Are you looking for ways to protect
your home from flooding? There are many things you can do.
Some methods are fairly simple and inexpensive; others will require a
professional contractor. This homeowner’s checklist will help you become
familiar with what you can do. For more information about the costs and benefits
of each method, talk to a professional builder, architect or contractor. You
should also ask your building department about building permit requirements. All
work must conform to state and local building codes. Do you have enough flood insurance? Even if you have taken steps to
protect your home from flooding, you still need flood insurance if you live in a
floodplain. Homeowners’ policies do not cover flood damage, so you will
probably need to purchase a separate policy under the National Flood Insurance
Program (NFIP). It takes 30 days for a flood policy to take effect. This is why
you need to purchase flood insurance before flooding occurs. If your insurance
agent is unable to write a flood policy, call 1-800-638-6620 for information. Is the main electric switchbox
located above potential flood waters? The main electric panel board
(electric fuses or circuit breakers) should be at least 12" above the
projected flood elevation for your home. The panel board height is regulated by
code. A licensed electrician should do all electrical work. Are electric outlets and switches
located above potential flood waters? Consider elevating all
electricoutlets, switches, light sockets,baseboard heaters and wiring at least
12" above the projected flood elevation for your home. You may also want to
elevate electric service lines (at the point they enter your home) at least
12" above the projected flood elevation. In areas that could get wet,
connect all receptacles to a ground fault interrupter (GFI) circuit to avoid the
risk of shock or electrocution. Have electrical wiring done by a licensed
electrician. Are the washer and dryer above
potential flood waters? For protection against shallow
flood waters, the washer and dryer can sometimes be elevated on masonry or
pressure-treated lumber at least 12" above the projected flood elevation.
Other options are moving the washer and dryer to a higher floor, or building a
floodwall around the appliances. Are the furnace and water heater
above potential flood waters? The furnace and water heater can be
placed on masonry blocks or concrete at least 12" above the projected flood
elevation, moved to inside a floodwall or moved to a higher floor. (You have
more options for protecting a new furnace. Ask your utility about rebates for
new energy efficient furnaces. The rebate plus the savings in fuel costs could
make the purchase feasible.) Furnaces that operate horizontally
can be suspended from ceiling joists if the joists are strong enough to hold the
weight. Installing a draft-down furnace in the attic may be an option if allowed
by local codes. Some heating vents can be located above the projected flood
elevation. Outside air conditioning
compressors, heat pumps or package units (single units that include a furnace
and air conditioner) can be placed on a base of masonry, concrete or pressure
treated lumber. All work must conform to state and
local building codes. Is the fuel tank anchored securely? A fuel tank can tip over or float
in a flood, causing fuel to spill or catch fire. Cleaning up a house that has
been inundated with flood waters containing fuel oil can be extremely difficult
and costly. Fuel tanks should be securely
anchored to the floor. Make sure vents and fill line openings are above
projected flood levels. Propane tanks are the property of
the propane company. You’ll need written permission to anchor them. Ask
whether the company can do it first. Be sure all work conforms to state and
local building codes. Does the floor drain have a float
plug? Install a floating floor drain plug
at the current drain location. If the floor drain pipe backs up, the float will
rise and plug the drain. Does the sewer system have a
backflow valve? If flood waters enter the sewer
system, sewage can back up and enter your home. To prevent this, have a licensed
plumber install an interior or exterior backflow valve. Check with your building
department for permit requirements. You may have other options for avoiding flood damage depending on your needs and financial resources. These include building drainage systems around the property, sealing openings such as low windows, building levees, constructing exterior floodwalls around basement doors and window wells, improving exterior walls, elevating buildings above projected flood levels and relocating buildings away from floodplains. For more information, talk to a professional builder, architect or contractor. Ask your building department about building permit requirements. | |
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