What to do if the homeowners or renters smoked and your home is on the market.
What to do if the homeowners or renters smoked tobacco or cannabis and your home is on the market.
One of the top searches for DYI odor removal comes from people looking to buy or rent a home that had long term smokers. Many Realtor web sites claim having a smoker in the home reduces the resale value by 20-30%. According to Zillow, the average resale value of a home in Michigan is $154,000. This means having a smoker reduces the resale value of the average home by $45,000. With professional cleaning running in the $8-10.00 per square foot ($15,000 on a 1,500 square foot home) range, you could easily make $30,000 on the sale by cleaning the home first. Another factor to consider is how long the home remains unoccupied or on the market due to the offensive odors.
While it is very difficult to remove these odors, a professional remediation company has a much better chance of success than a do it yourself attempt. The first rule of deodorization is always “remove the source”. The yellowish-brown sticky substance left behind from years of smoking must be completely removed or the odors will return when the humidity rises. Often this cleaning will require painting to cover the stains left by the residue of smoking and sometimes the carpet or pad may need replaced. If properly cleaned, most non porous surfaces will not need sealed.
The first step a professional odor remediation company will do is remove any unsaveable contents and all debris which can hold odors. An HEPA filtered air scrubber will be set to collect any disturbed particles to protect the workers and prevent particles from resettling on cleaned surfaces. This air scrubber will likely have an activated charcoal (carbon) filter as recommended by the RIA and EPA guidelines. Hot thermo-fogging may be necessary to neutralize areas that cannot be cleaned. These areas include cavities behind cabinets, inside of walls, behind trim and moulding, and behind face plates of electrical outlets. If fogging done after cleaning, care must be taken to wet clean all surfaces to reduce the PH levels or paint will not stick.
Odor removal is always a time consuming job but can save thousands of dollars in reduced or lost sales. SERVPRO of Manistee, Ludington, and Cadillac has been removing odors from local homes for nearly 20 years and are the experts that you can trust to make it "Like it never even happened." Give us a call at 231-723-4872 for a quote.
Ways to Prevent Garage Fires
Fire damage in garages are common and need a fast clean up. SERVPRO is always here to help.
- Avoid clutter. We will all admit that garages collect stuff- mostly stuff you don’t want in your home and don’t know where else to put it. Recycling, old boxes, unused clothing, bags of grass clippings, scraps of lumber to name a few. Add old appliances, half empty paint and solvent cans, gas and propane containers, grills, tools and you have created a recipe for disaster.
- Clean up after hobbies. Woodworking, crafting, painting, and staining all leave debris which has a potential for fire which can start long after completion of your project. Water heaters and boilers (often found in garages) can have open flames that can ignite these items. Simply dropping and breaking a light bulb can cause a spark. Halogen lights get extremely hot and bumping it with a car, tripping over it, or having a pet knock it over can easily start a fire.
- Be careful with welding, cutting, grinding; or any work that creates heat and sparks. Battery chargers can also easily cause sparks that can ignite flammable vapors such as brake fluid, lighter fluid, paint thinner, varnish, and gasoline. Obviously, not smoking around these items should top anyone don’t do list
- Don’t overload outlets and electrical circuits. Many garages only have one or two circuits and it is easy to plug in a tool and a heater and overload the breaker or fuse. While we are talking about heaters do not use them with power strips or cords without first checking the amperage that they are rated to handle. Don’t forget that you may have an old refrigerator plugged in somewhere on the circuit. If it kicks on while you are running a saw or heater, something will have to give.
- Never use your gas, propane, or charcoal grill in a closed space. This should go without saying, just don’t do it. And do not store the lighter fluid in the garage either.
- Discard all old paint and rags. If you wish to reuse the rags make sure you store them in a steel bucket with a tight fitting lid or wash them and hang to dry. Store gas and propane in metal containers or at least on shelves in approved cans.
- Never store ashes from cleaning a wood stove or fireplace in or near a flammable container. They can start a fire days after you cleaned the stove.
