Protecting Your Facility

Protecting your Commercial Property from Water Damage Water may be essential to life, but as a destructive force, water can diminish the value of your commercial building. Commercial buildings, as well as manufacturing facilities, can suffer water damage that results in increased maintenance costs, a decrease in the value of the facility, lowered productivity and potential liability associated with a decline in indoor air quality. The best way to protect against this potential loss is to ensure that the building components, which enclose the structure, known as the building envelope, are water resistant. Also, you will want to ensure that manufacturing processes, if present, do not allow excess water to accumulate. Finally, make sure that the plumbing and ventilation systems, which can be quite complicated in commercial buildings, operate efficiently.

Flood Protection Checklist

Determine if your building is located in a Special Flood Hazard Area. Start by checking with your community floodplain management (or FEMA) official, mortgage lender, or insurer or insurance agent to find out the flood zone. If a Flood Insurance Rate Map (FIRM) indicates that your facility is in flood zone A, AE, A1-A30, AH, AO, AR, V, VE or V1-V30, then the building is in a Special Flood Hazard Area.
Find out from your local floodplain management official the base flood elevation (BFE) for your property.
Consult your community's records or your property survey for the elevation of your building's lowest floor. If the community records and the property survey do not indicate the elevation of the lowest floor, you will need to hire a licensed surveyor to determine it. The lowest floor is the lowest enclosed area. If the lowest floor is below the BFE, consider the following retrofit options:

Relocation out of the floodplain provides the greatest protection from future flooding. A building that is structurally sound can be relocated although this is an expensive option. If the structure has had repetitive losses, it may be eligible for assistance from FEMA.
Elevation of an existing structure provides the owner an opportunity to retrofit thestructure by raising it above the anticipated base flood elevation level. It may be elevated by using fill, solid extended foundation walls, columns or piles. The technique used will depend largely on the flood, site and building characteristics, as well as cost.
Floodproofing involves preventing floodwaters from entering a structure (dry floodproofing) or allowing floodwaters to enter a structure and flow through reducing the impact on the structure walls (only recommended for basements). Dry floodproofing involves completely sealing the exterior walls of the structure to prevent entry of floodwaters. Dry floodproofing provides an excellent vehicle for owners of existing flood-prone non-residential structures to bring them into compliance with the standards of the National Flood Insurance Program. It tends to be affordable and effective and should be considered if your facility is subject to flooding.

Identify and repair all leaks and cracks. The following are common building-related sources of water intrusion:

Windows and Doors. Check for leaks around your windows, storefront systems and doors.
Roof. Improper drainage systems and roof sloping reduce roof life and become a primary source of moisture intrusion. Leaks are also common around vents for exhaust or plumbing, rooftop air conditioning units or other specialized equipment.
Foundation and Exterior Walls. Seal any cracks and holes in exterior walls, joints and foundations. These often develop as a naturally occurring byproduct of differential soil settlement.
Plumbing. Check for leaking plumbing fixtures, dripping pipes (including fire sprinkler systems), clogged drains (both interior and exterior), defective water drainage systems and damaged manufacturing equipment.
Ventilation, Heating and Air Conditioning (HVAC) Systems.

Prevent water intrusion through good inspection and maintenance programs You can help prevent water intrusion and excessive moisture levels by regularly inspecting the following elements of your building to ensure they remain in good condition.

