FEMA/SEMA After The Flood Home Maintenance Series: (3) Raising Home Utilities Above Flood Waters
Release Date: July 25, 2003
Release Number: 1476-18
» More Information on Indiana Severe Storms, Tornadoes, and Flooding
Kokomo, IN - Raising electrical components and heating, ventilating and cooling (HVAC) equipment above potential flood levels can provide flood protection for a home. As people are repairing homes that were damaged in the July flooding, implementing cost effective preventive measures, such as raising electrical systems, can reduce future damage from flooding.
But these types of complicated changes that affect the structure of your house or its electrical wiring and plumbing should be carried out only by a professional contractor licensed to work in your area. When hiring contractors to repair homes damaged in the July flooding, disaster officials urge Indiana residents to be very cautious. Consumers should ask for references and never pay large amounts up front in advance of the work being performed. Check with local permit officials, builder associations, and the Better Business Bureau if you have questions about specific contractors, or call the Indiana State Attorney General's Consumer Protection number, 1-800-382-5516, or visit their web site at www.in.gov/attorneygeneral, if you have concerns about people representing themselves as contractors.
HVAC equipment, such as a furnace or hot water heater, can be damaged extensively if it is inundated by floodwaters. The amount of damage will depend partly on the depth of flooding and the amount of time the equipment remains under water. Often, the damage is so great that the only solution is replacement.
In floodprone houses, a good way to protect HVAC equipment is to move it from the basement or lower level of the house to an upper floor or even to the attic. If you are having your existing furnace or hot water heater repaired or replaced, consider having it relocated at the same time. Relocation can involve plumbing and electrical changes, so both of these methods require the skills of professional contractors.
Another, but less desirable, option is to leave the equipment where it is and build a concrete or masonry block floodwall around it. If you decide to protect your HVAC equipment with a floodwall, remember that you will need enough space in the enclosed area for system repairs and routine maintenance. Also, depending on its height, the wall may have to be equipped with an opening that provides access to the enclosed area. Any opening will have to be equipped with a gate that can be closed to prevent floodwaters from entering.
Electrical system components, including service panels (fuse and circuit breaker boxes), meters, switches, and outlets, are easily damaged by floodwater. If they are inundated for even short periods, they will probably have to be replaced. Another serious problem is the potential for fires caused by short circuits in flooded systems. Raising electrical system components helps you avoid those problems. Also, having an undamaged, operating system after a flood will help you clean up, make repairs and return to your home with fewer delays.
All components of the electrical system, including the wiring, should be raised at least one foot above the 100-year flood level. Your contractor should check with the local power company about the maximum height that the electric meter can be raised.
In an existing house, raising electrical system components will require the removal of some interior wall sheathing (drywall, for example). If you are repairing a flood-damaged house or building a new house, elevating the electrical system will be easier. Electrical system modifications must be done by a licensed contractor.
Points to keep in mind:
- Changes to the plumbing, electrical system, and ventilating ductwork in your house must be done by a licensed contractor, who will ensure that the work is done correctly and according to all applicable codes.
- If this type of work is performed during the repair of a damaged house or construction of a new house, the costs of implementing these protective measures may be much lower.
On March 1, 2003, FEMA became part of the U.S. Department of Homeland Security. FEMA's continuing mission within the new department is to lead the effort to prepare the nation for all hazards and effectively manage federal response and recovery efforts following any national incident. FEMA also initiates proactive mitigation activities, trains first responders, and manages Citizen Corps, the National Flood Insurance Program and the U.S. Fire Administration.
Last Modified: Monday, 28-Jul-2003 08:45:53