Whether Canadians are going back to school or back to their offices, one thing is for sure: more buildings are coming back into full-time use after lying dormant during the pandemic. These structures, dubbed “COVID’s orphans,” must be treated like new buildings going through a break-in period, according to First Onsite Property Restoration.
“The longer the buildings have been hibernating, the more care will need to be taken when you’re preparing to have the building reoccupied,” said Brendan Murphy (pictured), director from First Onsite Property Restoration. Owners could uncover problems ranging from the minor, such as clogged drains, to the very serious, such as building envelope issues like mould and leaks, as they break in the buildings again.
Murphy recommends owners and building maintenance conduct a top-down check, starting from the roof and working down to the basement. But owners shouldn’t rush to get everything going at full capacity right away.
“If a building has been dormant, turning all the lights on at the same time will stress out the infrastructure unnecessarily,” Murphy cautioned. “Being prudent and taking things step-by-step will help.”
Owners should ensure mechanical systems are working, toilets are flushing, and urinals are running. The plumbing system will be tested as the building returns to use, as frequent toilet flushing and handwashing put renewed stress on drain lines and hot- and cold-water lines.
Murphy said owners should watch for pinhole leaks, which are a significant culprit for mould. Mould is a major threat to a building’s indoor air quality, and Canadians are rightly worried about it in their living and working spaces.
A survey conducted by Angus Reid Global on behalf of First Onsite Property Restoration revealed that 64% considered mould a top concern. More than half (55%) also feared their level of insurance coverage would not be enough to address possible water damage or flooding.
“Lack of airflow and water seeping into your building is a nice combination for creating mould,” warned Murphy. “Those pinhole leaks can result in bigger leaks. The proactive nature of visiting each washroom and relying on your contractors to maintain your building will help you avoid leaks.”
Murphy also highlighted the importance of having trusted vendors to help tackle preventive building maintenance. “Some things might seem mundane and not any threat. But someone who has a keen eye and is an expert in the field can see alligator cracking that might be showing, point out that there’s more wear and tear than you think, and make sure filters are changed, or systems are running properly,” he told Insurance Business.
Flooding and water damage are among the most expensive risks business and property owners face. According to the Insurance Bureau of Canada, severe weather in 2021 caused more than $2 billion in insured damage. It called that amount “the new normal” for catastrophic losses in the country, with “most of it due to water-related damaged.”
Murphy, who has had 15 years of experience managing facilities, including large commercial buildings, observed that many cases of loss due to water damage losses point to chronic issues in a structure.
“Sometimes, if it’s not a substantial flood or a relatively small loss, when the work is done, and everything’s cleaned up properly, everyone gets on with their lives. But if we do a little more digging, you’ll see that the same building has had the same issue three times over a given year,” he said.
“It may be the death of many cuts [for businesses]. They might pay out $400 here, $800 there [for short-term fixes], but it might be an opportunity to create capital projects that further protect your building.”
Investing in better building materials, technology that detects leaks, and significant improvement projects could help businesses and property owners avoid heartbreak down the line.
“Building materials that are less permeable [to water] would be a huge bonus. On the technology side, there are simple tools now that can detect a leak in your building. It doesn’t cost as much money as it as it did three years ago. That’s another huge advantage,” Murphy continued.
“Your buildings are giving you every indicator that it needs more help and more attention in a particular area. It would save a substantial amount for those willing to take that next step.”