- Consider a smoke detector or better yet a heat detector which will not go off every time you start the wood sander. Have a working fire extinguisher mounted in a prominent area.
- If your garage is finished make sure the attic hatch cover is always closed. In the event of a fire, the open hatch will draw the fire into the attic and allow it to spread. Consider not installing a pet door if the garage is attached to your home. Having a fire rated door doesn’t do much good if you cut a hole in it and install a plastic pet door to allow the fire into your home.
- In the event of a fire, get out, and close the doors if possible. You do not want to give the fire any oxygen.
SERVPRO of Manistee, Ludington, and Cadillac hopes that you never have to experience a garage, shed, or pole building fire but if you do give us a call the help make it "Like it never even happened.”
Will you have coverage if you have a water loss and should you file a claim?
A flooded living room. Water damage caption with SERVPRO logo.
There is no yes or no answer. Where did the water come from is the first question that needs answered. Most homeowner’s policies will only cover water damage if it originates inside the structure. A partial list includes; broken pipes; toilet, sink, washing machine, or tub overflows; burst supply lines, drains, or water heaters; or even broken fish tanks. Leaks such as a rusted out water heaters or pipes, can be a grey area with some policies covering them and some not. Roof leaks will be looked at carefully also. Sewage back up is another grey area that is or is not listed in your policy. Ground water from outside is rarely covered. Some policies require that the structure be occupied to have coverage applied. However, most of the time the loss is covered if the water came from inside the home.
The average water job done by SERVPRO's in Michigan is approaching $3,500 for drying only. This does not include replacement of contents or rebuilding the home. While having a professional dry your home can be expensive, so can not properly drying it and allowing mold to grow. Mold starts growing in 48 to 72 hours and becomes visible in a week. Microbial amplification can be expensive to clean and cause serious health issues so every effort should be made to prevent it. Mold is another area that some policies cover and some specifically deny although many cover mold if it is caused by a covered loss. On the flip side, we get called to losses frequently where there is no work or it is small enough that the homeowner can take care of it themselves. It just depends.
Another thing to consider is your claim history. If you have had multiple losses some companies will review your policy for coverage or pricing. Some won't so that is always a question to ask your agent. The value of your time and your handyman skills also influence your decision. If you can do some of the work yourself or were going to do some remodeling anyway you may be able to do the work. You will probably need to follow the policy "when in doubt, cut it out". It is also still best to have a professional at least put meters on it to be sure you don't have hidden water that will cause mold or other issues down the road. You will need to get the water out of the building and not just move it around with air movers. This may mean renting or buying dehumidifiers or opening windows depending on the weather.
A big concern is where the water went. If it got into insulation or behind a vapor barrier, it will need to be opened up. Multiple layers of floor coverings, plaster and lath, blown in insulation, particle board floors, and belly pans from modular homes are other areas of concern. Laminate floors, some water resistant carpet pads, and sleeper floors can also trap and hold water. Contents can be another do-it-yourself problem with many posing specialty drying skills. Again, how much help you can get from Mother Nature is huge when drying large items. Many items stored in basements are often not worth cleaning and can be disposed of properly.
We at SERVPRO have seen many cases of DIY project ending well but you do need to be careful. The experts at SERVPRO of Manistee, Ludington, and Cadillac would be happy to assist you on your loss at whatever level you require, from advice to turn key.
The cleaning process on a fire loss
The cleaning process is never a “One Size Fits All” process. Every fire is different. Often a board up is required to make the home secure after the fire department leaves. There may be holes in the roof that need tarped, windows may be broken, or doors kicked in. Unfortunately, there are unethical people who prey on citizens who have had a loss. If they see a firetruck at a home, they will come back later to see if anything is left unsecured or unlocked. They may just be curious or “nosey” or they may be looking for something to vandalize or steal.
A large number of fires happen in cold weather when seasonal heat is being used. Often the home will need winterized to prevent the pipes from freezing and causing further damage, especially if the power is off or the furnace damaged. Perishable food (canned goods and especially liquids) need to be protected and frozen food will soon spoil if not protected. Rotting food in a freezer or refrigerator will ruin the appliance if power is off in the summer. Plants and pets must also be taken care of quickly.
