Rebuilding a Flood Damaged Home - ADECA · 2016-04-15 · Exclude Water —this is at best ......
Transcript of Rebuilding a Flood Damaged Home - ADECA · 2016-04-15 · Exclude Water —this is at best ......
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Rebuilding a Flood Damaged Home
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Purpose of this training course• Give builders and homeowners best available
information on home reconstruction to reduce potential future flood damage while improving comfort and reducing energy use.
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Introduction – The Gulf Coast and New Orleans have suffered unprecedented flood damage
Photo: AP
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All kinds of residential areas have been flooded by the hurricanes
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Response to Floods - FEMA• Substantial damage
(repairs cost >50% of preflood market value)– Elevate– Relocate– Buy-out
• Not substantially damaged (repairs cost <50% of preflood market value)– Wet floodproofing (focus of this Workshop)
See: http://www.fema.gov
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Post-flood New Orleans homes
• Previous condition or flood related damage will preclude some homes from restoration
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Post-flood New Orleans homes
• Many well maintained older homes and newer homes can be candidates for restoration
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Elevate—Examples
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Let’s get started on recovery
Photo: AFP
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Post-Flood ActivitiesRefer to the American Red Cross’s, Repairing
Your Flooded Home
http://www.redcross.org/static/file_cont333_lang0_150.pdf
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Post-Flood Activities• Drying• Cleaning• Draining Walls
http://www.ornl.gov/sci/res_buildings/FEMA-attachments/InitialRestorationFloodBldg--FINAL.pdf
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Post-Flood Activities• Sanitizing• Mold Removal
http://www.ornl.gov/sci/res_buildings/FEMA-attachments/InitialRestorationFloodBldg--FINAL.pdf
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It’s time to rebuild.
• What have we learned to improve future flood damage resistance?– From ORNL/Tuskegee University
testing– From inspection of New Orleans
homes
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ORNL & Tuskegee University have been doing flood damage research since 2000.
Reports at http://www.ornl.gov/sci/res_buildings/NaturalDisaster.htm
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Field Test Modules at Tuskegee
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Reconstruction PrincipleExclude Water —this is at best difficult to accomplish
Multiple tries at Dry Floodproofing failed in Tuskegee Tests
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Reconstruction PrinciplesEncourage Drying —acknowledges the probability that water will get into a system like the wall
GOOD – Wall SystemINSIDELatex PaintGypsum WallboardSPUF InsulationPlywood sheathingHouse WrapFiber Cement Lap SidingLatex PaintOUTSIDE
POOR – Wall SystemINSIDEOil Based Paint or Vinyl Wall CoveringGypsum WallboardSPUF InsulationPlywood sheathingHouse WrapPlywood Panel Siding (e.g. T-111)Oil Based StainOUTSIDE
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Flood damage resistant reconstruction
Numerous things can be done throughout the home – let’s focus on the envelope first
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Site drainage, foundation, crawl space
Flood Vent
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Site drainage, foundation, crawl space• Completely dry crawl space • Slope site away from house • Install flood vents• Regrade crawl space to drain to perimeter• Cover dirt with vapor barrier• Seal connections to house
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Floors—subflooring, framing, finish flooring
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Subflooring, framing• Promote drying by
removing– Wet carpeting– Flooring that traps
moisture – Wet insulation
• Concrete floors usually OK• Wood sub-floor and joists
OK if able to dry
POOR - Floor SystemINSIDEVinyl Floor Covering or Wet
CarpetPlywood Sub-flooringWood JoistsSPUF or Wet Fiberglass
InsulationCRAWL SPACE
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Finish FlooringWhich flooring materials
could be reused?• Carpet and pad (no)• Wood (?)• Wood composite (?)• Sheet vinyl (?)• Ceramic/quarry tile (yes)
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Walls—framing, sheathing, siding, gypsum wallboard, finishes, insulation
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Wall Framing, SheathingTuskegee and New Orleans Experience—No damage
New OrleansNew Orleans
Tuskegee
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Siding
Plywood Vinyl
Fiber cement
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Gypsum WallboardTuskegee and New Orleans Experience—Fibrous insulation remained moist and encouraged mold growth on walls
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Gypsum WallboardWhich gypsum wallboard materials could be reused?• Common paper faced wallboard—drywall (?)• WR Greenboard (no)• Fiber-reinforced gypsum interior wall panels—ASTM
C-1278 (?)• WR Fiber-reinforced gypsum interior wall panels
(yes)• Other WR gypsum wall board products (?)
