Condensation – Why It Forms, How to Prevent It
Why does condensation form on your windows, and what you can do to prevent it? Common results due to damage from condensation are:
- Mold Growth
- Paint peel and Stain Damage
- Wet or Dry rot on window sills
- Window damage around sash
- Staining of carpets or damaged hardwood floors
- Drywall damage
First let’s explore the cause of condensation; the why part of how condensation occurs. Excess humidity manifests itself in the form of condensation around the coldest area of a wall, such as in the area near windows. The warmer the air, the more moisture it will retain, and so when air in your building comes in contact with the colder glass surface, it is subsequently cooled and moisture is released in the form of condensation on the glass.
Air contains water vapor in varying quantities, with the capacity related to the temperature – warm air holds more moisture than cold air. When moist air comes into contact with either colder air or a colder surface a dew point is reached, and the air is unable to retain the same amount of moisture releasing water in the air or on the surface.
Can you reduce the condensation on my windows? The short answer: yes. In order to reduce condensation, humidity must be controlled and air movement must be generated. As the exterior temperature drops, the humidity level needs to decrease if the condensation is to be controlled. Indoor humidity levels should be maintained between 30% – 50% at a temperature of 75 degrees.
Increase ventilation in areas which produce humidity like bathrooms, laundry rooms, and kitchens. Be sure to properly vent the air outside the structure, and not into another space such as an attic. Dehumidifiers may be needed in basements or areas in a building with a large water source like an aquarium or large fish tank. Humidifiers can create problems, whether it is attached to the furnace or installed in a room, so be careful not to overuse or exceed the humidity range.
Secondary Water Damage – The What, Why, & How
You come home and find your basement drowning in 3 inches of standing water. What happened? What do you do now?
Well, if a broken water pipe is the culprit, you need to first turn off the water source and call a repair service. Did your sump pump fail? Then, get a plumber out as soon as possible to repair or replace the sump pump. In either case, the source needs to be addressed before any clean up can begin. And remember, quick response is the key to mitigating, or minimizing, the loss in water damage.
Failure to react swiftly can lead to secondary damage, commonly referred to as moisture damage. Secondary damage is damage that is not caused as a direct result of the primary damage or incident. Primary damage would be wet carpet, drywall, and anything else that came in direct contact with the initial water source. Below are some common causes of secondary damage:
- Typically accompanies a water damage incident that is either extensive or not cleaned up in a timely manner, perhaps one that was undiscovered for an extended time.
- Damage that is caused by improper recovery procedures such as dehumidification that is inadequate to the facility size or rate of evaporation.
- Damage caused by unknown conditions that are either missed or not accessible during the initial assessment phase.
- Damage that is caused by either failure to respond in a timely manner or inability to respond in cases such as buildings under investigation.
QUICK RESPONSE IS THE KEY TO MITIGATING THE LOSS IN WATER DAMAGE.
If the cleanup process does not begin immediately and the water begins to evaporate on its own you can begin to suffer the effects of secondary damage. Eventually the air will have absorbed as much moisture as it can and will become fully saturated. As the evaporation continues, that moisture will have to go somewhere else. That somewhere can be in items such as drywall, ceiling tiles, as well as other levels of the home. Examples of secondary damage include:
- Sheetrock and plaster crack and sag
- Hardwood floors begin to buckle and the finish is damaged
- Vinyl and resilient flooring can release from the floor
- Mold spores can begin to colonize
As you can see, secondary damage can really increase the claims cost. And if the water damage in question is not covered under your insurance policy, this can put a big dent in your wallet.
Below are some more tips you can follow that may help you minimize the amount of damage your house will suffer after water damage.
- Elevate all furniture on aluminum foil to prevent bleeding stain onto the carpet.
- Ventilate wet areas. Turn on the A/C in the summer, and in the winter, alternate opening windows and heating.
- Remove water from flat surfaces by mopping.
- Take up saturated oriental rugs from hardwood flooring.
- Open drawers/doors on furniture for interior drying.
- Remove all artwork, paintings, photographs, and electronics to a safe and dry area.
- Hang draperies and furniture skirting up and away from wet flooring.
- Call Carrara Property Restoration for assistance.
Remember, quick response is the key to minimizing or eliminating secondary damage. Failure to act in a timely fashion will only make things worse.
Frozen Pipe Prevention
The arrival of colder weather brings the promise of frozen pipes for homes and businesses, especially those unoccupied for extended periods of time. Insurance companies estimate approximately 250,000 homes have their pipes freeze and burst each year.
It does not matter if the piping is made from copper or plastic (PVC), an eighth of an inch crack will allow 250 gallons of water a day to come into the home and wreck flooring, furniture, and other personal property. How can you prevent your pipes from freezing, and what do you do when it occurs? The following tips provide help to answer your questions.
Look in the basement, attic, crawl space, garage, and under kitchen and bathroom cabinets for water pipes not insulated. Hot and cold water pipes require proper insulation, as a hot water line can still freeze if the water is not running through them and the water temperature is cold.
Use a pipe sleeve, heat tape, or other similar material on exposed water pipes. They should be carefully wrapped, with ends butted tightly, and joints wrapped with tape. Seal any area around the pipes, which may allow cold air inside. When severe cold weather arrives, even the smallest amount can cause a pipe to freeze.
