Water Damage But No Signs of Water

Part of owning a recreational vehicle or travel trailer is keeping up with the maintenance. Owners of these types of vehicles know that they must make sure that sealed seams remain sealed so as to prevent water leakage. When water leaks occur, the signs are usually obvious: water stains will appear on ceilings, walls, and floors. In addition, when water has a chance to collect, spongy floors can be the result of rotting plywood. But, what about those times when the damage is there but the cause isn’t so obvious. Case-in-point, spongy floor but no water stains anywhere. This was an actual case that was recently encountered. Once the titled floor was removed from the damaged area, it became obvious that water stains were present and that water had caused the plywood subfloor to rot. Since there were no indications that the water came from outside the trailer, it had to have come from within. It was later determined that water lines had been routed beneath the floor where the damage had occurred. It then became clear that one of the lines had to have been leaking and caused the floor damage. Photos of the damaged floor and rotten subfloor are shown below.

Damaged floor adjacent to exterior wall

Title floor removed from damaged area, water damaged plywood subfloor found rotted

Water Damage and Frost-Proof Faucets

Many homes and businesses are now equipped with something called a frost-proof faucet.  These devices are nothing new and have been around for several years.  They have all but replaced the old style water hydrants that had to be wrapped or covered and protected during winter months to keep them from bursting.  But, in order for a frost-proof faucet to work properly, it must be installed properly.  You would think that a plumber would be especially mindful of the consequences if they didn’t do the job right.  In any case, frost-proof faucets do rupture and the resulting water leakage can cause damage, either in a crawl space or inside a wall.  The photographs below show how the copper tube expanded at the point of rupture indicating where the water turned to ice and stressed the tube to the point of failure.  In order to understand what happened, it is necessary to understand that the faucet is equipped with a long stem that runs from the valve handle to the end of the copper tube where the water line is connected.  This is where the valve seat is located.  The valve seat is actually the part that stops the water flow when the valve is turned off.  If the faucet is installed horizontally or pitched upward, water will stay inside the copper tube instead of draining out of the hose connection end when the faucet is turned off.  The faucet must be pitched slightly downward with the hose connection end lower than the water line inlet end. Even if the valve seat is leaking, water must be allowed to drain out of the faucet.  In the case of the faucet in the photograph, when the water froze, its tendency was to expand to approximately 9 to 11% of its volume.  However, because of the enclosure within the copper tube, the ice could not freely expand.  As a result, the tube wall was stressed to a point where failure occurred.

Failed Water Hydrant

Expanded copper wall shown as bulge just to left of water line attachment

Area of copper tube wall failure

Water Damage and Attic Installed Air Handlers

Most people are aware that air conditioning units can come as a package, everything in one box; or as a combination of two pieces of equipment, an outdoor condensing unit and an indoor air handler.  Remote, or split systems as they are often called, are specifically designed so that the air handling unit has to be located in an interior area where it can be safely operated and maintained.  One of the areas commonly used for air handler installation is the attic space of a building or residential structure.  Regardless of the location, provision must be made during the installation to catch water should the unit begin to leak.  It should be noted that water is a product of the cooling process.  That is, as air passes over the cooling coil, water can condense out of the air.  A drain line is typically connected to the cooling coil housing and routed away from the unit to the outside.  But, if for some reason the water does not drain correctly, it can begin to accumulate inside the air handler and will find a way to escape.  In order to capture the leakage and prevent structural damage, drain pans are commonly placed beneath the unit for this purpose.  It is the responsibility of the installing contractor to make sure that the drain pan is sufficiently large to catch whatever water leakage might occur wherever it happens to flow out of the equipment.  The photograph below shows a typical installation.  The problem that occurred here was that the drain pipe filled with debris and caused the drain water to back-up into the cooling coil and plenum.  When the water exited the unit, it missed the drain pan entirely and damaged the ceilings over the dining room and garage.  In this case, the drain pan was not large enough to fit under the air handler and plenum and was therefore useless.  Because of the damage that occurred, the installing contractor was held responsible. 

