December 2024
Real-world effects of climate change are now upon us, even in areas where such events were rare or non-existent. We are now in an era of more frequent and intense inclement weather events.
Flash flooding in urban areas is a problem for buildings where units or other interior spaces are at or below grade. Some units, and common areas, in virtually all buildings are at risk. Higher temperatures, and wildfires in some areas, impact on building systems.
A decade ago, this was a non-issue in and around Toronto. There wasn’t much in the way of extreme weather or major flooding to worry about and little thought was given to the problem. While there may have been discussions in some communities, little was done because there was no urgency.
Now there is urgency
Condo boards need to consider what can be done to prevent a disaster and how to pay for it
Now there is urgency. Condo boards need to consider what can be done to prevent a disaster and how to pay for it. Actions taken today include deciding what work is necessary, its cost and how funds will be raised. In short, a financial plan is needed to address the problem.
Some communities may require new landscaping and grading to fight water problems. It may be necessary to repair the outer façade so water is less likely to enter the building. There may be a need for more emergency power to ensure elevators continue to function and residents can remain at home during an extended power outage. Flood doors that can be closed during storms may be a partial solution. Where it is impossible to fully prevent water from entering, sump pumps may be necessary to facilitate water removal.
Rising temperatures place greater demands on a building’s HVAC systems, which also need to remain operational in the event of flooding.
Should your community experience a disaster, one of the biggest mistakes is to be uninsured. Imagine an unexpected disaster (actually, disasters are never expected) and being insured for just cents on the dollar. Every single owner in the community is likely to be financially compromised and rebuilding the community becomes impossible. Preparing for a future disaster is unlikely if unable to financially recover from the previous one.
Preparations begin by understanding that flooding starts on the outside
Flooding poses the greatest current risk for many communities. Preparations begin by understanding that flooding starts on the outside. Drain systems should not be blocked by leaves or debris, and should be functioning properly. Good drainage can manage most levels of stormwater. Ground level around a building should be sloped away to divert water. For below ground areas, ensure any window wells are drained from the bottom to prevent water from coming in through the window or wall. Water should be diverted away from the window well and building.
Water detection systems, which can detect water buildup and flooding, should be utilized in elevator shafts, sump pump systems and wherever else water is likely to accumulate. Sensors should activate an alarm and send an electronic notice when water begins to accumulate.
It is now understood that climate change is the cause of increased precipitation and hotter temperatures. We have no way of stopping either so attention should be focused on slowing or preventing the effects.
