanners
brooms,
scrubbing brushes,
mops and buckets
domestic
detergent and
disinfectant rubber boots,
gloves and
protective
clothing
shovels
heaters and
fans
heavy duty
refuse bags.
Basic
Advice
Following a flood, water levels may rise and fall for several weeks. This will
depend on drainage and rainfall. Do not attempt any repairs until you are
confident the flooding period has ceased. Keep an eye on weather reports and
call Floodline 0845 988 1188 for the latest flood warnings. Most people will
need to appoint builders and other specialists to get repairs done.
Do not attempt work which is beyond your capabilities.
If you are Insured:
Check the policy. Find out exactly what your insurance company will pay for. You
may be entitled to assistance with temporary accommodation, drying apparatus and
electricity and gas inspections. Take photographs or video footage of all
damage, both to your property and your possessions. Mark the water levels on the
walls for reference. Your insurance company may appoint a builder or you may be
asked to obtain competitive quotes from several companies.
Always ensure the insurance company has given approval before going ahead with
repair work.
Safety Precautions
Wear
protective clothes,
sturdy boots,
waterproof gloves and
face masks
when handling debris. Floodwater may be contaminated by sewage, chemicals, or
rat’s urine (leading to Weil’s disease). Keep your hands away from your face
while cleaning and always wash your hands if you make direct contact with
floodwater or silt. Wash all cuts and razes and cover with a
waterproof
plaster. Get a tetanus jab if you are not already inoculated. Do not attempt
to move heavy objects that may be unstable and could suddenly shift and trap or
crush you. This includes fallen trees. Do not enter any deep standing water or
water that is still fast flowing. Always move slowly and carefully. Standing
water and mud can obscure holes (including uncovered manholes outside your
property), undermined foundations and sharp objects such as broken glass.
Sediment can also be slippery. Vermin, stray cats and dogs and other animals may
take shelter in your home if they have been disturbed by the flood. Be cautious
in approaching any animal. Contact you local council
Pest Control
Officer, Dog Warden or RSPCA as appropriate. Mains Services If you have not
already done so, turn off the electricity supply. Do not reconnect it until the
system has been thoroughly examined by a qualified electrician. Check
sockets,
switches
and appliances
before use. Even if it is then considered safe to use electrical equipment in
the cleaning process, make sure you use a
circuit
breaker for additional protection. Temporary electricity can be supplied by
generators, available from hire shops. Ensure there is adequate
ventilation
as generators produce
carbon
monoxide. Let the engine cool before re-fuelling. Turn off the gas supply to
appliances that have been flooded and get the system checked by a CORGI
registered engineer before use.
Important!
Do not attempt the clean if any of the following apply:
- Your home has suffered
serious structural damage as a result of the flood.
- The building has large
amounts of sediment piled against the outside walls or inside it - the
forces placed on the building by this may have made your property unsafe.
- You
are pregnant or not in good health. Children should never be involved in the
clean up operation.
Removing Mud:
Shovel out as much mud as
possible and use a
garden sprayer
or hose to
wash down. If there is mud on the inside and outside of your walls, remove in
stages to ensure the loading remains even.
Cleaning and Disinfection
Scrub surfaces with
hot soapy water
and a heavy
duty detergent. Do not forget difficult to reach areas such as the gap
underneath kitchen units. Rinse thoroughly. Items such as soft furnishings,
clothes and foodstuffs that have come into contact with floodwater should be
placed in
rubbish sacks (tied securely) and disposed. All food preparation surfaces,
equipment,
containers,
utensils,
crockery and
cutlery
must be thoroughly cleaned and disinfected before use. Most germs need water to
survive, so allow all cleansed and disinfected areas to thoroughly dry out.
Drying Out
Step One: Remove Standing Water
The fire service can provide a pumping out service, for which a charge may be
made. Alternatively, you can rent a
pump from a hire
shop or buy one from a DIY store. Get advice on how the
pump operates.