Defective GE Dishwasher

Recently, we were assigned to a case where water damage had occurred inside a residential kitchen.  In this case, the dishwasher was placed in operation and allowed to run while the homeowner was away.  Upon returning, the homeowner discovered that their kitchen and part of their family room had been flooded with water.  After recovering the dishwasher and conducting an examination, it was discovered that the gasket between the drain and tub housing had failed.  The failure resulted in massive water leakage.  The photographs shown below illustrate how water was pouring out of the wash tub housing.  It should be noted that the dishwasher was approximately four years old when the incident occurred.  Dishwashers typically do not experience water leakage at the drain and gaskets last for the lifetime of the appliance.  In this case, the manufacturer used three rotating locks to hold the drain assembly in place while pressing down on the gasket to maintain a seal between the drain and housing.  This particular problem applies to General Electric dishwasher model # GDF520PSJ2SS.  It is recommended that owners with this dishwasher should not leave this appliance in operation with no one in attendance but, instead carefully monitor the operation.  At the first sign of water leakage, turn the dishwasher off.  Doing so will deenergize the water control valve and stop the flow of water into the tub.  However, water will continue to flow out of the area of leakage until the tub is completely drained.  It will become necessary to remove the dishwasher from its position, usually beneath a countertop, in order to dry the floor.  At this point, the homeowner will have a decision to make: have the dishwasher repaired or replace the appliance.  Remember that if the appliance is repaired, because of the design, the appliance will most likely leak again.               

Water observed streaming down from drain area

Close up view of water leaking from drain area

Hints That you Might Have a Subrogation Case

Anytime that the failure of a product causes personal injury or property damage, there is a possibility that an insurance carrier could recoup its expenditures from the manufacturer, installer or servicer.  However, not all product failures result in grounds for subrogation claims.  Sometimes products “wear out” and when they do, it can be due to the expiration of the useful life of the product.  Case in point: water heaters.  Depending on who you talk to, the useful life of a residential water heater can be anywhere between five and ten years.  Then there are those more expensive models that can last between 10 and 15 years.  The life of a product has to be taken into consideration, usually during the investigation phase, so as to make sure that the subrogation case will not be summarily dismissed if the case goes to court.  In the case of fires, both structural and vehicular, where the cause was electrical or mechanical malfunction; the key here is whether the equipment was recently installed or serviced by an outside service company or individual.  In the case of existing equipment, the question of maintenance will arise and become a key piece of information.  If the equipment has been allowed to go unmaintained, then it might be possible for a manufacturer or installer to argue that the operating condition of the equipment was beyond their control and they cannot be held liable.   The same thing applies to situations involving water damage.  Water damage can occur from leaking refrigerators, dishwashers, washing machines, and any other piece of equipment that uses water in the process. 

There are also situations that arise where subrogation is not so obvious.  Assuming that an employer is operating a safe workplace, on the job injuries can be caused by the operation of equipment that is not properly guarded.  OSHA regulations are in effect that prohibit the operation of rotating or moving equipment without proper guarding.  Such equipment includes, conveyors, wire drawing machines, drill presses, milling machines, and stamping machines.  In many instances, rotating equipment is operated with the use of pulleys or flywheels.  These components have to be matched to the rotational speed of the machine.  If the machine is operated at a speed greater than the rated speed of the flywheel, then it is possible for the flywheel to fail.  If the flywheel fails under normal loading and within its expected life, then subrogation is possible.  However, if someone in the plant has increased the rotational speed of operation beyond load limits, then subrogation is most likely not possible.  It should be noted that many smaller pulleys are adjustable and as a consequence, rotational speed can be increased to a dangerous level.  In addition failures from hydraulic hoses can occur where the operator is sprayed with hot oil.  If the hose is routinely replaced as a maintenance item but, fails during its service lifetime, then it can be argued that the hose was defective and likely warrants a subrogation claim against the manufacturer.  Similarly, pressure vessels can EXPLODE and cause property damage and serious injury.  Vessels containing air, water, oil, or any other fluid under PRESSURE must be certified for the service.  If the vessel failed during its expected life, was not over-pressurized, maintained by minimizing corrosion, and inspected on a regular basis; then, subrogation against the manufacturer is a possibility.  However, if the vessel was manufactured in house, by the insured, then any injured employees might have a design defect claim against the employer.               