Although fire departments have refined the firefighting process, they still use water which requires drying. Drying a fire loss presents a unique set of challenges. Often there is a delay of several days or weeks before the scene is released from police or cause and origin investigators. Frequently there is no power or heat. It is not unusual for questions on restorability or total loss issues to become important. If the loss requires a pack out, the water damaged contents become important. Once these questions are answered, SERVPRO of Manistee, Ludington, and Cadillac can quickly and efficiently dry the structure and contents and start the cleaning process.
Picture taking hints on a fire loss
Photos are critical. Below are some hints and best practices that your contractor should use to document the loss to prevent misunderstandings. They should:
- Use the highest resolutions on the tablet, camera, or phone
- Pay attention to lighting and use the time and date option
- Start with the exterior of the home always going left to right
- Take interior pictures also left to right from the entry door of every room
- Take floor and ceiling pictures including trim and lighting
- Properly label cause of loss pictures
- Document preloss issues (especially on contents)
- Document contents separately from the structure pictures
- Not switch between vertical and horizontal pictures with the camera or phone.
It is not unusual for the carrier (insurance company) to request video documentation which is a walk through video which shows all affected and unaffected areas of the home. Technology is growing so quickly that these videos can now document the loss and even accurately measure each room in 3D. Drones may be used to measure and document the roofs and outside areas of the home. Some carriers have separate companies that they contract with to document and price contents.
After taking the pictures the next step is to make them usable. The contractor will need to create folders and label and sort the “before” structure and contents pictures. They should also have “during” and “after” folders with time stamps. There should also be folders for any contents deemed unsaveable, discarded, or moved off site. Before pictures also help the restoration company reset your contents in their original locations after cleaning.
Another advantage of quality pictures becomes evident when reconstruction is necessary. The company you hire to put the structure back to preloss condition will probably have never seen your home before the fire. Pictures truly do show 1000 words and help you explain what you want it to look like when finished. Good pictures can also help fill out the unsavable lists if you have a large loss and some areas of the home are actually missing. SERVPRO Of Manistee, Ludington, and Cadillac hopes you never have a large fire but if you do, hopefully these tips will help make it easier.
So you had a fire loss
You will be amazed on how many people will get involved on this loss. You will of course be dealing with your insurance carrier. (Auto Owners, State Farm, Farm Bureau, Citizens, Fremont, etc.) Your carrier may have a relationship (agreement) with multiple specialty companies including;
- Laundry or dry cleaning
- Document drying and deodorization
- Debris removal
- Water damage and drying
- Smoke odor reduction
- Electronics restoration
- Pack-Out, Moving, and Storage
- Artwork, Heirlooms, or Photography
- Billiard tables
- Musical instruments
You will need to choose a restoration contractor to take care of the structural cleaning and handle all or some of the above items. Of course we would like you to choose SERVPRO of Manistee, Ludington, and Cadillac but you will have many options. There are many major restoration vendors, local contractors, and even small mom and pop companies willing to help clean and deodorize your home. Each has advantages and disadvantages.
Make sure you get references from your agent, your adjuster, and customers who have used the vendors for prior losses. Everyone’s goal should be the same---get you back into your home quickly and complete the claim in the most accurate manner possible. Your insurance company just wants to pay what they owe from your policy (contract) that both of you signed. The restoration contractor wants to complete the claim, allow you back into your home, and get paid for what they have done—nothing more, nothing less.
Another 100 Year Flood in Western Michigan
SERVPRO of Manistee, Ludington, and Cadillac and our sister franchises from Clare, Muskegon, Traverse City, and Big Rapids helped over 100 homes who suffered water damage from the late July storm that hit western Michigan. Hardest hit was Manistee, Ludington, Scottville, Free Soil, Fountain, Wellston, Irons, Baldwin, Wolf Lake, Custer, Dublin, Bear Lake, and Onekama who recently received over a foot of rain in one day. As rivers overflowed and city storm sewers were overwhelmed, our customers saw the water rise in their basements and crawlspaces.