Drain water away in stages to avoid problems with water pressure on the
structure of your property. Removing about a third of the volume of water daily
is the recommended rate. Do not heat your home to more than 40-degrees
Centigrade until all standing water is removed.
Step
Two: Dry the Property
The best way to do this is using the central heating system - after gas, water
and electricity supplies and appliances and their
vents
have been thoroughly checked and, if necessary, repaired by a qualified
engineer. Set the thermostat to 22OC or above. If possible use industrial
heaters,
fans to
help air circulation and
dehumidifiers to aid the process. Good ventilation is essential as moisture
must escape for the building to dry properly. Keep doors and windows open on dry
days, and ajar during wet weather. It is difficult to estimate how long a
property will take to dry out. Many factors affect the drying time including the
duration of the flood and the fabric of the building. Lack of condensation may
indicate that the drying process is complete or you may like to hire or buy a
humidity
meter which will indicate the moisture level in your home. In the case of
acute flooding be prepared for the process to take months rather than weeks.
Security
While it is important to ventilate your property, it must be
locked and secured
when unoccupied. Do not leave windows and exterior doors open when no one is
present. If necessary cover open or broken windows with
security mesh. Security advice is available from most DIY stores. Waste
Disposal Your normal refuse collection service will be able to take away a
certain amount of waste, but many items will be too large to dispose of in this
way. You will need a skip. Local authorities may sometimes provide these or give
advice on where they can be obtained - contact the municipal waste section of
your local authority or any helpline they have set up. Specialist waste
management firms are an alternative. If you are making an insurance claim, do
not dispose of any item until you are told to do so. If in doubt take photos of
the effects of flooding on your property.
Hazard!
If the property cannot be cleaned and dried within two to three days of the
floodwater receding, moulds may form. Exposure to moulds may cause cold-like
symptoms, watery eyes, sore throat, wheezing and dizziness. If mould is present,
people involved in the cleaning process should be protected with well-fitting
respirators with toxic particle cartridges, available from DIY stores.
Do not reoccupy your home if it has high levels of mould.
Seek expert guidance.
Restoring
Mains Services
Electricity
The electricity supply must remain switched off until your system has been
checked by a qualified electrician.
Junction
boxes,
socket outlets,
light
switches and
ceiling roses
may all need to be examined for trapped water or moisture, especially those
beneath suspended ground floors. Modern wiring can withstand floods of short
duration, but longer periods may affect the insulation of cables. In this case
wiring will need to be replaced. Consider re-routing cables to drop down from
above the
socket outlets on the ground floor, or to raise
socket
outlets to at least 900mm above floor level. If your electricity supply is
unavailable following a flood you may wish to consider hiring a generator. As
these could be in short supply, consider sharing with neighbours and use only
for essential needs. Any electrical appliances exposed to floodwater should be
checked by a qualified person before use.
Gas
Water and mud may enter gas systems during a flood. Even if appliances appear to
be working normally, the
flue or
ventilation
systems may be affected. For safety reasons it is most important to have
appliances inspected by a CORGI registered engineer. If you live in rented
property, Local Authority Housing or Housing Association property, contact your
landlord as soon as possible. If you smell gas in your home call TRANSCO
immediately on 0800 111 999.
Sewers
Drains and sewers are rarely damaged by floods, but they may become blocked and
‘back-up’. Check this by
flushing
toilets and
running
taps. Report any
blockages
to your local water company wastewater provider. If sewer repairs need to be
carried out, consider fitting anti-backflow devices to reduce the likelihood of
blockages in the future. If you have a private sewage system, take particular
care to ensure there is no damage that can create a health hazard.
Saturated soils may interfere with its proper function. Do not use until water
in the disposal field is lower than the water level around the property. Service
damaged septic tanks, cesspools, pits and small package sewage systems and have
them inspected as soon as possible by a professional. Signs of damage include
‘settling’ or inability to accept water.
