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The Restoration Pillar Newsletter
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In this up and down economy, NuBilt was fortunate to close the 2008 year on a great note. We want to express our deep appreciation to our clients and associates that contributed to our success. We will continue to provide simple, fast and fair service. As 2009 embarks, we have plans for expanding our human resources and markets. May it be a successful year for everyone! Warmest Wishes, |
| Issa Ashour President |
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Ice Damming
Is it Preventable?
Finally, winter has ushered in regular snow fall. Although snow building up, melting and subsequently freezing again may be tolerable on a ski slope, it is not favorable for any property roof. When the cycle of snow melting and freezing again on a roof continues, ice damming can occur. If not treated properly, ice damming can compromise the roof decking and furthermore, increase the chances of water intrusion inside the property.
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So what is ice damming and how does it develop? Snow must first be present on a roof. Throughout the day, the temperature can rise just enough to thaw the snow on the roof tops. The melted snow then trickles down the roof, only to be frozen again as the temperature drops. The newly formed icicles and ice buildups on the eaves (the lower part of the roof that overhangs), valleys (the sections where the roof slopes join) and any problematic areas of the roof suddenly become the backbone for an ice dam. The thawing and freezing cycle continues for the next couple of days, adding to the ice barrier. In a short while, a robust ice dam is formed.
The complications that can arise due to ice damming can be extensive. During a warm spell, excessive water may pool at the ice dams. The water can actually seep behind and underneath the shingles or roof tiles, penetrating the roof deck. As more water leaks in over time, the plywood of the roof deck can deteriorate and become more susceptible to further roof leaks. Water may trickle down interior walls or pool on the floors as it seeps down between the framing. As water and moisture become present in the roof cavities, insulation and between the walls, damage is mounting unbeknownst to the property owner.
Some of the most common causes of ice damming could be attributed to: the weather fluctuations, the attic or undersides of the roof temperature being irregular, clogged or damaged gutters, inadequate downspouts and even complicated roof designs.
As there are different causes for ice damming, is it preventable? Well, unfortunately there is no one cure for ice damming, as it is ultimately impossible to control Mother Nature. Even if an individual can be successful at removing snow/ice buildup on a roof, the snow melt can still form ice dams at the next vulnerable spot. The key issue with ice damming is drainage and furthermore, the elimination of all the drainage inhibitors on your property. The following bullet points are suggestions that can be taken to spot the drainage inhibitors and moreover, how to reduce ice damming:
- Gutter & Downspout Maintenance. Making sure gutters and downspouts are adequate, clean and in good working condition is a minimal requirement for proper drainage. It is advisable to perform fall clean-up of all leaves and debris and to ensure that no blockage is present. If a low point or non-sloped sections can be seen in the gutters, a professional would want to be called to mend the improper draining issue. Gutters should be at a constant slight slope with an appropriate number of downspouts in order to maximize drainage.
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Manually Remove Snow Buildup. This method is cautiously recommended and if selected, should be handled by professionals. If easily reachable, a broom or a rake can be used to push snow off the edge of the roof. However, physical contact with the roof can sometimes result in damage to the shingles or roof tiles. - Install Heating Features. Radiant heating sheets, cables or panels can be installed to the surface or underneath the roof. These heating features can be applied to the entire roof or to the problematic areas such as the eaves and/or valleys. Heating the roof with these methods works well as the more prone areas to ice damming can be focused on. Through the use of roof heating products, it is possible to diminish the strength and longevity of the shingles or roof tiles. Installing heat features can be expensive and must be placed at the time of the installation of the roof unless the heating device is designed to be put on top of the shingles. If the layout of the heat features is not installed correctly, ice damming may just get relocated to a different section of the roof. Therefore, consult a roofing expert for radiant roof heating recommendations/installation.
- Install an Ice and Water Shield. During the installation of a new roof, placing a continuous ice and water shield on the eaves and valleys of the roof may be adequate to protect the roof decking in the event that ice damming occurs. Water may trickle down underneath the shingles but will remain above the shield. Several counties/jurisdictions in Colorado have adopted the installation of a double layer of 30 lbs felt or an ice and water shield membrane along the eaves and valleys of the roof for new homes.
- Maintain Constant and Even Temperature in Attic. In order for the entire attic to remain at an even temperature, proper ventilation and an appropriate amount of insulation must be present. Ridge, gable and soffit vents should be adequately installed and free of any air blockage.
