CREJ - Property Management Quarterly - November 2015
The 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 groundwater. Although many areas continue to grapple with these challenges, history does not have to repeat itself. Fortunately, there are ways to avoid future water damage in businesses, in addition to steps to take if flooding 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 electrical systems, including switches, sockets and wiring, and climate systems, 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 topography. 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 regularly helps avoid costly water damage and foundation repairs. Clear gutters at least once a year and always after big storms, and position 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 encapsulating 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 regular 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 basement 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 frequent 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 immediately 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 prepared 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, professionals can ensure best practices in grading, clearing gutters, landscaping and more.