Tanks,
pump chambers
and the disposal field may also become filled with silt and debris following a
flood. If flooding is likely to recur, ensure that
septic tanks are
kept full. Should they be empty during a severe flood, they may lift out of the
ground and float away.
Water
Mains supply water services should not be affected by flooding. However, run
taps for
a short time (a bowl-full) to ensure that silt has not entered the system. If
you suspect that the mains supply water is contaminated, contact your local
water company and boil tap water for at least 20 minutes before use. Within the
home, check
pipe work to ensure it has not been damaged and allowed contaminated water
to enter the system. You should also check any insulation on the pipes and
replace as necessary. Water supplies not on the mains system, such as wells and
cisterns,
may be contaminated and should not be used until they have been tested over a
period of time. Consult a specialist for advice.
Repairs
If your property has suspended wooden floors, some boards should be lifted so
that any water present can be removed. This can be achieved by draining through
air bricks,
using a pump or, if
necessary, cutting holes in the perimeter walls of your property. Do not attempt
this last method without professional advice.
Floor Joists
If they show signs of rot, replace
floor joists
and treat the surrounding area to prevent spread. Prevent distortion or twisting
joists by
reinforcing with struts or battens. Floors that do not return to their original
level or that crack are called ‘heaved’. In this case the floor may have to be
removed and a new one constructed. If a floor has badly cracked but has returned
to its original level, a new floor may be placed over the old one. If this is
the case a ‘vapour barrier’ should be added between the two floors. The new
floor should be at least two inches thick. The best way to tell when flooring is
dry is by using a
meter
giving a percentage humidity reading. Between October and May the reading should
be under 24%, and under 22% during the summer period.
Glass and Windows
After a flood clean all windows, oil locks and hinges to prevent corrosion.
Single glazing is likely to be unaffected by flooding unless the window pane is
broken. However, check the condition of
putty,
window locks etc, to ensure the windows are secure. Double-glazed units
should be inspected to ensure that floodwater has not eroded the
edge seal.
Check for mud and water stored in hollow window and door frames. If
contamination is present, drill drain holes at the top and bottom of the frame.
If there is condensation between the panes, the double-glazed unit will need to
be replaced. Sash windows may distort and swell following a flood. Do not force
them open as this may cause further damage. The swelling will reduce during the
drying process and they may return to full function. If not, when the wood is
totally dry, the fit may be tested and the sash planed as necessary to make it
fit. If the window must be opened to assist in drying the property, remove the
beading and the opening sash. To provide
security when
the building is unoccupied, temporary beading can be screwed into position.
Insulation
Insulation that has become wet must be removed and replaced as it loses its
effectiveness and inhibits the drying process. Fibreglass insulation is an
irritant. If removing, wear protective clothing (eg
gloves,
goggles and
face-mask).
Seek expert advice if you believe
that wall cavity insulation has been damaged by flooding. It may need to be
replaced by specialist contractors.
Choosing a Builder
Get several quotes from firms recommended by neighbours, friends, your local
authority, insurance company or loss adjuster. Ask for references or
confirmation of membership of trade bodies (such as the
Federation of Master Builders). Beware of
builders touting door-to-door. They may not be appropriately trained or
qualified and only keen to exploit your vulnerability. NEVER pay cash in
advance. Get signed receipts for all work done.
Brickwork
Having dried out the interior of the property (see Drying Out), the brickwork
will still contain moisture from the flood. The best way to dry it out is
through natural evaporation. This is a slow process that can take months. To
help this process make sure that all
air bricks
and other
vents are open to allow air to circulate properly. There may be damage to
the brickwork. Bricks can shrink or crack as they dry, particularly if there is
a hard frost during the drying process. Keep a note of any damage to the bricks
during the drying period. After this time cracks can be filled and brickwork
re-pointed. Similarly, do not re-paint brickwork until it is completely dry.
