Are you and your property owners and tenants prepared for the spring rainy season? Heavy spring rains and spring thaw greatly increase the risk of water intrusion and mold problems.
Are you and your owners and tenants prepared for the spring rainy season? Heavy spring rains and spring thaw greatly increase the risk of water intrusion and mold problems. Water can enter the building envelope and foster the growth of mold in several different ways. But, with regular preventive inspection and maintenance, the risk of major problems can be reduced. The following list should help you prevent small problems from becoming large (and expensive!).
SPRING/SUMMER WATER INTRUSION/MOLD CHECKLIST:
Exterior:
ü Check gutters for debris. Confirm that downspouts are fully connected and splash block drain away from the building.
ü Fill in settlement of backfill soil, or cracks in paved or concrete surfaces along foundations and make sure ground is graded away from the building to maintain proper drainage.
ü Check and repair caulking around windows and doors.
ü Inspect exterior facades and foundations for cracks, spaces or discolorations that might indicate water penetration.
ü Make sure weep holes in window troughs and in brick facades are clear of any dirt or obstruction.
Interior:
ü Verify sump pump operation. Keep drainage channels and discharge points free of debris and obstructions.
ü Turn humidifiers off, shut off water supply and clean and dry interior of units.
ü Check and operate air conditioning system, including interior of air handling units for evidence of excessive dirt, standing water, rust and/or mold. Also check condensation drains and pump for leaks or accumulated water. Change HVAC filters at least quarterly.
ü Inspect interior foundation walls for evidence of water stains or “efflorescence” (mineral deposits indicating chronic water penetration).
ü Check crawlspaces for standing water (pump out immediately), and make sure air vents are unobstructed to allow air flow and protected against rain and debris entering.
ü Consider installing vent fans with humidistat control in crawlspaces or basements to maintain relative humidity below 60% during hot and humid months.
ü Respond quickly to tenant or owner complaints of possible water intrusion or leaks. Fast and appropriate response can save time, money and aggravation.
Important Reminders to Building Owners and Tenants:
ü Periodically inspect for signs of interior water leaks, with special attention to attics, suspended ceiling tiles, unfinished utility areas, basements and plumbing fixtures. Areas around and behind tile showers are at high risk for leaks and related damage. Respond immediately to leaks to prevent mold and related damage.
ü Alert Property Manager immediately of water stained ceiling tiles which may indicate a roof or plumbing leak. Fast response is important to prevent serious mold issues.
ü Maintain indoor relative humidity levels at or below 55%, especially during hot and humid months. Operate dehumidifiers in basements during the summer, especially if these areas are used for work space or storage.
ü Install mechanical vent fans (preferably with humidistat control) in unconditioned spaces with limited fresh air flow.
ü Do not store basement contents on the floor or directly against foundation walls. Long term stored items should be on elevated shelves or cabinets, or in sealed durable plastic containers rather than cardboard boxes.
Despite the best preventive efforts, water intrusion related damage and mold can happen. How you respond can make the difference between a small event and a major case involving health claims, expensive repairs or reconstruction, regulatory enforcement and possible litigation. Contact GSE for professional advice and assistance in this often emotional issue.