Flashings and Sealants: Flashing, which is typically a thin metal strip found around doors, windows and roofs, is designed to prevent water intrusion in spaces where two building materials come together. Sealants and caulking are specifically applied toprevent moisture intrusion at building joints. Both must be maintained and in good condition.
Vents: All vents should have appropriate hoods, exhaust to the exterior and be in good working order.
Review the use of manufacturing equipment that may include water for process or cooling. Ensure wastewater drains adequately away with no spillage. Check for condensation around hot or cold materials or heat transfer equipment.
HVAC: Heating, ventilation and air conditioning systems are much more complicated in commercial buildings. Check for leakage in supply and return water lines, pumps, air handlers and other components. Drain lines should be clean and clear of obstructions. Ductwork should be insulated to prevent condensation on exterior surfaces.
Humidity: Except in specialized facilities, the relative humidity in your building should be between 30% and 50%. Condensation on windows, wet stains on walls and ceilings, and musty smells are signs that relative humidity may be high. If you are concerned about the humidity level in your building, consult with a mechanical engineer, contractor or air conditioning repair company to determine if your HVAC system is properly sized and in good working order. A mechanical engineer should be consulted when renovations to interior spaces take place.
Moist Area: Regularly clean off, and then dry all surfaces where moisture frequently collects.
Expansion Joints: Expansion joints are materials between bricks, pipes and other building materials that absorb movement. If expansion joints are not in good condition, water intrusion can occur.
Interior Finish Materials: Replace drywall, plaster, carpet and stained or water damaged ceiling tiles. These are not only good evidence of a moisture intrusion problem, but can lead to deterioration of the work environment, if they remain over time.
Exterior Walls: Exterior walls are generally comprised of a number of materials combined into a wall assembly. When properly designed and constructed the assembly is the first line of defense between water and the interior of your building. It is essential that they be maintained properly (including regular refinishing and/or resealing with the correct materials).
Storage Areas: Storage areas should be kept cleaned with air allowed to circulate to prevent potential moisture accumulation.

Act Quickly If Water Intrusion Occurs

Label shut-off valves so that water supply can be easily stopped in the event of a plumbing leak. If water intrusion does occur, you can minimize the damage by addressing the problem quickly and thoroughly.
Immediately remove standing water and all moist materials, and consult with a building professional.
Should your building become damaged by a catastrophic event such as fire, flood or storm, take appropriate action to prevent further water damage once it is safe to do so. This may include boarding up damaged windows, covering a damaged roof with plastic sheeting or removing wet materials and supplies. Fast action on your part will help minimize the time and expense for repairs, resulting in a faster recovery.

For more information about protecting your business or home from water intrusion, check these sources:

APA - THE ENGINEERED WOOD ASSOCIATION www.apawood.org
ENERGY & ENVIRONMENTAL BUILDING ASSOCIATION www.eeba.org
GLE ASSOCIATES, INC. www.gleassociates.com
CENTERS FOR DISEASE CONTROL AND PREVENTION www.cdc.gov
UNITED STATES ENVIRONMENTAL PROTECTION AGENCY www.epa.gov
Source: The Institute for Business and Home Safety (IBHS) is an initiative of the insurance industry to reduce deaths, injuries, property damage, economic losses and human suffering caused by natural disasters. It is at 4775 E. Fowler Avenue Tampa, FL 33617 1(813) 286-3400 Fax: (813) 286-9960 www.ibhs.org
See also Department of Community Affairs, Division of Emergency Management, Retrofitting and Flood Mitigation in Florida, January 1995.

Protecting your Commercial Building from Wind Damage

First, find out if your building meets current building code requirements for high-wind regions. Experts agree that structures built to meet or exceed current model building codes and include provisions for high-wind have a much better chance of surviving violent windstorms.

Structural Improvements

Work involving building improvements may require a building contractor or a registered design professional, such as an architect or engineer.

Roofs: If you are replacing your roof, take steps to ensure that both the new roof covering and the sheathing to which it attaches will resist high winds. Your roofing contractor should:

Remove old coverings down to the bare wood sheathing.
Remove enough sheathing to confirm that rafters and trusses are securely connected to the walls.
Replace damaged sheathing.
Refasten existing sheathing according to the proper fastening schedule outlined in the current model building code for high-wind regions.
Install a roof covering that is designed to resist high winds.
Seal all roof-sheathing joints with self-stick rubberized asphalt tape to provide asecondary moisture barrier.
If you want to give your roof sheathing added protection, but it’s not time to reroof, glue the sheathing to the rafters and trusses. Use an adhesive that conforms to Performance Specification AFG-01 developed by APA, the Engineered Wood Association. The adhesive is available at a hardware store or home improvement center.

Gables. Make certain the end wall of a gable roof is braced properly to resist high winds. Check the current model building code for high-wind regions for appropriate guidance, or consult a qualified architect or engineer.
Connections. The points where the roof and the foundation meet the walls of your building are extremely important if your house can resist high winds and the pressures they place on the entire structure.

