P9803 Flood Potential.

qxd 2/19/02 1:18 PM Page 1

Preparing for
Flood Potential
For additional copies of this publication or other
FM Global resources, contact customer services: If You’re Not Prepared,
• Toll-free: (877) 364-6726 (United States and Canada)
• By phone: (781) 255-6681 A Flood Could Cost You
• By fax: (781) 255-0181
Or order online: www.fmglobal.com/store
Your Business

fm
P9803 (Rev. 2/02) Printed in USA (2/02)
© 2002 Factory Mutual Insurance Company
fm
All rights reserved.
www.fmglobal.com
P9803 Flood Potential.qxd 2/19/02 1:18 PM Page 3

looding has many faces, all of

F them potentially menacing to

business property owners. Flash
flooding strikes local areas randomly.
A major windstorm dumps a record
rainfall — 20 in. (0.5 m) or more —
on a coastal area within a few hours.
Waters from mountain snow-melt fan
out as a sheet flood moving across an
alluvial plain, where steeper gradients
create deep rapids and a more danger-
ous event. Saturated areas with porous
soils below flood levels can trigger
landslides, mudslides or massive silt
flows during flooding — flows that
topple buildings and shift foundations.

Intense rain isn’t the only cause of

flooding. Ice jams can dam a river,
causing it to spill its banks like an
overflowing bathtub. Long after rains
have subsided, rivers clogged with
ice or debris can continue to rise.
The greatly feared tsunami, a wave
triggered by undersea seismic activity,
can be severe enough to devastate
widespread coastal areas. Sudden
drops in barometric pressure can create
a seiche, a rare event involving an
inland lake surging from one shore
to another like a bowl of water tipping
back and forth.
Floodwater is one problem. Human
error is another, as these flooding
losses illustrate:
• Forecasters had predicted that
the river would rise 34 ft. (10.4 m)
in the local area — the same level
as the warehouse floor. Workers
elevated stock on skids, but it
collapsed when the river rose 2 ft.
(0.6 m) higher than predicted.
The emergency-response team
was unprepared. This US$7 million
Flooding can strike any time, leaving behind water damage and a muddy residue that can render sensitive equipment — and your
facility — inoperable, threatening the existence of your business.
property loss, plus months of • Tanks floating on floodwater
downtime, taught workers one damaged valuable machinery
lesson: Never assume a river will and presses, shutting production
stay within predicted flood levels. down for three months. Earlier,
• A drainage ditch overflowed its this facility had been flooded 4 ft.
banks from heavy rain and began (1.2 m) deep on the ground floor,
flowing across a parking lot toward where water deposited heavy
two buildings. In one building, layers of mud. When heavy rain
workers moved pallet loads from hit again, the river rose well above
the floor to upper racks and sealed the 500-year flood estimate. The
spaces under the doors to protect company was unaware of the
the storage areas; however, this need to anchor tanks and other
failed to work for the second build- items that can float in floodwater.
ing, where almost 200 pallet loads Failure to promptly remove the
stored on the floor were destroyed mud and fine silt made the situation
by rising waters. The error leading worse. The manufacturer faced
to this US$2.6 million loss? approximately US$12.4 million
Workers miscalculated the floor in damage costs.
elevation in the second building.

This brochure is made available for informational purposes only in support of the insurance relationship between FM Global and its customers.
This information does not change or supplement policy terms or conditions. The liability of FM Global is limited to that contained in its insurance policies.
1
P9803 Flood Potential.qxd 2/19/02 1:18 PM Page 3

looding has many faces, all of

F them potentially menacing to

business property owners. Flash
flooding strikes local areas randomly.
A major windstorm dumps a record
rainfall — 20 in. (0.5 m) or more —
on a coastal area within a few hours.
Waters from mountain snow-melt fan
out as a sheet flood moving across an
alluvial plain, where steeper gradients
create deep rapids and a more danger-
ous event. Saturated areas with porous
soils below flood levels can trigger
landslides, mudslides or massive silt
flows during flooding — flows that
topple buildings and shift foundations.