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Wall finishes
Restored Post flood
Vinyl WallpaperFlaking paintTypical mold
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Wall and floor insulation Spray polyurethane foam (SPUF)
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Windows and Doors
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If the roof has been damaged
Replacement roofs stop flooding “from above” and provide safe haven for equipment
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Not All Roofs Performed Equally
See: www.fema.gov/pdf/hazards/nhp_fema55.pdf
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What can be done to improve roof performance on existing homes?• Convert to hip roof or reinforce gable ends• Remove or reinforce overhangs• Consider making attic unvented
conditioned space to house equipment• Do not overlay existing shingles with a
new membrane• Use infra-red reflective, hurricane resistant
roof membranes (metal, shingle, tile)
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Don’t Overlay Existing Roofing
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Use Infrared Reflective Roofing
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IR reflective roofing (magenta) lowers the solar heat flux through the roof by 15 to 30% when compared with a standard (black symbols) roof of the same material. IR reflective roofs are currently available in painted metal, shingle, and tile.
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Strategies for flood damage resistant equipment and appliances
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Raise HVAC equipment above potential flood level
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Associated Attic Modifications
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Raise water heater & laundry above potential flood level
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Kitchen and Bath Cabinets
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Kitchen cabinets and appliances
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Restoring the electrical system
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Electrical system
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Sanitary Sewer
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Katrina – Floodwater contamination a potential issue in New Orleans
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If flood damage resistant construction isn’t required by code why would a homeowner want to use it?• Reduced vulnerability to future floods
– Less disruption (faster return)– Lower recovery cost
• Reduced heating and cooling energy costs – Improved comfort
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Cost and benefits - typical 1800 S.F. home, Gulfport, MS restored in-kind versus restored with flood damage resistance
Item Cost (in-kind) Cost (flood-resistant)• Wall Insulation $775 $2380• Floor Insulation $1620 $4860• Attic Insulation existing $2430• Front Door $600 $250• Windows $2200 $1700• Heat Pump $1160 $790
• Totals $6355 $12410
(the costs cover only that portion of the restoration where the costs differ among the options and not the total cost of restoration)
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The reasons for the cost differences are as follows:• Wall and floor insulation changes from
fiberglass batt (in-kind) to SPUF (flood resistant)• Under roof deck insulation is added to flood
resistant to enable HVAC and ducts to be relocated above flood level
• Front door is solid wood (in-kind) and steel foam filled (flood resistant)
• Windows are wood (in-kind) and solid vinyl (flood resistant)
• Heat pump is 4 tons (in-kind) and 2 tons (flood resistant) due to the improved envelope
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Energy Savings - based on design simulations of heating and cooling cost• In-kind restoration $1175/year. • Flood resistant restoration $588/year. • The savings for flood resistant
restoration $587/yr. • The $6055 added cost is offset by
energy saving in about 10 years.
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DOE’s Fact Sheet—Reconstructing Flood Damaged Homes
http://www.ornl.gov/sci/res_buildings/FEMA-Attachments/Flood_damage_reconstruction.pdf
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The “bottom line” for homeownersUsing flood damage resistant
restoration will:• Reduced vulnerability to future
flood damage and disruption• Potentially lower home flood
insurance rates• Reduced energy costs and
increased home comfort
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Your Questions????????
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Disclaimer: This workshop was prepared as an account of work sponsored by an agency of the United States Government. Neither the United States government nor any agency thereof, nor any of their employees, makes any warranty, express or implied, or assumes any legal liability or responsibility for the accuracy, completeness, or usefulness of any information, apparatus, product, or process disclosed, or represents that its use would not infringe privately owned rights. Reference herein to any specific commercial product, process, or service by trade name, trademark, manufacturer, or otherwise, does not necessarily constitute or imply its endorsement, recommendation, or favoring by the United States Government or any agency thereof. The views and opinions of authors expressed herein do not necessarily state or reflect those of the United States Government or any agency thereof.