Typical Plan Review Notes for Flood Damaged Residential Structures

From Carol Sweeting

July 30, 2008

Typical Plan Review Notes for Flood Damaged Residential Structures
(Revised 7/15/08)

1. Flood damage to structures within the 100 year flood plain will need to provide an estimate of repairs. A Flood Plain Development permit is needed prior to issuance of a building permit. Repairs exceeding 50% of market value will need the entire structure flood proofed and additional plans and information provided. Additional information may be obtained on the FEMA website at www.FEMA.gov. (All existing structures in the Idyllwild Subdivision are elevated above the 100 year flood plain and are exempt from this requirement.)
2. Wood, including framing, wall sheathing, floor sheathing, and roof sheathing if exposed to moisture needs to be exposed and remain exposed until moisture levels are below 19%. An inspection is required prior to covering any wood. Wood moisture inspection is visual only and does not verify or certify wood moisture content is 19% or less. It is the owner/contractors responsibility to determine or verify the moisture content.
3. Structural damage will need to be repaired. Assessment and design of repairs by a licensed structural engineer will be needed in some cases. Immersion of roof trusses, manufactured I joists, or similar engineered products will require review by a licensed structural engineer or replacement. Any deteriorated fasteners need to be replaced. Damaged materials will need to be replaced.
4. Drywall which has gotten wet, including wicked water, will need to be removed and replaced.
5. Insulation which has been wet will need to be removed and replaced. Ceiling insulation which has gotten wet due to condensation or direct water contact will need to be removed and replaced. Insulation levels need to be as a minimum those provided previous to the flood or to levels as per an approved energy audit.
6. Electrical devices which have gotten wet will need to be removed and replaced by a licensed electrical contractor. This includes, but is not limited to: outlets, switches, lights, wiring, control devices, motors, panels, breakers, fuses, appliance motors, and controls. Only contaminated portions of wiring need to be replaced.
7. Mechanical equipment will need to be serviced by a licensed mechanical contractor. Most mechanical equipment which has gotten wet will need to be replaced. All control devices will need to be replaced. An inspection will be needed prior to release of gas service. Contaminated duct systems will need to be cleaned. Mechanical equipment includes, but is not limited to: furnaces, boilers, ranges, air conditioners, and fireplaces.
8. Plumbing which has been physically damaged will need to be repaired by a licensed plumbing contractor. Water heaters will need to be serviced by a licensed plumber and will likely need to be replaced. Controls will need to be replaced.
9. Windows replaced in bedrooms need to provide at least one conforming emergency escape and rescue opening.
10. Smoke detectors are needed in all bedrooms, hallways leading to bedrooms, as well as on each floor level.
11. Call 356-5120 for final inspection prior to re-inhabiting the structure.
12. Licensed trade contractor’s names are needed.
13. A floor plan is needed for any wall relocations.
14. This list is not intended to be a complete list of all repairs that may be needed. Failure to identify a code deficiency does not alleviate any obligation to comply with all applicable code provisions.

Carol Sweeting
Flood Recovery
Iowa City Public Works
Public Information, Education, Volunteer Coordinator
410 E Washington St.
Iowa City, IA 52240
Ph. 319-356-5164
Cell 319-541-2385
Fax. 319-356-5007
Carol-Sweeting@iowa-city.org