During the drying stage you may observe a white salt growth on the bricks. This
will stop when the wall is fully dried and should then be removed with a
bristle broom.
If brickwork fails to dry, samples of the masonry should be tested to see if
there is a problem with rising damp. If so, specialist help will be required.
Air Bricks
covers on air bricks should be removed once the flood water has receded to
increase ventilation to the wall cavity and allow any trapped water to dissipate
effectively.
Brick Fireplaces
Do not light fires for at least two weeks after the flooding. Initially only
make very small fires, steadily increasing their size until you are sure that
the firebricks have dried out completely. Steam will be generated by the
moisture in the bricks – too much steam can cause additional damage to the
chimney.
Flooring
Remove floor covering such as carpet, vinyl or tiles. Insulation materials that
have become wet should also be removed, disposed of and replaced. Chipboard
Floors Chipboard floors will be seriously damaged by floodwater and should be
removed and replaced. Where this is not possible, for example where the boards
pass under partitions, struts (usually wooden) should be used to strengthen
them. The spaces beneath concrete floors should naturally drain and dry out
through existing
air bricks
and drain holes (the floor itself is not likely to be affected). Occasionally
additional
ventilation may be needed - if you think this is the case seek advice from a
professional builder or surveyor.
Interior Decoration
Low permeability wall
coverings
like vinyl
wallpapers,
gloss paint
and tiling will hamper the drying process. Timber stud partitions may also rot.
Remove these wall
coverings
from at least one side of all affected internal walls to help speed up the
drying process. Do not redecorate for at least three months after the walls have
dried and any repairs (e.g.
re-plastering)
have been done.
Painting
or
wall-papering too soon can result in mould, blistering or peeling.
Staining may occur when re-painting with
emulsion. This can be avoided by using an
oil-based or
stain-block paint before applying emulsion.
Kitchens
Remove plinths from floor-mounted cupboards and kitchen units and dry out.
Remember to clean and
disinfect the area behind and underneath the cupboards. Kitchen units are
frequently made of laminated chipboard and will be severely damaged by flooding.
It may expand or distort and lose its strength, can be impossible to
disinfect properly and will need to be disposed of. Consider replacing with
units made from solid wood or plastic, both of which are more flood resistant.
Your insurance company is most likely to replace damaged kitchen furniture with
equivalent new articles. If there is a risk that flooding may recur, it is
advisable to speak to your insurer about investing in solid wood or plastic
kitchens as they are far more resilient to flooding.
Plaster and
Dry Linings
Unless the flood lasted only a few minutes, gypsum-based plasters will absorb
large quantities of water and will distort. Damaged plasterwork will need to be
replaced, but wait until you are sure that crack movement and salt deposition
(formation of salt crystals on the surface) have ceased. Consider
re-plastering
with a material more resilient to flood damage - tanking may be better than
plastering.
Where there are plasterboard dry linings or insulated plasterboard fixed to the
wall with
plaster adhesive, first remove the skirting boards. Then cut or drill holes
through the plaster-board or dry linings to drain trapped water and aid
ventilation.
Replacement of plasterboards or dry linings will be necessary up to at least the
high water mark as it is likely to have de-bonded (partially separated out into
layers). Consider replacing with wooden dry lining which can be dried and
re-used. Timber studs will also need to be dried out and replaced. Any
plaster
that is entirely dry (generally light pink in colour) can be redecorated if it
is in good condition and has been thoroughly cleaned.
Structural Damage
Make regular checks on your property following a flood, as sometimes it takes a
while for structural damage to become apparent. Tell-tale signs: - changes in
the line or appearance of the roof ridge (best observed from a distance). -
‘buckling’ of walls, identified by horizontal cracking or areas that appear to
have moved out of vertical alignment. - vertical or diagonal cracks which may
indicate that walls or footings have ‘settled’. - bulging or dislodged sections
of the property. - deep scouring which has led to exposed foundations. - any new
cracks bigger than 5mm above doors or windows. If you notice any of these signs
contact your insurance company and get the advice of a professional structural
engineer or surveyor.