Possible ProFlo Toilet Tank Defect

It has been brought to our attention that toilet tanks made under the ProFlo brand have been cracking after installation and causing significant water damage.  We were made aware of the problem when a plumbing company located in Florida noticed our article on Vortens toilet tanks and subsequently contacted us and advised us of a similar problem with ProFlo tanks.  The company that notified us also provided photographs of three separate tank failures which are shown below.  After researching ProFlo, it was learned that Ferguson Enterprises owns and distributes the brand in the United States.  Ferguson Enterprises is also based in Newport News, Virginia.  The intent of this notice is to determine if there is widespread experience with tank failures and request that those experiencing the failures comment on their situations so as to make the defect common knowledge and possibly result in a recall.     

Cracked ProFlo toilet tank

Second instance encountered where the toilet tank cracked

Third cracked tank

How NOT to Install a Water Filter

We recently investigated the cause of failure of a water filtration unit that cracked and caused an extensive amount of water damage to residential dwelling.  During the course of the investigation, it was determined that a whole house water filter unit had been installed in a cabinet beneath the kitchen sink.  This location is perfectly acceptable as were the piping connections that were made to connect the unit to the cold water supply line.  However, when the upper and lower halves were assembled, the pieces were put together with pipe joint compound.  This is absolutely unnecessary and amounts to an improper installation.  The filtration unit comes with an O-ring that is intended to fit between the halves and seals any gaps while preventing water leakage.  Although the unit failed as a result of over pressurization,  the presence of pipe joint compound indicated that the filtration unit had been improperly maintained.  The failure of the unit is shown in the photographs below.

What Happened to Water and Gas Lines?

By now everyone has heard about the massive devastation caused by both hurricanes Harvey and Irma.  Nightly news reports have been showing us how much damage can be caused by hurricane force winds not to mention the water damage caused by the flooding rain.  Much of the reporting has been focused on people that have been displaced as a result of the storms.  But, not much if anything has been said about the hidden damage to the infrastructure.  Yes, we are all aware of damaged roads and downed power lines.  But what about the damage to the water supply, storm drains and sewer systems?  Because of all the debris and mud, flowing water will carry those solid substances through pipelines to pumps.  The impact can cause damage to impellers, valves, and filters.  Debris can also become trapped inside pipelines where the pipelines bend causing a backup, if not rupture, and possibly necessitating the replacement of line segments.  Before potable water service can be restored, all contaminants will have to be removed and the flow of water through drainage systems will have to be confirmed before the public can be allowed access.   What about natural gas service?  Gas lines can either be routed above or below ground.  The main problem to consider is sink holes.  This is especially true in Florida.  Unsupported gas or water lines can fail if the ground beneath collapses to form a large crater.  With as much as rain as Texas and Florida got during the storms, it would be prudent for utility engineers to be especially mindful of the potential hazards that could develop if sink holes start appearing.

 

Another Flushmate Recall

Back in June of 2012, we blogged about a recall from Flushmate that involved exploding toilet tanks. That recall involved 2.2 million pressure assisted flushing systems where the pressurized tank could fail and cause the porcelain toilet tank to break apart in an explosion-like manner. Since that recall was made, Flushmate has continued to have problems with its products. As a result Flushmate has issued another recall for approximately 351,000 Flushmate III pressure assisted flushing system tanks. The problem is still the same. That is, the tanks fail at the weld seam and release water under whatever supply pressure is available. The pressure is usually enough to break a porcelain toilet tank and cause substantial water damage to property. The destruction of the porcelain tank can also cause serious personal injury.

Attorneys and Expert’s Depositions

Just this past week, I was scheduled to give a deposition in another of my investigated cases.  In this particular case, the issue was centered around whether a plumber was negligent in installing a 3″ pvc water supply line. Approximately 9 months after the line was installed, a coupling failed resulting in water damage to a healthcare facility.  The case is now coming full circle by the taking of witness statements by the attorneys for each side.  Answering the opposing attorney’s questions is not a problem as I am usually well prepared.  The problems arise when the opposing attorney doesn’t want to pay the expert’s bill for the deposition. This was exactly the situation I faced which, I might add, was not the first time. However, due to previous experience, I have learned to insist on receiving payment before testifying. The alternative is to leave the meeting without giving any statements. Those expert witnesses that have been in practice for seve