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Flood Recovery Needs Careful Planning

Flood victims have been urged to plan the restoration of their homes carefully and to allow time for the home to dry out to avoid costly mistakes which could lead to having to redo the repairs, by Archicentre, the building advisory service of the Australian Institute of Architects. 

 

 

2011 flooding in the major streets of Brisbane

Archicentre Queensland and New South Wales State Manager, Ian Agnew said, while owners want to get their house back to what it was before the flood, as soon as possible, it is essential that the house be sufficiently dry before repair work is carried out.

Undertaking repairs to the structure and finishes before the house is dry enough can result in:

  •   Mould developing.
  •   Poor adhesion and blistering of finishes.
  •   Materials continuing to move as they finish drying resulting in cosmetic cracking to plaster and paintwork.
  •   Lifting and bubbling of vinyl floor coverings and carpets.
  •   Health problems for occupants.

    Mr Agnew said, "timber in houses normally has an in-service moisture content of between 12% and 20%. After standing in water, timber will absorb moisture and may take months for the moisture content to return to what if was. It must drop to 12-16% before wall linings are replaced.

    "Damaged sarking or building paper in external walls may need to be replaced. This will require the cladding to be removed on the outside of the house where the damage occurs. It is not sufficient to staple new sarking to the studs on the inside".

    "When reinstating wall or ceiling insulation, take the opportunity to upgrade to the best practice for the area."

    Any framing reinstatement work must be carried out in accordance with the Building Code and applicable Australian Standards, including bracing and/or any tie-down metalwork as required. Seek advice from the local Council if in doubt.

    "Replace doors - including cupboard doors, which have been damaged as a result of swelling and/or blistering or peeling surfaces. In some instances existing jamb linings may be retained, but it will often be more viable to install new pre-hung doors complete with new hardware."

    Check particleboard floors for swelling at the joints by using a long straight edge. If swelling is more than 4mm the floor should be sanded flat. If it exceeds 6-8mm, replace the floor.

    Once the house has been cleaned, certified sound and the building fabric dried the following items can, after cleaning and/or repair or replacement, be reinstalled:

    Appliances

  •  Hot water cylinders
  •  Heaters
  •  Central vacuum and heating systems
  •  Toilet cisterns
  •  Tapware  
  •  Electrical fittings
  •  Carpet which does not have rubber backing or rubber underlay - rubber underlay will restrict the final drying.

    "No decorating should be carried out until the moisture levels have dropped to the acceptable level for relining".

    "Under the floor, insulation which has been removed should be replaced. Under most floors perforated foil can be fixed directly to the underside of the floor joists, but adding timber battens will help prevent fixings pulling through. The use of purpose-made polystyrene panels or glass fibre insulation fitted between the joists is an alternative, but they must be a tight fit between the floor joists".

    "Ventilation holes in base walls should be made vermin proof if they have been damaged or removed to assist drying. Any base boards which have been removed should be replaced when the drying is complete".

    "Fires should not be lit in brick fireplaces until they have fully dried. If there is still moisture present, steam will be created which can blow the mortar and bricks apart", Mr Agnew said.

    Archicentre has flood recovery advice available on the website at http://www.archicentre.com.au/latest/archicentre-flood-recovery-advice There are also a number of fact sheets available on Flood Advice; Health and Safety; Clean-up; Building integrity; Drying; and Repairs.

    Media Enquiries:
    Ron Smith, Corporate Media Communications, Archicentre - Mobile: 0417 329 201

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    For more information about Archicentre products or if you would like to make a booking call Archicentre on 1300 134 513, or submit a Booking Enquiry with your details and we’ll call you!