Water Damaged Historic Homes – What To Do….

Unfortunately, this post may come at a time when the advice is needed.  Our friends in New Orleans, surrounding Louisiana and Texas are again in the path of a storm that has the potential to destroy the efforts over the last three years to restore the beautiful area.  My thoughts and prayers are with everyone in Gustav’s path and the following storm, Hannah

Regardless of where you live there is the potential to have your historic property affected by water.  While the initial onslaught of water may be quick and swift the aftermath is a slow and time-consuming project.  Some tips and advice for drying out your home are:

  • Natural ventilation and a SLOW drying process is the ONLY way to go.  Irreparable damage can result by the use of heat forced air.
  • Before beginning the process of drying out your building you must first address any health or safety concerns.  Always assume that power lines are active!  Even if the power is out in your surrounding area ALWAYS turn off the power to the house at the connection.  You also want to check for any natural gas leaks and be sure to turn it off at it’s source as well.  Keep in mind that floodwaters are most often contaminated with sewage and/or animal waste.  It is imperative that you protect yourself with goggles, face masks, and gloves.  Everything will need to be disinfected.
  • Be sure to photograph all damage to the property prior to clean up.  Please refer to Hurricanes and Historic Properties for additional tips on reporting damage.
  • Make temporary repairs to the property such as tarps on damaged roofs and windows to help prevent additional water from getting inside the building.  Some materials to consider are tarpaulin, 30- or 90-pound felt paper, and plywood covered with tarpaper.

Water damage will affect a building in three ways:

  1. Materials:  Wallboard can disintegrate; woods can swell, warp and rot;  electrical components can malfunction, short out and cause fires.
  2. Floodwaters are contaminated and cause more damage than rainwater.  The unknown contaminents in the floodwater can and will touch everything in a building and it will all need to be cleaned and disinfected.
  3. Moisture will attract harmful mold, mildew and fungus which promotes rot and causes serious health conditions.

When starting the drying out process you should:

  • Start at the top of the building – the attic!  If you have insultation that has been exposed (and chances are you do) it should be removed immediately and disposed of propertly.  Once insulation becomes wet most of it is then ineffective.  If it is not removed it can retain moisture and cause further damage to other materials such as wood, masonry and metals.
  • If you have items stored in your attic remove them.  Not only to dry them out but the additional weight of the water can cause cracks in your ceilings plaster.
  • Be sure to open all windows and vents in your attic and SHOULD your power be safe turn on your attic fan.
  • Inspect your ceilings!  Ceilings can hold trapped water that can lead to a collapse.  If you find areas of a ceiling that are bulging you will have to release the water by drilling holes in the ceiling to provide a release.  If possible capture the water in buckets instead of allowing it to simply spill out onto the floor below. 
  • Walls – Plaster walls can be saved if damaged ONLY by rainwater!  You will need to remove baseboards and drill holes in the bottom of the plaster to allow water to drain out.  Remove any insulation that has gotten wet and allow the walls to dry out completely.
  • Open windows in ALL rooms.  Even the rooms that appear not to have been affected.  Windows fans will help to circulate fresh air throughout the home encouraging the drying out process.
  • All wood features of the home such as trim work, doors, mantels, stairs, will need to be washed to remove any silt or mud.   Mold and mildew must be cleaned with a mixture of Clorox and water or a commercially avaiable disinfectant. 
  • Pay special attention to any historic wall coverings.  You will want to maintain a sample for research when the time comes to restore the property.
  • All wet furnishings, rugs, and carpets must be removed from the property.  If they remain in the property they will only increase the amount of moisture in the property therefore extending the drying out process and possibly making the potential for mold and mildew worse.
  • If wood floors are involved they must be cleaned with fresh water.  While boards may begin to warp during the drying process there is always the possibility that they will return to their original shape once the process is complete.  The use of weights or shoring the floor may aid in the retention of the boards shape.  If thee are any vapor barriers under the floor you need to remove them to encourage full circulation of air.  Drying floor boards can take several months for the to completely be dry.
  • If you have a basement and it has flooded do not try and pump it out immediately.  Keep in mind that the surrounding ground is saturated and the additional water will contribute to instability which could result in a basement wall cracking or collapsing.  Once surrounding waters have started to subside you can start to pump your basement in stages going only 2-3 feet, waiting overnight and then repeating the process.
  • Furnishings, art work, books, photographs, etc should be addressed by a constultant well versed in restoration so that damage can be minimized.

The key to drying out a property is air circulation.  Remember, DO NOT use heat forced air to dry a building out – it will only cause further damage and in most cases ireperable damage.

Again, my thoughts and prayers are with those on the Gulf Coast.  I would like to take this opportunity to promote a charity that I have contributed to and firmly believe in.  They needed us once, they still need us -let’s just hope that it doesn’t get worse.  Make It Right 9  I implore you to visit the site and should you be so inclined to make a contribution. 


Hurricanes and Historic Properties

With Hurricane Season in mid-swing there are many properties that are in harms way.  While it is heartbreaking to see historic properties affected by a hurricane it does happen.  I can think first of New Orleans and the surrounding areas when Hurricane Katrina devastated an entire region.  While a catastrophic storm brings a whole set of it’s own issues even a tropical storm can cause damage.  Here are some things to know if your historic property is subjected to a storm.