Walls
Traditional brick or concrete block walls will generally dry out well. Ensure
air bricks
are clear for ventilation and hose down and scrub external walls. Wash and
disinfect all contaminated internal walls and remove all loose coverings such as
wallpaper and tiles. As the walls dry, you may notice a growth of salt crystals
(efflorescence) forming. This can easily be removed with a
bristle brush.
It should only be necessary to get expert advice if you believe the salt content
of the walls are causing a problem (for example from lengthy sea water
flooding). To speed the drying process, consult a professional builder about
locating
vents at about one metre intervals all round the property at
damp proof
course level, and also at the top of cavities behind masonry cladding. Seek
professional advice if the walls of your property have had moisture
sealants
applied to them as this will hamper the drying process. If walls have
substantial sediment or debris piled against them (more than 30cm) this will
exert a force upon the wall (a loading). This should be removed in careful
stages. If loading has occurred on the inside and outside of a wall, seek to
maintain levels evenly as you remove them. It is important to remove or drain
residual floodwater, mud or debris remaining in external or internal wall
cavities. Either have the cavities inspected by a specialist with an
optical probe,
or carefully remove bricks so that you can assess the internal conditions. If
wall ties are corroded it is advisable to get an expert to replace them.
Wooden staircases may have become unstable and weak. Check the support of the
staircase and, if required, strengthen it with extra struts under the floor.
Stabilise loose treads once the staircase has dried out. Fire doors are often
constructed with layers of fire resistant compound packed in their cores.
Floodwater can permanently damage these types of doors so they should always be
replaced.
Wood
If wood can be dried within a few weeks decay is unlikely. Wood framed walls
need to be fully exposed unless the flooding only lasted a few hours, reached a
depth of 150mm or less, and the moisture content of the wood (checked by a
specialist) is less than 20%. To expose wood framed walls, any plasterboard,
vapour control membranes and insulation should be removed up to the highest
level of the floodwater. Wooden window frames may swell and jam when wet and
this distortion may cause paint to flake. Get an expert to check the
moisture
content of the wood and advise if rot is present. Wet timber can be treated
with preservative plugs. Once dry, the frames can be
redecorated.
Useful
Contacts
The Environment Agency Keep up to date on weather forecasts and any new flood
warnings issued by the Environment Agency through television, radio and by
calling Floodline 0845 988 1188 . Flooding may return a few days or even weeks
after an initial flood. Fire & Rescue Service The primary duty of the fire
service is to save life. They may assist in pumping out properties after a
flood, but often a charge is made for this service. Only dial 999 in an
emergency. Insurance Company It is usual for companies to operate a 24 hour
telephone helpline which you should call as soon as possible following a flood.
In most cases they will appoint a loss adjuster to act as their agent in
handling a claim. As well as assessing and paying for repair work to your home,
they can help with emergency accommodation if necessary. Remember: Do not
undertake any repair work without consulting your insurance company first.
Taking photographs of all parts of your home damaged by flood will be help in
settling claims. Make sure you give the insurance company details of any
temporary address and contact numbers.
If you have a complaint about the
way your claim is being handled by your insurance company and/or loss adjuster
you should, in the first instance, telephone or write to your insurer keeping a
note of what you have said. If the problem is not resolved to your satisfaction
you can contact the Insurance Ombudsman who will investigate the complaint
within their terms of reference. English Heritage If you own a listed property,
your local English Heritage office may be able to advise on the repair and
restoration methods appropriate to your building. Landlords If your home is
rented you should contact the landlord or their agent as soon as possible. Your
contract should specify who is responsible for repairs or re-accommodation. If
unsure, your local Citizens Advice Bureau may be able to help. Local Authority
Your local authority will have emergency telephone helplines and can provide
advice on matters such as emergency accommodation. Police They will provide
advice on securing your property following flood damage. If you have to leave
your home following a flood it is a good idea to notify your local police
station.
