Page 18
— Property Management Quarterly — November 2015
T
he much-needed rainfall
after Colorado’s drought
replenished reservoirs, but it
has turned into a dilemma
for property owners and
managers. Many now are dealing
with the threat of floods and water
damage as any hint of rainfall could
mean flooding from excess ground-
water.
Although many areas continue to
grapple with these challenges, his-
tory does not have to repeat itself.
Fortunately, there are ways to avoid
future water damage in businesses,
in addition to steps to take if flood-
ing already occurred.
Know your flood level.
Before a
storm hits, it’s important to know
the flood level of your building. This
is an official measure of how high
floodwaters could rise where you
live or work.
You can find online flood maps
on the Federal Emergency Agency’s
website or at your local building
department or insurance agent.
Once it is determined, raise electri-
cal systems, including switches,
sockets and wiring, and climate sys-
tems, including furnace and water
heater, at least a foot above your
property’s flood level.
Grade landscape away from the
building.
Land grading involves
reshaping the ground surface of
buildings to help control surface
runoff, soil erosion and pooling
water. Grading can help stabilize
slopes and decrease runoff velocity
at sites with uneven or steep topog-
raphy. Work with a construction site
operator to create a grading plan
that details the steepness of slopes
and how the slopes
will be stabilized,
maintained and
protected from
runoff.
Clear gutters
regularly to avoid
clogs.
During
a heavy rain, a
clogged roof gutter
can cause water
to gush down the
sides of a building,
ruining landscapes
and saturating the
foundation. Cleaning gutters regu-
larly helps avoid costly water dam-
age and foundation repairs. Clear
gutters at least once a year and
always after big storms, and posi-
tion the drainage extensions away
from the structure.
Prevent crawl space flooding.
Crawl spaces usually consist of soil
or sand. When water collects in that
dark space, it can result in mold
and fungi growth. During a heavy
rain, prevent water from coming
through the vents by encapsulat-
ing the crawl space. This involves
covering the ground with a vapor
barrier and sealing vents. In the
meantime, check any crawl spaces
after a heavy rain for excess water
because it can cause damage if it
has not drained.
Service the sump pump on a regu-
lar basis.
A sump pump is used to
remove water in the sump basin,
which usually is in the basement.
When excess water from rain or
natural ground water causes a base-
ment to flood, a sump pump sends
water to a municipal storm drain
or dry well. Make sure to have any
sump pumps serviced regularly to
ensure proper working order.
Plan the landscape to prevent fre-
quent flooding.
Plan landscaping
with heavy rainfall in mind. Garden
beds positioned directly next to a
structure will hold moisture and rot
siding. Plants that are too close to a
building can cause a rise in ground
water and result in possible water
damage. Keep beds a minimum of 5
feet away from any structures.
Turn off utilities if flooding does
occur.
If flooding does occur and
electrical equipment is exposed to
flood water, there is a danger of
electrocution. Turn off power imme-
diately to avoid injury and further
damage. If you cannot reach the
breaker box without standing in
water, call the electric utility to shut
off power at the meter. Turn off
water to the affected area as well.
While Colorado is known for its
mild temperatures and abundant
sunshine, sometimes its weather
can surprise us. For that reason,
property managers need to be pre-
pared for anything, including heavy
rainfall and flooding.
While many of these actions can
be taken by ambitious property
managers willing to take on their
own construction projects, profes-
sionals can ensure best practices in
grading, clearing gutters, landscap-
ing and more.
s
Maintenance
Will Denning
Mitigation director,
Palace Restoration,
Denver
During a heavy rain, a clogged roof gutter can cause water to gush down the sides of a
building, ruining landscapes and saturating the foundation.