  • Each SHPO should have a “Damage Report” that can be filled out and sent in.  Some basic questions that you may find on the report are:  Name and location of your property.  Historic District your property is located in.  What kind of damage did the building sustain?  Will all of the damage be covered by your insurance?  If not, how much money do you anticipate having to spend out of pocket?  Can the SHPO be of assistance in assessing the damage and advising you on repairs?
  • Your state specific HPO can provide technical restoration assistance such as vital records regarding your property, guidance in seeking qualified restoration architects and contractors, on-site inspections and free phone consultations. 
  • Your home does NOT have to be on the register (but must be at least 50 years old) however, special consideration will be given to properties that are already on the register.
  • The Office of State Archeology can be invaluable when assistance is needed with exposed once-buried features such as old wells, foundations, privies and cellars.   (Preceeding link is for North Carolina)
  • Emergency Procedures for State Tax Credits following a natural disaster are usually implemented in each state.  In North Carolina there is a 30 day window once an area has been declared as a disaster area in which a historic property owner can receive verbal approval for emergency repairs provided the property qualifies for rehabilitation tax credits.  Be very careful – very detailed information is needed following the verbal approval.  Photographs of damage and detailed damage information is a MUST!

While I sincerely hope that your historic property is NEVER affected by a natural disaster it is always good to be prepared for the aftermath.

If you have any questions or comments please feel free to call me or email me anytime!

Building Inspectors and Historic Commercial Properties

When considering a purchase of a Historic Property for commercial uses one of the first people that you should call should be a Building Inspector.  Why?

  • You want to be sure that your intended purpose for the building is permissible.  If you intend to lease your space to a retail tenant you will still need to be sure that there are no code violations that would proibit your tenant from conducting business. 
  • Zoning Permits – If a building has been used in the past as retail and the intended future use is retail you must still cooridinate with the Zoning Division of your town.  Historic districts have strict guidelines as to which business may locate within them.  Even a change in retail business must be reviewed.

A wise decision would be to seek out the Historic Preservation Committee or Advisory Group in your area to obtain specific guidelines before starting your new business.  Also check with your SHPO (State Historic Preservation Office) as well as your City or Town Planning Board – any of which should be able to point you in the right direction.

Owning historic property, whether residential or commercial, takes quite a bit of homework, approvals for use, and reviews.  Be smart – do your homework before you take the leap!

If you have any questions or comments about owning historic properties please feel free to email or call – I will be delighted to help!

Inspectors and Architects for Historic Homes

Glen Royall Mill

Glen Royall Mill

When purchasing a historic property, whether commercial or residential, it is important to seek out those that are well versed in the nuances of Historic Properties.

For instance, when the time comes to have your Historic Property inspected you will need to find an inspector that is familiar with the all the variations and uniqueness that is present.  A historic property present a set of issues that will need specialized attentionDifferent materials were used when the property was built, different designs were present at the time, and building methods were different.  If would be confusing to have an inspector NOT acquainted with those details have a report full of issues simply because they didn’t know better.

Architects are another resource that you will most likely need to utilize.  Again, it is imperative that seek out architects that specialize in historic properties.  While there are fabulous and well-established architects out there you want to find the ones that know code specific to historic properties.  They need to know the intimate details of the materials that were used and what is available in the present day that will adhere to the guidelines set forth for restoring and altering the property.

The task is not easy to discover these specialists but there are resources that can help!  A few avenues to explore which I highly recommend are:

  • Does your city or town have a Historic Preservation Committee or Advisory Board?  Most likely they do.  I would call them and ask for recommendations.  This Committed/Advisory Board should also have Guidelines available (may or may not have a fee associated) by which you must abide.  These will be vital for the architect to ensure that they know the parameters with which they can operate within.  This could potentially avoid costly mistakes for you, the owner!  While it is the architects duty to provide you with drawings and contract out the work it is ultimately the property owners resposibility to ensure that the guidelines are being adhered to.  Likewise, you local Historic Preservation Committee/Advisory Board may have suggestions for Property Inspectors. 
  • Another great resource is your SHPO (State Historic Preservation Office).  There is a wide variety of positions within the SHPO such as Administration, Restoration Branch, Environmental Review Branch, Survey and Planning Branch.  I would suggest that you explore the Restoration Branch and seek out a professional that could possibly be titled “Restoration Specialist”.  This is their field!  They will have much information to share and should be able to provide you with ample information.
  • Speaking specifically of Architects you can visit AIA (The American Institute of Architects).  They have a fabulous feature that allows you to search specifically for architects that specialize in Historic Preservation.  Be cautious when using this tool.  While the architect may include that on their submission to the AIA it may not be a field that they do much in.  Conversely, I have found architects that do not list that as a service yet do specialize in historic preservation.

Another important element is to ASK FOR REFERENCES.  You are well within your rights to ask an inspector what other properties they have inspected that were historic and ask for references.  Ask to see an Architects portfolio.  If they are well versed in historic restoration/preservation they will have no problems with showing you their work.  Don’t forget to ask them for references!

Good luck with your project!  If you are in the Wake Forest or Raleigh area and need assistance please do not hesitate to give me a call or email me – I already have a list of contacts for both and I will be happy to help!