Further
Information
For more information obtain a copy of the booklet ‘Damage Limitation - How to
Make Your Home Flood Resistant’, available from Floodline 0845 988 1188 . The
section ‘DIY? Then Do It Now!’ has suggestions for improving the flood
resistance of your home which are best undertaken when substantial repairs are
in progress.
The Environment Agency is responsible for warning the public about flooding from
rivers and the sea in England and Wales. We also build and maintain flood
defences in low-lying areas to reduce the risk to homes and businesses. Other
responsibilities include pollution prevention, water resource management and
waste regulation. Our National Flood Warning Centre provides a focus for best
practice in flood forecasting, warning and public advice and operates the
24-hour flood information service. Floodline 0845 988 1188 More copies of this
guide and a companion booklet ‘Damage Limitation - How to Make Your Home Flood
Resistant’ are available free from:
Floodline. National Flood Warning
Centre
Environment Agency,
Swift House,
Frimley Business Park,
Frimley, Surrey, GU16 7SQ
Floodline 0845 988 1188
Email: nfwc@environment-agency. g o v. u k .
Website: www.environmentagency.gov.uk/flood
The Environment Agency and CIRIA
For 40 years CIRIA - the Construction Industry Research and Information
Association - has managed collaborative research and produced information aimed
at providing best practice solutions to industry problems.
CIRIA stimulates the exchange of
experience across industry and its clients. It has a reputation for practical,
high quality information. Through networking and the dissemination of
publications and newsletters, CIRIA seeks to improve the performance of all
concerned with construction and the environment.
CIRIA, 6 Storey's Gate, Westminster,
London SW1P 3AU
Tel: 0207 222 8891
Fax: 0207 222 1708
E-mail: flooding@ciria.org.uk
Website: http://www.ciria.org.uk
CIRIA's work on flooding including this guide is available on
http://www.ciria.org.uk/flooding
The ABI (Association of British Insurers) and BRE (Building Research
Establishment) also supported research into flood resistant techniques contained
in this guide.
The Environment Agency Head Office
Rio House, Waterside Drive, Aztec West, Almondsbury, Bristol BS32 4UD.
Tel: 01454 624 400 Fax: 01454 624 409
www.environment-agency.gov.uk
www.environment-agency.wales.gov.uk
Environment Agency Regional Offices
A N G L I A N
Kingfisher House
Goldhay Wa y
Orton Goldhay
Peterborough PE2 5ZR
Te l : 01733 371 811
F a x : 01733 231 840
M I D L A N D S
Sapphire East
550 Streetsbrook Road
Solihull B91 1QT
Te l : 0121 711 2324
F a x : 0121 711 5824
NORTH EAST
Rivers House
21 Park Square South
Leeds LS1 2QG
Te l : 0113 244 0191
F a x : 0113 246 1889
NORTH WEST
Richard Fairclough House
Knutsford Road
Warrington WA4 1HG
Te l : 01925 653 999
F a x : 01925 415 961
S O U T H E R N
Guildbourne House
Chatsworth Road
Wo r t h i n g
West Sussex BN11 1LD
Te l : 01903 832 000
F a x : 01903 821 832
SOUTH WEST
Manley House
Kestrel Wa y
Exeter EX2 7LQ
Te l : 01392 444 000
F a x : 01392 444 238
T H A M E S
Kings Meadow House
Kings Meadow Road
Reading RG1 8DQ
Te l : 0118 953 5000
F a x : 0118 950 0388
WA L E S
Rivers House/Plas-yr-Afon
St Mellons Business Park
St Mellons
Cardiff CF3 0EY
Te l : 029 2077 0088
F a x : 029 2079 8555
Please note all
information and copyright ownership
belongs to the
Environment Agency “What to do After a Flood” information booklet
http://www.environment-agency.gov.uk/commondata/acrobat/166735
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