- Rooftop Fixture Precautions. Take precautionary steps in placing items on your roof such as satellite dishes, antennas, swamp coolers, solar panels, etc. These items can become a collector for drifting snow. Improper installation of rooftop fixtures can result in water intrusion issues.
Ice damming can be an expensive and a time consuming problem if undetected. If you think your property is susceptible to ice damming, precautionary methods for your roof should be on your to-do-list. If it is too late and ice damming and its effects have been detected, contact a certified firm to mitigate the damage.
Water Damage Terminology
We Can All Speak the Same Language Now!
Since the early seventies, when on-site professional water damage restoration was being born, nobody knew or could even remotely predict how the industry would evolve. Thankfully, everyone instinctively agreed that water indoors is an abnormal condition and if left untreated will contribute to numerous problems. Over time, the effects of water damage on structures and proper drying methods were studied together. The development of specialized drying equipment was slowly gaining momentum.
Recently, mold and the potential of deadly health risks from abnormal water conditions, forced a greatly needed public awareness campaign. A dynamic shift was needed in everyone’s thinking, especially, the decision makers of the industry. Fortunately, as restoration professionals we now rarely hear statements like: “Why are you using dehumidifiers? We live in a very dry climate,” or “You don’t need to dry the dirt in this crawl space, it’ll dry on its own.”
It has been proven that structural damage and health implications increase the longer materials remain wet. As a result, it has become standard industry practice to:
- Remove water thoroughly and as soon as possible
- Apply antimicrobials as they play an important role in inhibiting the growth of mold and other bio-hazardous contaminant
- Create air movement for it increases the rate of evaporation
- Maintain relative humidity between 25% and 45% if at all possible
Although we may agree on the above, we still as industry professionals seem to speak different languages amongst each other. For instance, in our daily operations, one of the very first pieces of information that we seek from a caller reporting water damage is the type of water loss (clean or sewage) and the extent of the water damage (where did the water come from and how big is the affected area). The answer to these questions sets the stage for the emergency response and gets the right team and gear to be dispatched. However often times, the information conveyed between professionals of the industry can get difficult to interpret as perceptions and terminology of the water damages varies. This can cause confusion, distrust and loss of time between the different parties and contributors to the industry. In order to reduce disparities, it is important to realize the need for standardized water damage terminology.
The restoration industry, through a well known and respected organization namely the Institute of Inspection Cleaning and Restoration Certification (IICRC), has developed a comprehensive standard for professional water damage restoration. This standard is known as: ANSI/IICRC S-500-2006, Third Edition. A very helpful section of this industry standard describes the different categories/classifications of water loss. The standard defines how clean the water source is by categories and the extent of water damage by classes. (Please refer to the water damage definitions in the box below or view it separately here).
It would be wonderful if everyone (technicians, project managers, adjusters, property managers, etc.) communicated using the same terminology to describe a water loss. For example, “We’re dealing with a Category 1: Class 2 loss here” or “The water damage appears to be a Category 2: Class 3.” As a word of caution, the category of a water loss can deteriorate from one level to another with time/temperature and the coming in contact with building materials and/or contaminants that are present. Speaking the same language will help everyone stay on the same page and will undeniably protect everyone’s interest.
