Isabel hits Bowleys Quarter MD hard. Does Flood Proofing work? How much extra did it really cost to do it right, and was it worth it?

Mike Graham, general manager of New Jersey-based foundation flood vent company Smart VENT Inc., reports from Maryland on the damage caused by hurricane Isabel--and the damage prevented by proper precautions.

Baltimore, MD (PRWEB) October 15, 2003 --I've learned a lot about flooding the past few years, but I wasn't prepared for what I saw after Hurricane Isabel visited Bowley's Quarters, a neighborhood just east of Baltimore, Maryland. Builders, code officials, surveyors, and insurance agents should pay attention. All too often, it seems the requirements for floodplain construction are getting ignored, and homeowners are bearing the terrible burden when they suffer this kind of damage. Constructing code-compliant homes reduces damage, but exceeding the minimum requirements reduces damage even more. And at least one Maryland homeowner knows that it is worth every penny to find products and techniques that resist damage and allow rapid recovery.

Not long ago, a homeowner in Bowley's Quarters wanted to add an addition to her waterfront home. Built about 10 years ago, the house sits only 100 feet from the shoreline and the view is just breathtaking. She knew the home was built to meet floodplain requirements and she knew she needed to build the addition properly, as well. Her research of the regulations indicated that a non-substantial improvement (less than 50% of market value of the building) needed to have certain characteristics to meet code: (1) materials below the base flood elevation had to be water resistant; (2) elevated utilities and electric outlets, and (3) foundation flood vents for structural protection.

Initial contacts with the local jurisdiction did not prove very helpful because some of the information contradicted her findings. But she and her husband were committed to doing this job right. She's lived near the water all of her life and knows a thing or two about floods, having lost her great grandparents in the Great Northeast Hurricane of 1938, that hit Rhode Island. The lesson, she warned, is "You don't mess with Mother Nature."

The design of the addition, and modifications to the existing enclosures below the flood level, included several elements that exceed local code. The idea was to resist damage from hurricane winds and surging floods, while also planning for rapid recovery. The measures included:

· Roll-down hurricane shutters across the side of the home facing the water. The steel shutters are built-in and can be pulled down to cover windows and sliding glass doors to prevent glass breakage by wind-blown debris and to keep out driving rain.
· Foundation flood vents to allow water to automatically enter and exit to prevent structural damage due to water pressure against the walls. The owners choose Smart VENT, Inc.'s Flood VENT, stainless steel units that not only meet local code and federal flood requirements, but are approved by the International Code Council Evaluation Service. While the insulated model was chosen for this installation, a temperature-controlled, louvered model is most commonly installed in crawlspace foundations were ventilation and flood protection are needed.

· Flood resistant materials below the base flood elevation. The owners took this requirement seriously and required the builder to make sure that framing studs and sheathing were treated for use in wet locations. In both the older part of the house and the new enclosure, non-absorbent solid foam insulation was installed. Old drywall was removed and the entire enclosure was finished with plastic trim and wainscoting up to about 36" above the floor. These finish materials, installed with screws, allow the owner to remove, wash and sanitize, and reinstall with little interruption after a flood event.

When Hurricane Isabel arrived, the homeowner reported that the water rose eight feet above normal and 3-foot waves rolled up the creek. The water quickly came up her back steps and started to climb up the side of her home. In the enclosure below the new addition, she watched the flood vents open and the water pour in. "It was shocking to see floodwater enter through the flood vents. But that's what they're designed to do, reduce the pressure on the outside walls," she said, "and that's what they did." The water just kept coming in, peaking just below the level of the wainscoting. As the hurricane passed, water started to recede. The flood vents automatically turned outward and allowed the water to drain without restriction. The owner remarked that "the minnows were swimming in my basement, but were sucked out through the flood vents as the water quickly ran back into the Bay." She went on to say, "In less than a week after Isabel hit, we are well on our way to getting back to normal." A preliminary inspection indicated no structural damage. The only clean up needed was to wash down the concrete floor and remove and clean the plastic trim, wainscoting, insulation, and the flood vents. With obvious relief, the owner commented "I can't imagine what the situation could have been if we didn't spend the extra money to floodproof our home."

An estimate of the extra investment breaks down as follows:
(Usually not enforced or required)
·Four large roll-down hurricane shutters: $6,500
·Code-compliant foundation flood vents: $1,056
·Flood resistant materials: $2,200
·Owner's labor for easy installation: 40 hours (in lieu of contractor cost)
·Total Estimated Additional Cost (above what the local jurisdiction required): $9,639
Results? Virtually all damage avoided!

Only 5 minutes away is a group of homes facing the Chesapeake Bay that had a very different outcome. They experienced major damage. One home was particularly striking: doors, windows, walls, roof, porch, and floors were torn up. The owners describe waves breaking into their living room. The water caved in the front wall, then tore through the interior living room wall, pushing into the dining room and kitchen. The owner, clad in muddy boots and gloves, reported that he was just about to wrap up a total renovation of the small cottage that had been in his family for many years. He was proud of the hardwood floor he finished just days before the storm; the one-foot high buckle now in the middle left him speechless. Could an additional $10,000 dollars in flood-resistant measures have stopped this destruction? Who knows--but compared to the first home where the owners decided to exceed code requirements to protect their own property, the difference was dramatic.

What we learned. We witnessed the immense power of a hurricane and saw first hand the difference that preparedness and flood-resistant designs can make. One family is already back to normal, while the other is just coming to grips with the need to demolish his own handiwork and start over. Homes can be built in the floodplain, but local building codes and floodplain management requirements must be followed. Surprisingly, we also learned that little information or guidance is available to owners and builders who look for flood-resistant materials and products, and it appears local officials were not prepared to give advice. We were also told that some homeowners believe that government disaster assistance will pay regardless of whether these rules are followed. Does this attitude make it easier for code officials to leave owners on their own to research flood-resistant methods and materials? All over the country we see non-compliant floodplain management practices being accepted. What is the cost of that? How many flood insurance claims are paid because of non-compliant practices? The contrast in how these Maryland homes were affected proves that homes can be protected from flooding if extra care is taken.

Most are older homes in the area were built before floodplain rules were adopted, and now many will have to be demolished and rebuilt. We can only hope these owners learn a lesson from their neighbors in Bowley's Quarter. We hope they'll understand the value of following the requirements to elevate above the flood level and use flood resistant materials so that recovery after the next hurricane can be easier and faster.
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