They call this a 100 year flood. But what does that mean? A 100 year rain does not mean you can expect to get a rain of that size every one hundred years. It actually means that in any given year, you have a 1% chance of getting a foot of rain from one storm. A 50 year storm has a 2% chance and a 25 year storm has a 4% chance in any given year.
You can go to the FEMA FLood Map Service Center https://msc.fema.gov/portal/home and check out the probability of your home getting flooded (if your area was mapped and most are). The higher the risk of flooding, the more you should consider buying flood insurance from FEMA. As most of West Michigan knows by now, your home policy probably will not cover a water event coming from outside the structure. Sometimes limited coverage ($2,000-5,000) can be purchased through your homeowner’s policy as a sump pump or sewage back up failure rider, but most home policies specifically exclude groundwater or water coming from outside the home.
You can also check to see if your community participates in the National Flood Insurance Program (NFIP). Remember there is usually a 30-day waiting for this type of insurance to kick in so don’t wait until your phone announces a flood warning to call your insurance company. You should also talk to your local insurance agent. They are the experts and know what is available in your area. Many of them sell enhanced policies that cover some types of water intrusion (hydro-static intrusion, sump pump failure, or septic backups). They can also help walk you through the steps to get on a federal program to give you some protection from the 100 year rains that seem to be coming much more frequently.
FEMA’s statistics show that over 20 percent of flood insurance claims are for non-high risk zones. Whether climate change is temporary or permanent doesn’t really matter to your wet basement. Large storms and weather events are clearly happening more frequently and you need to be prepared. Some of the things you can do will help with even normal rainfall amounts. Install and maintain roof gutters with downspouts to get the water at least 6 feet away from your foundation. Consider landscaping to drain the water away from your home. Clean out ditches and culverts on your property or call the local road commissions for help. Work with your neighbors on larger projects (their basement is probably wet also).
Because flood insurance from the NFIP program usually has limited or no coverage for below ground areas (basements and crawlspaces) and the contents stored in them be careful what you store down there. Now may be the time to get rid of the college furniture your son has stored in your basement and get some plastic totes for the craft supplies that are in cardboard boxes on the floor. If you haven’t used that exercise bike in 10 years you may want to find someone who would it to take up space in his basement.
Other items not typically covered are paper documents and money or valuables stored in the basement. Outdoor decks, patios, fences, hot tubs and pools, outdoor furniture, and wells and septic systems are typically excluded. Usually this insurance will not cover temporary housing or living expenses. You may have coverage for some of these items (and possibly large appliances like washer and dryer or furnace) through your home insurance under a personal contents cover.
Your friends at SERVPRO of Manistee, Ludington, and Cadillac hope you never have to use our water damage and restoration services but knowing your options before the loss should make dealing with the event easier. Please call your local insurance agent for more details if you have questions as every area is different. If you do get hit with a 100 year flood, call the professionals at SERVPRO and we will do our best to make it "Like it never even happened.”
Outdoor Grill Safety
July is over which means you already had your big vacation trip. Because fall sports practice (and soon school) are starting, you will be spending more time closer to home. This means the home grilling season is hitting full swing. The National Fire Prevention Association (NFPA) his posted the following hints to help prevent injury and deaths. The NFPA says seven out of every ten adults in the U.S. has a grill or a smoker. That means over 250 million are in use in the U.S.
The biggest fire risks are from failure to clean the grill, leaks in the gas hoses, or breaks in the grill body itself. Obviously, NEVER use your grill inside. That includes garages, three season rooms, or tents. Opening the windows or garage doors will not prevent the buildup of CO2, which is a deadly colorless and odorless gas. Please take a minute and follow the general grill safety rules published by NFPA:
- Check your grill before you light it for damage and to make sure it is clean. A buildup of grease and fat from the grid and trays can lead to an uncontrollable flame up.
- Keep the grill away from flammable items. This includes deck rails and garage or home walls. Also look up to make sure nothing above the grill is flammable.