Intense rain isn’t the only cause of

flooding. Ice jams can dam a river,
causing it to spill its banks like an
overflowing bathtub. Long after rains
have subsided, rivers clogged with
ice or debris can continue to rise.
The greatly feared tsunami, a wave
triggered by undersea seismic activity,
can be severe enough to devastate
widespread coastal areas. Sudden
drops in barometric pressure can create
a seiche, a rare event involving an
inland lake surging from one shore
to another like a bowl of water tipping
back and forth.
Floodwater is one problem. Human
error is another, as these flooding
losses illustrate:
• Forecasters had predicted that
the river would rise 34 ft. (10.4 m)
in the local area — the same level
as the warehouse floor. Workers
elevated stock on skids, but it
collapsed when the river rose 2 ft.
(0.6 m) higher than predicted.
The emergency-response team
was unprepared. This US$7 million
Flooding can strike any time, leaving behind water damage and a muddy residue that can render sensitive equipment — and your
facility — inoperable, threatening the existence of your business.
property loss, plus months of • Tanks floating on floodwater
downtime, taught workers one damaged valuable machinery
lesson: Never assume a river will and presses, shutting production
stay within predicted flood levels. down for three months. Earlier,
• A drainage ditch overflowed its this facility had been flooded 4 ft.
banks from heavy rain and began (1.2 m) deep on the ground floor,
flowing across a parking lot toward where water deposited heavy
two buildings. In one building, layers of mud. When heavy rain
workers moved pallet loads from hit again, the river rose well above
the floor to upper racks and sealed the 500-year flood estimate. The
spaces under the doors to protect company was unaware of the
the storage areas; however, this need to anchor tanks and other
failed to work for the second build- items that can float in floodwater.
ing, where almost 200 pallet loads Failure to promptly remove the
stored on the floor were destroyed mud and fine silt made the situation
by rising waters. The error leading worse. The manufacturer faced
to this US$2.6 million loss? approximately US$12.4 million
Workers miscalculated the floor in damage costs.
elevation in the second building.

