Water and sewage leakage in healthcare organizations can originate from many sources (e.g., domestic waterlines and systems; drains and drain lines, frozen pipes, sewage systems, leaky roofs and windows). During a water damage loss, organizations will not only have to repair building damage, but they may also incur substantial losses associated with the replacement costs of damaged furniture, fixtures, medical equipment, and valuable papers. Most importantly, a water damage loss can interrupt healthcare services and may force organizations to displace clients. Ambiguity in lease agreements has led to lack of clarity surrounding who has responsibility for water and sewage infrastructure repair and maintenance pre- and post-loss leading to increased exposure to the healthcare organization.
Adopt standardized evidence-based liquid damage prevention strategies.
Adopt an evidence-based water, sewage, and liquid leakage emergency response plan.
Adopt best practice for lease agreements (contracts).
Additional Considerations
- Example of strategies to reduce water, sewage, and liquid damage in critical rooms :
- Periodic checks of the room’s envelope for potential leak sources and entry points;
- Providing catch pans for supply and drain pipes located overhead;
- Ensuring below grade areas have sump pumps in good working condition, are connected to emergency power, and are equipped with monitored high-liquid-level alarms;
- Equipping below grade drains and sewer lines with check valves;
- Providing drainage or leak detection in rooms with liquid sources (FM Global, 2018) (FM Global, 2022b) (Insurance Bureau of Canada, 2016).
Additional Considerations
- Examples of strategies to reduce potential water runoff, flooding and sewer backup losses in below grade occupancies:
- Installing sump pumps at points of water ingress or collection (i.e., low points or around open floor drains near backflow prevention valve). These sump pumps should be at minimum of 50 gallons per minute and should be connected to emergency power. Ensure that the power supply is appropriately sized for the pump. Test the device on a quarterly basis and before major storm events;
- Ensuring door thresholds, door seals, and window seals are water impervious;
- Installing leak detection, which alarms to a constantly attended location, for high-value equipment areas and critical occupancies in basement or below-grade areas;
- Reviewing exterior grading to ensure there is an adequate slope away from buildings and openings;
- Reviewing downspouts to ensure they are extended away from buildings;
- Storing materials (e.g., paper records, documents and files) on shelves, racks, cabinets, or skidded off the floor (FM Global, 2022a) (FM Global, 2022b) (FM Global, 2021).
Additional Considerations
- Examples of strategies to ensure the optimal function of drainage systems:
- Becoming familiar with the facility’s drainage system. Map the entire system to identify connections, water flows, system capacities and asset condition to quickly identify the source of drainage problems (e.g., blockages, seepage or ground contamination) (HIROC, 2021);
- Equipping sewer lines and drain systems with backflow preventions (e.g., backflow prevention valve, designed to prevent a backup of municipal sewer lines from entering the facility, such as flash flood) (Insurance Bureau of Canada, 2016) (FM Global, 2021);
- Ensuring all shutoff valves are well-marked and accessible (FM Global, 2022a) (FM Global, 2021);
- Conducting scheduled preventive inspections of all basement floor drains and external drainage systems (e.g., ensure they are free from obstructions) (HIROC, 2019).
Additional Considerations
- Examples of elements of a water and sewage preventative maintenance program:
- Exercising domestic water control valves annually;
- Checking and clearing HVAC condensate drains monthly;
- Checking and clearing roof drains quarterly;
- Testing sump pumps quarterly;
- Scheduling checks of water pumps for excessive vibration;
- Scheduling checks of water heaters for signs of corrosion (FM Global, 2018) (FM Global, 2022a).
Additional Considerations
- Examples of elements of a winterization program:
- Ensure space heaters as well as space heaters as well as any heat-tracing systems are maintained and working (FM Global, 2021);
- Ensure adequate heat is provided for sprinkler, chilled, and domestic water systems, in particular for stairwells where exterior doors are present, diesel generator rooms, fire pump and sprinkler riser rooms, trailers and temporary housing, and office structures and penthouses (FM Global, 2022b).
Additional Considerations
- Examples of elements of a water, sewage and liquid leakage emergency response plan (FM Global, 2018):
- Identifying the location of the main and critical valves;
- Labelling supply lines to indicate the direction of liquid flow;
- Identifying the location of mobile spill control cart supplies for first responders;
- Maintaining an up-to-date contractor list (HIROC, 2021) (FM Global, 2019).
Additional Considerations
- Examples of elements to consider in lease agreements:
- Ensure clear language to describe the obligations of the landlord (lessor) and the tenant (lessee):
- Use of property, what is allowed and not allowed;
- Maintenance responsibilities of landlord and tenant;
- Responsibilities for damages as a result of third party activities;
- Landlord provisions for safety and security;
- Ensure insurance clauses specify (not an inclusive list):
- Types of insurance coverage, limits of liability, and the deductibles;
- Requirement of tenant to purchase property insurance (HIROC, 2018a) (HIROC, 2018b).
