Mark Winslow is the regulatory services manager at Gilbane Building Co. and a board member of the U.S. Green Building Council Rhode Island chapter. He also chairs the chapter’s Education, Outreach and Training committee. He recently took some time to speak with Providence Business News about rebuilding and green building in the wake of the March flooding.
PBN: Is it too late for people with flooded homes and businesses to take the opportunity to rebuild a little smarter?
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WINSLOW: No. The recent flooding has been a tragic and traumatic event for most Rhode Islanders, and unfortunately some folks are still attempting to dry out and/or evaluate the extent of damage within their basements and structures. [It] was unprecedented and impacted both commercial and residential properties in ways never seen before.
However, as we start to rebuild, there are some building products that offer more water resistance and mold resistance than others. If an individual has property located in an area that is prone to flooding, one should consider some of these options. … While some of these products come with higher cost premiums, the increased costs will outweigh the benefits in the event flooding occurs at a later date.
PBN: So then what sort of things can people look at doing differently as they rebuild?
WINSLOW: First off, people should try to determine the cause of the water infiltration. Was it the result of a dam breach as in some areas in Westerly, was it the result of a river overflowing its banks, or was it the result of groundwater seeping through the basement floor?
A dam breach is something that an individual property owner could not plan for; we need to rely on the dam owners and inspectors to ensure these structures are properly maintained. Unfortunately, there may not have been anything a home owner or business owner could have done to prevent this type of flooding.
However, if a property was flooded from a river overflowing its banks and has been subject to previously flooding events, chances are it will flood again. The owners of these properties need to look at what was impacted, e.g. living space vs. storage space, and first ask themselves whether or not they need to rebuild the space. If a decision to rebuild is made, either out of necessity or choice, an individual should consider rebuilding with more water resistant and mold resistant materials. In the long term the use of these materials will serve to minimize the impact from a future flooding event. In addition to selecting appropriate building materials, property owners should develop contingency plans for moving water sensitive materials and/or equipment during times when flooding is predicted.
Lastly, in areas where groundwater seeped into the basements through cracks and/or seams in foundations one needs to determine if this was a single event, never seen before in a lifetime, or if this type of flooding occurs regularly. In areas where this type of flooding was never experienced before, then from an economic perspective, it may make sense to do nothing since the benefits may out weigh the costs. However, if groundwater is routinely seeping into a basement one should consider installing, if not already installed, an appropriately sized sump pump with backup power.
PBN: Any green features people should consider?
WINSLOW: There are a number of sustainable alternatives available to folks as they rebuild; these can range from using paints with low volatile organic compounds to reduce off-gassing, which are readily available at all home centers, to using materials with recycled content to installing more energy efficient appliances. In the long run product selection for most people will come down to economics; they should be aware that more sustainable alternatives are available. The R.I. chapter of the U.S. Green Building Council can provide guidance with product selection or alternatives.
Most, if not all of us, have fixed budgets; however, regardless of the size of our budgets we can all implement some type of sustainable components as we rebuild. The area with the greatest economic impact for both residential and commercial properties deals with the operational costs of the structures. As the cost of oil, natural gas and water continue to increase, seemingly on a daily basis, any efficiency gained in these categories will have a direct positive impact on our budgets. As such, consider looking at replacing damaged appliances with Energy Star rated appliances and equipment; be sure to read the Energy Guide Label found on all appliances. This label will identify the efficiency of the applicable appliance and compares it to the efficiency of other similar appliances and is a quick way for making purchasing decisions from an efficiency perspective. Higher operating efficiency of an appliance translates into energy/water savings.
PBN: Long term, is there anything that could be implemented to help prevent flooding like we saw in March?
WINSLOW: The cause of the recent flooding is sure to be debated over the next several months, e.g. global warming, El Nino, increased in impervious surfaces, wetland encroachment, over development, etc.; the list goes on. The extent of this flooding was unprecedented with many properly designed flood control measures overwhelmed by the shear volume of water.
Philosophically, impact from the flooding could be diminished or eliminated if development within the flood prone areas would cease, all existing structures were relocated and the impervious surfaces located within the affected watershed areas eliminated, as is the case of some Midwestern towns. However, we are a small state and this is just not practical, from an economic point and political point of view as well as from an availability of space.
However, there are small changes that can be made that will have a cumulative effect. For example, projects seeking a LEED certification can opt to reduce impervious surfaces on their sites as well as opt to set aside open spaces for non-development. These measures slow down and help to mitigate the impact from uncontrolled storm water runoff. Additionally, many local zoning and planning agencies are looking at their regulations regarding future development and are considering the need for open space or cluster developments. New regulations regarding stormwater management now focus, in some instances, on managing stormwater on site rather than channeling it into water bodies. The prime goal of these measures are to reduce the impact from storm water runoff by allowing the watersheds to store the runoff and water bodies to drain rather than overflowing their banks.
PBN: When might it make sense not to fix that finished basement or even a home or business?
WINSLOW: The decisions to rebuild a basement, or a home or business are two separate discussion points. The decision not to rebuild a home or a business is complex and controversial; a conversation I would rather not begin. However, the decision to rebuild a basement is a little more straightforward but goes back to the question of what caused the flooding and whether or not this occurs on a regular basis. If this was a once in a lifetime event, then the decision to rebuild may be a little easier.
However, in areas prone to flooding one really needs to ask themselves if they need to finish the basement; individuals should consider leaving the space unfinished and use paint to seal the walls and floors. If the basement is going to be used for storage, consider leaving it unfinished and utilizing a series of storage racks to keep items off the floor, a low costs approach and mitigation measure for future flooding.
In addition, consider raising the height of any appliances, e.g. furnace, boiler, hot water heaters, or relocating them to an upper level. If the basement contains finished living space, and floods on a regular basis, first determine the cause the flooding and then conduct a benefit cost analysis prior to restoring the space. Do you really need this space? Was this the first time the area flooded or is this area flooded on a regular basis? Is there anything that could be done to mitigate future flood, and if so, at what cost? Ultimately the choice to rebuild will be up to each individual property or business owner and will undoubtedly be emotional as well as economic decision.