This brochure is made available for informational purposes only in support of the insurance relationship between FM Global and its customers.
This information does not change or supplement policy terms or conditions. The liability of FM Global is limited to that contained in its insurance policies.
1
P9803 Flood Potential.qxd 2/19/02
The Losses Reveal Several Facts
• When selecting a site or expanding
operations, locate the facility or
key areas and equipment above the
500-year flood level, if possible.
• Simply moving stock to higher
ground often prevents a loss or
minimizes damage, but it might
not be enough to avoid lengthy
interruption to normal operations.
• Flood predictions are only a
guideline. Rarely are they accurate
within a few inches. When plan-
ning for an emergency, allow for
a 1- to 3-ft. (0.3- to 0.9-m) error
in predictions.
• Accurate floor and equipment
elevation estimates are essential
when evaluating potential flood
losses. If you’re close to a poten-
tial exposure, know the elevation
of your buildings, equipment,
utilities, yard storage and access
routes, as well as the key flood
elevations. FM Global engineers
can provide information about what
you can expect at your property.
Flammable liquids can leak from containers and become a floating contamination and fire hazard.
2 3
1:18 PM Page 2
• Always include yard storage,
dumpsters, equipment and
outside tanks in flood evaluations.
A floating tank filled with a
flammable substance can become
a floating fire hazard that can
expose anything in its path.
• When anticipating the result
of flooding and planning an
effective response, don’t forget
about deposits from rivers,
particularly those with small
elevation changes and slowly
moving water. Floodwater
carries fine sand, contaminants
and various chemicals, which
will collect in your facility and
on sensitive equipment.
• Effective flood response is site-
specific. Be certain the appropriate
advance warning and adequate
staffing is available for the
•
potential flood scenarios.
Make sure the flood emergency-
response plan mandates thorough,
regularly scheduled employee
training.
Moving stock and process equipment to higher ground can
prevent or minimize damage, but it might not be enough to
avoid an interruption to operations.
Engineering Analysis
Do You Understand the True Risk
to Your Facility?
The first step to take is the most
important — consult a qualified
engineer who can evaluate your
property for all local and regional
flooding potentials. Under what
conditions will that river, seashore,
dry arroyo, small ditch, drainage
culvert, process water reservoir or
aesthetic pond become a real threat?
Your FM Global engineer can evaluate
the property and provide information
on the proper approach and valuable
resources, depending on your situation.
Next, understand exactly what
magnitude of flooding you could face
and what the likelihood might be.
A 100-year flood recurrence interval
does not mean a flood occurs every
100 years. It means that level of
flooding has a one percent chance of
happening one or more times in a
given year. A 50-year flood is twice
as likely to occur in any year as a
100-year event. A less frequent, but
more devastating, 500-year flood has
a 0.2 percent chance of happening one
or more times a year. In addition, as a
river or its watershed characteristics
change, the actual probability of a
major flood might be even greater
than that of a predicted event
(see table below).
Your next step is to look closely at the
ways a flood could impact:
• the site, buildings, equipment,
stock and suppliers
• fire protection systems, water
supply and alarms
• yard equipment and storage
Probability of One or More Events
60%
50%
40%
30%
20%
10%
5 Years
500-Year Flood 100-Year Flood
200-Year Flood 50-Year Flood
• services, utilities and
communications
• access, shipping and receiving
• tunnels and below-grade
occupancies
Loss of utilities often happens fast.
A flooded electrical substation,
telephone utility building or sewage
treatment plant might have to shut
down production suddenly. If the local
water plant floods, your water supply
could be cut off immediately. Flood-
waters from cresting rivers and down-
pours could quickly submerge fire
hydrants and knock alarm systems out
of service. Outside access to ground-
level and basement service areas could
be prevented. Can you cope without
utilities and services?
10 Years 25 Years
Loss of access to your facility also can
be sudden. If roads to the property are
impassable, you have no guarantee of
moving raw materials or components
in or finished product out. Railroad
tracks often run parallel to or across
streams and can be washed away by
flood. Trucks can be held up in another
flooded location. Employees could be
halted on their way to the facility.
Yard storage (yours or your neighbors’)
can sustain major damage. Anchoring,
bracing and relocating equipment is
essential. Any object not tied down can
float — propane tanks, yard storage,
vehicles or river barges torn free from
moorings. Vehicles, truck trailers and
50 Years
P9803 Flood Potential.qxd 2/19/02
The Losses Reveal Several Facts
• When selecting a site or expanding
operations, locate the facility or
key areas and equipment above the
500-year flood level, if possible.
• Simply moving stock to higher
ground often prevents a loss or
minimizes damage, but it might
not be enough to avoid lengthy
interruption to normal operations.
• Flood predictions are only a
