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Consider these mitigation strategies to minimize water damage on campus                                                                                                                                                                                                        

Water Damage Is Costly in Multiple Ways

Given the wide range of complex risks confronting college and university risk managers today, it may be hard to believe that water damage and its consequences currently rank among their most expensive and disruptive exposures. Indeed, The Hartford reports that water intrusion and liquid damage are among the top causes of commercial property loss in educational settings, adding that water damage accounts for one out of every five property insurance claims in the US, totaling approximately $13 billion annually.

Beyond insurance claims for remediation and repairs, the potential financial, operational, and reputational consequences of water damage can far exceed the dollars and cents of the physical loss.

Fortunately, higher education risk managers often are in positions to work closely with their institution’s real estate, facilities management, and maintenance teams to identify vulnerabilities, implement mitigation strategies, and create effective response plans to protect their campuses. Furthermore, the solutions can be relatively straightforward to implement.

Common Causes of Water Damage on Campus

In many cases, exposures to water damage can be traced to older buildings and aging infrastructure; old pipes, outdated HVAC systems, and roof leaks are major risks. According to claims data compiled by The Hartford, HVAC and plumbing system failures account for nearly half (47%) of water damage losses in educational institutions.

Meanwhile, a survey by the US General Accounting Office reported that 27% of schools had roof problems, and 30% experienced plumbing issues, both of which can lead to significant water damage if not addressed. Leaks can be both visible and hidden in walls, ceilings, and mechanical rooms; when this type of water damage goes undetected, there’s often mold growth – and related indoor air quality issues – which may cause illness and require costly remediation.

Across the US, extreme weather events continue to wreak havoc on campuses with many experiencing flooding from storms, snowmelt, and hurricanes that can overwhelm drainage systems. In 2008, the University of Iowa experienced a catastrophic flood causing $750 million in damage, exacerbated by aging infrastructure; the campus is still dealing with the impact 16 years later. Similarly, unusual weather patterns can lead to frozen pipes and subsequent bursts. The widely reported 2021 freeze event in Texas affected schools across the state, including Texas A&M University which sustained water damage from burst pipes.

Additionally, construction and renovation work, which may involve the installation of temporary plumbing, demolition, and contractor errors can lead to unexpected water incidents. Human error and negligence play a role as well with water losses arising from unattended equipment, improperly maintained appliances, or accidental activations, such as sprinkler system mishaps which account for 11% of water damage incidents.

The Far-Reaching Impact of Water Damage

In the short-term, a water damage event can lead to disruptions in classes, research, and student housing, as well as result in temporary closures of labs, libraries, or dormitories. For example, a high-rise university student housing building in Philadelphia experienced a plumbing failure that impacted 19 floors and 220 individual rooms, including dormitory suites and common spaces, resulting in significant disruptions.

There’s also potential damage to irreplaceable research materials, historical documents, and rare books. Water intrusion can irreparably harm valuable academic resources. The Hartford observes that many colleges and universities own fine art, rare books, and other priceless artifacts, all of which may be at risk during water damage incidents.

Emergency repairs can be costly, and repair or remediation measures can take longer than anticipated. Extended facility closures can lead to significant financial losses, including loss of revenue from displaced students or canceled events. In the aftermath of Hurricane Helene, for instance, many institutions in the affected areas remained closed for weeks, leading to concerns about the long-term impact on students' learning and mental health, as well as potential financial implications for the institutions.

Failure to address water damage proactively can damage an institution's reputation and lead to legal liabilities, which may not be covered by insurance. Implementing effective water damage prevention and response plans is crucial to mitigate these risks.

Developing an Effective Water Damage Prevention Strategy

For colleges and universities, an effective water damage prevention strategy typically calls for proactive maintenance and infrastructure upgrades; the use of monitoring technology; and regular training for maintenance staff, faculty, and students.

• Proactive maintenance and infrastructure upgrades. Schedule and conduct periodic inspections of plumbing, roofs, and HVAC systems to identify and remediate outdated or deficient components, and use water-resistant building materials in renovations.
• Monitoring technologies. Design and install environmental sensor systems for early leak detection, water flow meters and shutoff valves to prevent extensive damage, and smart alarms and automated alerts to notify facilities teams immediately of potentially damaging events.
• Training. Educate facilities teams, resident advisors, and faculty on early warning signs of water damage and create clear reporting protocols for leaks and water-related issues. Training should be reinforced regularly and updated as needed based on staff, faculty, and student turnover or rotation.

The last line of defense is to create a Water Damage Prevention and Response Plan (WDPReP), which is designed to minimize potential damage from a leak or water intrusion. At a minimum, the response plan should include the following:

• Essential Emergency Contact List
• Shutdown Procedures
• Communication Protocols
• Recovery and Documentation
• Water Cleanup Kits with resources and materials for use by facility maintenance or a designated rapid response team

Risk managers looking for a place to start or seeking additional measures to strengthen an existing Water Damage Prevention and Response Plan may want to review a sample template developed for a construction project, which can be found here. This document was created using proven plans from across industries and building types and incorporates multiple elements to give college and university risk managers ideas for what they may want to include within their own plans.

Water Damage Prevention in Action

As a university's life sciences building was in the final stages of renovation, incoming cold weather added another layer of risk to the project.

Thinking ahead, the general contractor had a loss control solution that used monitoring technology installed on the project. Water leak sensors were placed strategically throughout the renovation to monitor for the presence of water leaks as well as the ambient temperatures.

The project experienced two water and temperature events caused by a leak and an open roof hatch, respectively. However, with instant alerts and an effective response plan in place, the construction team quickly identified and remedied the issues before they caused significant damage.

As another example, the University of Tennessee, Knoxville implemented an internal water damage response program, enabling it to handle many clean water losses internally and save $400,000 in contractor fees over 18 months.

Work Collaboratively to Prevent or Mitigate Damages

Considering all the myriad and complex exposures facing higher ed’s risk managers today, it’s easy to overlook the surprisingly widespread and significant risk associated with water damage. However, with careful planning and by implementing appropriate proactive measures, college and university risk managers can work in collaboration with facilities teams, faculty, and students to help prevent potential water damage events and respond rapidly and effectively to mitigate their impacts should they occur.

Want more information? Listen to this URMIA Matters podcast on water damage prevention and mitigation.

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