Q: We suffered a late-night pipe break that saturated drywall, plywood, insulation and doors that had just been delivered. Our insurance company estimates we lost $15,000 worth of materials. How should we respond to these “events” when they happen?

A: Some of the best guidance for responding to leaks when they occur comes from the Institute of Inspection, Cleaning and Restoration Contractors (IICRC). This association has been developing methods to address water loss events for many years. Its training programs also offer some of the best hands-on guidance available.

Your first concern is to identify the source of the water. IICRC defines three types of water: Category 1, Category 2, and Category 3. How you respond to saturated materials varies with each category.

Category 1, Clean Water, is water that does not pose health risks and source originations from water that does not contain contaminants. Examples of clean water sources are broken water lines, malfunctioning appliances, toilet tanks, snow, rainwater and melting ice.

Category 2, Gray Water, can pose health risks and can contain significant levels of chemical and biological contamination. Examples of gray water are water discharged from dishwashers, washing machines, sinks, showers, aquariums and waterbeds.

Category 3, Black Water, contains sewage and other contaminants that can include pesticides, heavy metals, and toxic organic and inorganic chemicals. More than 120 different viruses, parasitic agents, and bacterial organisms can be found in Category 3 water. Black water originates from domestic and industrial wastes and non-point (groundwater, surface water, sea, river, and atmospheric) sources.

Your response and cleanup efforts are directly related to the kind of water that causes the problems. After coming in contact with certain structures, surfaces and building materials, clean water can progress to Category 2 water. At the same time, extensive gray water contamination (flooding) or gray water exposed to environmental stresses (time and temperature changes) can progress to Category 3 in as little as 48 hours.

It’s important to understand the nature of the water spilled when responding to any water event. As a rule, you should address the damage immediately or at least within the first 24 to 48 hours. More importantly, insurance companies now expect that you and your staff will be knowledgeable enough to respond appropriately. Failing to address water issues using industry-standard guidance could put the onus of responsibility squarely on your shoulders.

Travis West is the president of Building Air Quality Inc., a Houston-based indoor air quality consulting firm. He can be reached at twest@baq1.com, or toll-free at 866-367-1177.

QA archive >>

If you have a question for a mold expert, please send it to Brett Lyon, senior editor of construction.com at brett_lyon@mcgraw-hill.com.