Fire & Ice Damage - Playbook?

Question

I had a not-so-great start to the new year - frozen pipes and flooding at one apartment complex, and a fire in another building.

As I was fumbling through what to do with the aftermath of the fire, it got me thinking that I cannot be the only one out there who doesn't really know what all I am supposed to do in these unfortunate situations.

Has anyone out there put together a playbook or a quick reference/checklist guide on what to do in fire (or flooding) situations? If so, would you mind sharing it? I would be most appreciative!

Richard F. · Answer

Aloha,

At a minimum you need to secure the property asap, with plywood over windows and doors. Take lots of photos once/if the FD allows you to enter. Document the incident in writing with as many details as you can, as soon as you can. Make sure your tenants are making other arrangements, either on their own or through the Red Cross (their Renter's insurance should provide them lodging, and, if they caused the fire, might handle some/all of the restoration). Get temporary contact info from tenants when possible. Notify your insurance agent, sending them pics, copy of rental agreement (you have "loss of rents" coverage, right?), and your preferred contractors if any.

At some point, the tenant will need to access (if safe enough to do so) and remove whatever they are able to salvage, then you will need to clear out the rest of the rubbish and fire debris in order to fully assess needed repairs. Depending on how much structural damage there is, you might be better off handling repairs with your own contractor(s) or staff. Remediation "specialists" charge an arm and two legs for all this work, but if your insurance is paying, maybe that's ok with you, and it is certainly more "hands off". Unless it was a very minor fire, confined primarily to a stove top area or similar, I would advise the tenant it is not habitable and they will need to relocate within a specific time frame per local law, and that rent effectively stopped the day of the fire. Trying to rebuild (or  for that matter, undertake ANY significant renovation) while occupied will likely cost 30% more and take significant additional time.

Ice is more or less straightforward...add heat! Just don't make the mistake of using a torch. Turn off the water main, if you are able (it may be frozen and inoperable). Open faucets and sink base cabinets to let warmer air into the system. You should know beforehand where your plumbing lines run, to the street and which exterior walls have runs as these are usually the first areas to freeze. However, I have had a 10 or 12 unit conversion freeze up because some lazy tenant left the laundry room door open in sub zero weather, so interior wall runs froze up too. Most was galvanized iron, which, as things thawed out, started leaking due to splits everywhere! We literally had to repipe the entire three story building. Again, document details of the incident, including when/how/by whom you were notified, in writing and with photos as you find it, after it has completely thawed out and created water damage, and as remediation progresses. Notify your insurance agent as soon as practical, and decide who will be actually making repairs.

Owen Dashner · Answer

Wasn't expecting a Hawaii resident to drop knowledge on ice issues!  Thanks very much, this is good stuff!