Take preventive action by keeping garage doors closed, and opening cabinet doors to allow the warm air to circulate. Keep the thermostat no lower than 55°F and at the same temperature during the day and night. While you are away, if possible, ask a neighbor to check your home periodically to ensure it is warm enough and no pipes have burst.
If you turn on your faucet, and only a trickle of water comes out, you may have a frozen pipe. Keep the faucet open while you attempt to look for the affected area. Apply heat to the section of pipe by using a hair dryer, portable space heater, or by wrapping towels soaked with hot water. Never use electrical appliance around standing water.
Never use a propane, charcoal, kerosene heater, or blowtorch to heat the pipe. The fast boiling water could cause the pipe to explode. In addition, an open flame brings a serious fire hazard as well as carbon monoxide exposure. Apply heat until full water pressure is restored. If the area is inaccessible, do not hesitate to contact a licensed plumber. Think about adding insulation or moving the pipes if the problem continues year out.
Minimizing Flood Damage
When we are faced with a flood, whether it is the result of a hurricane, heavy rains, or mass amounts of melting snow, there is virtually little we can do to fully prevent damage to our homes and personal property, unless of course your house happens to have “Go-Go Gadget Legs!” So, unless your name is Inspector Gadget, here are steps you can take to prepare for this natural disaster as well steps for minimizing the effects of the flood.
When you first purchase your home, you want find out what your flood risk is. You can do this by calling your local emergency management office. Ask to see a flood map of your community to help determine just how much water you could expect in the event of a flood. Remember, you don’t have to live near the water to be at risk. If you find out you live in a flood plain, the next step you should take is to purchase flood insurance. This should be done immediately, seeing as that most policies take 30 days to go into effect. Flood insurance will help reduce the inevitable high cost of restoration after the flood. According to the U.S. Geological Survey, approximately $6 billion in damages are caused by floods every year.
Working from the outside in, it is suggested you have a licensed professional contractor add waterproof veneer to the exterior walls, which will keep shallow water from seeping into your home. The electrical panel, water heater, and furnace should all be elevated and the HVAC system should be raised or flood-proofed to avoid water damage. To prevent flood water from blocking the drains of your home, sewer taps should be installed with appropriate check valves.
It is also wise to get a sump pump. Usually the first place in the house to be flooded is the basement. Basements are usually built below ground level, and this is where the flood waters will naturally converge. Most basements have a sump pit, which is a hole located in the lowest area of the basement to collect water. The sump pit helps by allowing a way for water in the basement to flow out. Be sure to periodically check on the sump pump to make sure it is working. A word to the wise, do not pump the water into the sewer as it could overload your septic system and damage it.
Another major concern will be to move your household inventory to higher places. Start with the small things, such as photo albums, legal documents, and jewelry. Then, if feasible, move the furniture and major appliances like your refrigerator, range, and home entertainment system. Safeguarding what you currently have from flood damage will be more cost-effective than having to buy new furniture and appliances after the flood.
Of course nobody is capable of preventing floods, but as we discussed, there are ways to prepare your home so that flood damage and the consequential expenses of floods can be minimized.
Personal Contents – If you can’t remember what you have, how will you recover if you experience a loss?
You do have a complete inventory of all your personal contents in your home or business, right? People are realizing that, with all the unexpected natural disasters, fires, water damages, and burglaries, there is a real need to protect your possessions.
You certainly could take a pencil and paper, or grab a camera and list everything you own. Having a professional inventory prevents any questions in the event that you did have to make an insurance claim.
You work hard to buy the things you want. Fire, theft or natural disaster — just one unexpected catastrophe – can take these away in just seconds. Once most belongings are gone or damaged, the insurance company or police will ask for detailed descriptions and often require pictures as proof of ownership. What will you do? If you can’t remember what you have you can’t collect on it.
If you were asked to write down all your belongings without looking around your property, would you remember everything?
Having an insurance policy is the first step in protecting your things but just isn’t enough. Disaster victims are usually required to provide a list of items they are claiming for replacement, including price paid and date purchased. A thorough contents inventory, created prior to your loss, is the answer. This information is a sure way to give yourself asset protection to help you recover from a disaster.
Homeowners, renters and businesses all need this information. Without it you could fall victim to your memory. Take your bathroom for example, try and remember everything you have and write it down. Afterwards double check the list by verifying what you listed. Did you miss anything? This is just the bathroom, try inventorying from memory your kitchen or living room. How much money might you be losing without having an inventory pre-disaster?
Maximize your insurance claim reimbursement and reduce the emotional stress associated with a loss. Whether you inventory on your own or pay a professional 3rd party it is worth it. Peace of mind and the risk of losing money on your claim are not worth it. The price to have someone inventory your home before the disaster is well worth the investment. Consider the time and agony trying to provide this information after the fact.
More people every day are realizing the need for an inventory before disaster strikes. Unfortunately, some haven’t yet gotten to that point and find themselves devastated from a fire or other catastrophe. Often the emotion of the loss and the stress of being under a deadline to compile their inventory create a feeling of being overwhelmed and unable to take action.
Below are other reasons to consider having an inventory of all your valued contents.
- Ensuring you have sufficient insurance coverage for your home and/or business
- Proof of asset values when applying for a business loan or line of credit
- A detailed list of all business assets, rather than just those on a depreciation schedule
- Estate planning and estate settlement
- Loss or damage in moving or storage
- Thorough documentation of contents of rental and vacation properties
- Sale or purchase of a business
- Divorce and prenuptial agreements