- Pets and children must be taught to stay at least 3 feet from the grill….it is hot.
- Never leave the grill unattended, even for a few minutes.
The two main types of grills are propane and charcoal. Always check for leaks before lighting a propane grill, especially if you smell gas. You can check the fittings and hoses easily with a solution of dish washing soap and water. You will see the bubbles forming if there is a leak. Never light a grill unless the top is open to prevent the buildup of excessive gas. Turn the grill off and wait at least 5 minutes if the grill fails to light on the first attempt.
The biggest danger from charcoal grills comes from CO2 gas and improper use the starter fluid. Again, NEVER use your grill indoors. To prevent flare ups use only labeled fuel to light the charcoal. Gas, lighter fluid, and any other flammable liquids can explode and must not be used. They can also leave residues that can contaminate your food. Once the charcoal has been lit, never add more starter fluid. Be especially careful when disposing of the used charcoal. The coals can start a fire long after you believe they are dead.
Take a few minutes to check and clean your grill before an accident happens. SERVPRO of Manistee, Ludington, and Cadillac wishes you a great late summer grilling season and hopes you never have to use our Fire Damage and Restoration Services.
Finally, the Drying Process.
The drying process usually takes 3 or 4 days and is quite intrusive. After demolition has been completed, drying equipment will be set. The fans are loud and generate a significant amount of heat in the summer. The area is truly a construction zone. Care must be exercised because many hazards exist include tripping hazards from the power cords, uneven floors from demolition or floating carpet, possible nails and screws protruding from walls and floors, and possibly dust and debris. A reputable contractor will make every effort to keep everything cleaned up each day, but some construction debris is inevitable.
SERVPRO of Manistee, Ludington, and Cadillac will be onsite every day checking moisture readings of all materials, resetting drying equipment, and removing equipment as specific areas dry. This daily monitoring is critical to the process to make sure no wet areas remain which could support microbial amplification, and to prevent over drying of sensitive items. These reports provide evidence which can be used in court to prove that the structure was properly dried and is ready for reconstruction. They also explain why all work was done what the thought process was involved in making the drying decisions.
Once everything is dry, the equipment will be removed and contents reset to allow you to have use of the home. If reconstruction is necessary the next phase of the loss starts. See our reconstruction blog for the breakdown of that process. Although this is a simplified breakdown of the drying process, hopefully it will allow you to feel more comfortable with dealing with your loss.
We have the contents out of the way, what is next?
The contents are out of the way, carpet pad removed, and free water has been extracted. Often water will wick up the drywall or wall coverings following the initial loss. Or perhaps, the water came from above from a main or second floor toilet or kitchen. SERVPRO of Manistee, Ludington, and Cadillac technicians will use a variety of tools and meters to moisture map the affected area to determine if demolition is necessary. Penetrating and non-penetrating moisture meters, moisture sensors, thermo-hygrometers, and inferred cameras are a few of the tools needed to moisture map a structure.
The walls can sometimes be dried without cutting by using dehumidifiers and high speed axial air movers. Restoration companies always try to minimize cutting to reduce reconstruction and disruption to your life. If the walls are only wet a few inches high, the baseboard will be removed and fans set. Sometimes cutting below the baseboard line is possible if the water has not wicked very high on the wall coverings. This is the preferred method since it does not require any drywall repairs which greatly reduces the time you will be unable to fully use your home.
If a moisture barrier is present or if the insulation on exterior walls was affected, more intrusive cutting may be necessary. The walls may need to be “flood cut” at one foot, 2 feet, or 4 feet. Sometimes the subfloor will need to be removed if it has deteriorated or swollen to the point that it is structurally unsound or will not accept new floor coverings. Vinyl floor coverings may need to be removed to dry the subfloor as they present a vapor barrier which doesn’t allow the subfloor water to escape. Drying ceramic tile and hardwood floor are a specialty drying challenge that the experts at SERVPRO of Manistee, Ludington, and Cadillac are trained to perform. Laminate floors are discarded if water gets under them.
So now that we have walls and floors ready what happens next?
See our next blog for the answer to that question.