Anchor the roof to the walls with metal clips and straps (most easily added when you replace your roof).
Make certain the walls are properly anchored to the foundation. A registered design professional can determine if these joints need retrofitting. A qualified contractor can perform the work the design professional identifies.
If the building is over one story, make certain the upper story wall framing is firmly connected to the lower framing. The best time to do this is when you remodel.

Outside Maintenance

Replace gravel/rock landscaping material with shredded bark.
Keep trees and shrubbery trimmed. Cut weak branches and trees that can fall on your building.

When Building or Remodeling

Windows. If you are replacing your existing windows, install impact-resistant window systems, which have a much better chance of surviving a major windstorm. As an alternative to new window systems, install impact-resistant shutters that close over window openings to prevent flying debris from breaking glass panes.
Entry Doors. Make certain your doors have at least three hinges and a dead bolt security lock with a bolt at least one inch long. Anchor door frames securely to wall framing.
Patio Doors. Sliding glass doors are more vulnerable to wind damage than most other doors. If you are replacing patio doors or building a new facility, consider installing impact-resistant door systems made of laminated glass, plastic glazing or a combination of plastic and glass. When a hurricane threatens, a temporary andeffective step is to cover large windows and doors with shutters made of plywood or oriented strand board (OSB).
Garage Doors. Because of their size, garage doors are highly susceptible to wind damage. A qualified inspector can determine if both the door and the track system can resist high winds or need to be replaced with a stronger system. Garage doors more than eight feet wide are most vulnerable. Install permanent wood or metal stiffeners. Or contact the door manufacturer. Source: The Institute for Business and Home Safety (IBHS) is an initiative of the insurance industry to reduce deaths, injuries, property damage, economic losses and human suffering caused by natural disasters. It is located at 4775 E. Fowler Avenue Tampa, FL 33617 1(813) 286-3400 Fax: (813) 286-9960 www.ibhs.org

Protecting your Property from Fire Damage

If you are not sure whether your building is at risk from wildfires, check with your local fire marshal, building official, city engineer, or planning and zoning administrator. They can tell you whether you are in a wildfire hazard area. Also, they usually can tell you how to protect your property and personnel from wildfires and structural fires.

Fire protection can involve a variety of changes to your building and property -changes that can vary in complexity and cost. You may be able to make some types of changes yourself. But complicated or large-scale changes and those that affect the structure of your building or its electrical wiring and plumbing should be carried out only by a professional contractor licensed to work in your state, county, or city. One example of fire protection is replacing flammable roofing materials with fire-resistant materials. This is something that most owners would probably hire a contractor to do.

Here are the most important considerations to make sure you business is Fortified against Wildfire damage. (Refer to the Wildfire Safety Checklist (Checklist 10 in the Appendix in the Guidebook or on the checklists page of this site) for more information.

A noncombustible street number at least four inches high, on a contrasting background, at each driveway entrance, visible from both directions of travel.
Eaves of noncombustible materials. A roof assembly with a Class A Fire rating. Wood shakes and wood shingles do not qualify regardless of rating.
Multilayered glazed panels in exterior windows, glass door and skylights or solid, exterior shutters.
Gutters and downspouts of noncombustible materials.
LP gas containers must be located within defensible space.
Defensible space of 100 feet minimum.
Exterior wall material must have one hour fire resistive rating.• Driveways must be provided at least 12 feet wide with at least 13.5 feet of vertical clearance. Driveways longer than 150 feet shall have turnarounds. Driveways longer than 200 feet shall have both turnouts and turnarounds.
If the driveway is gated, the gate opens inward and has an entrance at least two feet wider than the driveway and at least 30 feet from the road. If secured, the gate must have a key box of a type approved by the local fire department.

A Word About Roofing Materials

Some roofing materials, including asphalt shingles and especially wood shakes, are less resistant to fire than others. Keep this in mind if you plan to have your existing roofing materials replaced.

Tile, metal, and slate are more expensive roofing materials, but if you need to replace your roofing anyway, it may be worthwhile to pay a little more for the added protection these materials provide.
Slate and tile can be much heavier than asphalt shingles or wood shingles. If you are considering switching to one of these heavier coverings, your roofing contractor should determine whether the framing of your roof is strong enough to support them.