ANSI/IICRC S-500-2006 Third Edition
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Determining the Category of WaterThe Categories of water, as defined by this document, refer to the range of contamination in water, considering both its originating source and its quality after it contacts materials present on the job site. Time and temperature can also affect the quality of water, thereby changing its Category. Restorers should consider potential contamination, defined as the presence of undesired substances; the identity, location and quantity of which are not reflective of a normal indoor environment, and may produce adverse health effects, cause damage to structure and contents or adversely affect the operation or function of building systems. Category 1 - Category 1 water originates from a sanitary water source and does not pose substantial risk from dermal, ingestion, or inhalation exposure. Examples of Category 1 water sources can include, but are not limited to: broken water supply lines; tub or sink overflows with no contaminants; appliance malfunctions involving water-supply lines; melting ice or snow; falling rainwater; broken toilet tanks, and toilet bowls that do not contain contaminants or additives. However, once clean water leaves the exit point, it may not remain clean once it contacts other surfaces or materials. The cleanliness of Category 1 water may deteriorate to Category 2 or 3 for many reasons, including but not limited to: contact with building materials, systems and contents; mixing with soils and other contaminants. Some factors which influence the potential organic and inorganic load in a structure include age and history of the structure, previous water losses, general housekeeping, the type of use of the structure (e.g., nursing home, hospital, day care, warehouse, veterinary clinic), and elapsed time or elevated temperature. Odors can indicate that Category 1 water has deteriorated. Category 2 - Category 2 water contains significant contamination and has the potential to cause discomfort or sickness if contacted or consumed by humans. Category 2 water can contain potentially unsafe levels of microorganisms or nutrients for microorganisms, as well as other organic or inorganic matter (chemical or biological). Examples of Category 2 which include, but are not limited to: discharge from dishwashers or washing machines; overflows from washing machines; overflows from toilet bowls on the room side of the trap with some urine but no feces; seepage due to hydrostatic pressure; broken aquariums and punctured water beds. The cleanliness of Category 2 water can deteriorate for many reasons, including but not limited to: contact with building materials, systems, and contents; mixing with soils and other contaminants. Factors that influence the potential organic and inorganic load in a structure include the age and history of the structure, previous water losses, general housekeeping, the type of use of the structure, and elapsed time or elevated temperature. Category 3 - Category 3 water is grossly contaminated and can contain pathogenic, toxigenic or other harmful agents. Examples of Category 3 water can include, but are not limited to: sewage; toilet backflows that originate from beyond the toilet trap regardless of visible content or color; all forms of flooding from seawater; ground surface water and rising water from rivers or streams, and other contaminated water entering or affecting the indoor environment, such as wind-driven rain from hurricanes, tropical storms, or other weather-related events. Such water sources may carry silt, organic matter, pesticides, heavy metals, regulated materials, or toxic organic substances. Special Situations - If a regulated or hazardous material is part of a water damage restoration project, then a specialized expert may be necessary to assist in damage assessment, and government regulations apply. Regulated materials posing potential or recognized health risks may include, but are not limited to: arsenic, mercury, lead, asbestos, polychlorinated biphenyls (PCBs), pesticides, fuels, solvents, caustic chemicals, radiological residues. For situations involving visible or suspected mold, refer to IICRC S520 Standard and Reference Guide for Professional Mold Remediation. It is important to remember that the Category of water initially determined can change during the course of the project (reference Standard Figure 1, To Prevent Amplification of Microorganisms, Prompt Response is Necessary for All Categories of Water Intrusion). Classes of WaterClasses designate water-damaged environments by their relative degree of saturation, which is then used to determine the approximate initial amount of dehumidification equipment necessary for an efficient drying system. Note that Class of water is combined with volume (ft3) to determine initial dehumidification requirements. The relevant factor, however, is not only the air volume in ft3 in the affected area, but it is the quantity and type of wet materials in the affected space. Areas that are divided into separate rooms, and thus have more square feet (ft2) of wall surface, generally require more dehumidification capacity than large open spaces of the same volume and Class, which may have comparatively fewer wet or less-absorbent materials. The term "Class of water" also is the initial determination of the amount of water and the likely or anticipated rate of evaporation. It is used to determine the initial dehumidification capacity necessary to handle the potential amount of water that will be evaporated within an affected area. Class 1 (least amount of water, absorption and evaporation): Water losses that affect only part of a room or area, or larger areas containing materials that have absorbed minimal moisture. Little or no wet carpet and/or cushion is present. Class 2 (large amount of water, absorption and evaporation): Water losses that affect at least an entire room of carpet and cushion (pad). Water has wicked up walls less than 24 inches. There is moisture remaining in structural materials; e.g., plywood, particleboard, structural wood, VCT, concrete and substructure soil. Class 3 (greatest amount of water, absorption and evaporation): Water may have come from overhead. Ceilings, walls, insulation, carpet, cushion and subfloor in virtually the entire area are saturated. Class 4 (specialty drying situations): These consist of wet materials with very low permeance/porosity (e.g., hardwood, plaster, brick, concrete, light weight concrete and stone). Typically, there are deep pockets of saturation, which require very low specific humidity. These types losses may require longer drying times and special methods. Determining the classes of water is an essential part of calculating the amount of initial dehumidification capacity necessary to handle the potential amount of water that will evaporate within the affected area, and air movement for the drying process. Classes provide a point of reference to aid in the type, size and amount of equipment initially installed on a water damage restoration project. However, situations can arise that require adjustments to the type, amount and size of equipment being used during the drying process. |
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View the IICRC's Decription of Water Damage Categories and Classes