guideline. Rarely are they accurate
within a few inches. When plan-
ning for an emergency, allow for
a 1- to 3-ft. (0.3- to 0.9-m) error
in predictions.
• Accurate floor and equipment
elevation estimates are essential
when evaluating potential flood
losses. If you’re close to a poten-
tial exposure, know the elevation
of your buildings, equipment,
utilities, yard storage and access
routes, as well as the key flood
elevations. FM Global engineers
can provide information about what
you can expect at your property.
Flammable liquids can leak from containers and become a floating contamination and fire hazard.
2 3
1:18 PM Page 2
• Always include yard storage,
dumpsters, equipment and
outside tanks in flood evaluations.
A floating tank filled with a
flammable substance can become
a floating fire hazard that can
expose anything in its path.
• When anticipating the result
of flooding and planning an
effective response, don’t forget
about deposits from rivers,
particularly those with small
elevation changes and slowly
moving water. Floodwater
carries fine sand, contaminants
and various chemicals, which
will collect in your facility and
on sensitive equipment.
• Effective flood response is site-
specific. Be certain the appropriate
advance warning and adequate
staffing is available for the
•
potential flood scenarios.
Make sure the flood emergency-
response plan mandates thorough,
regularly scheduled employee
training.
Moving stock and process equipment to higher ground can
prevent or minimize damage, but it might not be enough to
avoid an interruption to operations.
Engineering Analysis
Do You Understand the True Risk
to Your Facility?
The first step to take is the most
important — consult a qualified
engineer who can evaluate your
property for all local and regional
flooding potentials. Under what
conditions will that river, seashore,
dry arroyo, small ditch, drainage
culvert, process water reservoir or
aesthetic pond become a real threat?
Your FM Global engineer can evaluate
the property and provide information
on the proper approach and valuable
resources, depending on your situation.
Next, understand exactly what
magnitude of flooding you could face
and what the likelihood might be.
A 100-year flood recurrence interval
does not mean a flood occurs every
100 years. It means that level of
flooding has a one percent chance of
happening one or more times in a
given year. A 50-year flood is twice
as likely to occur in any year as a
100-year event. A less frequent, but
more devastating, 500-year flood has
a 0.2 percent chance of happening one
or more times a year. In addition, as a
river or its watershed characteristics
change, the actual probability of a
major flood might be even greater
than that of a predicted event
(see table below).
Your next step is to look closely at the
ways a flood could impact:
• the site, buildings, equipment,
stock and suppliers
• fire protection systems, water
supply and alarms
• yard equipment and storage
Probability of One or More Events
60%
50%
40%
30%
20%
10%
5 Years
500-Year Flood 100-Year Flood
200-Year Flood 50-Year Flood
• services, utilities and
communications
• access, shipping and receiving
• tunnels and below-grade
occupancies
Loss of utilities often happens fast.
A flooded electrical substation,
telephone utility building or sewage
treatment plant might have to shut
down production suddenly. If the local
water plant floods, your water supply
could be cut off immediately. Flood-
waters from cresting rivers and down-
pours could quickly submerge fire
hydrants and knock alarm systems out
of service. Outside access to ground-
level and basement service areas could
be prevented. Can you cope without
utilities and services?
10 Years 25 Years
Loss of access to your facility also can
be sudden. If roads to the property are
impassable, you have no guarantee of
moving raw materials or components
in or finished product out. Railroad
tracks often run parallel to or across
streams and can be washed away by
flood. Trucks can be held up in another
flooded location. Employees could be
halted on their way to the facility.
Yard storage (yours or your neighbors’)
can sustain major damage. Anchoring,
bracing and relocating equipment is
essential. Any object not tied down can
float — propane tanks, yard storage,
vehicles or river barges torn free from
moorings. Vehicles, truck trailers and
50 Years
P9803 Flood Potential.qxd
Don’t be lulled into a false sense of security because your
property is protected by a levee or floodwall. Either can fail.
trailer offices can become battering
rams or float away entirely. How can
you prevent this? It’s essential to
decide and take action before any
flood event strikes.
Inside your plant, process equipment
and stock also can become floating
hazards. Storage racks may lift up and
tumble into one another. Outside tanks
(above and below ground), foundations
and exterior walls are susceptible to
hydrostatic forces. Unanchored silos
can be light enough to displace and
float away. Floodwaters could
undermine paving, landscaping and
ground cover or enter outside electrical
wiring systems.
4 5
2/19/02 1:18 PM Page 4
Floating flammable liquids leaking
from broken piping or drums can
pose contamination and fire threats.
Flammable liquids, which are lighter
than water, can float and ignite,
creating moving rivers of fire. How
will you control these hazards?
Man-Made Protection
Levees and floodwalls either can
curtail damage or make it worse.
Levees are earthen walls constructed
parallel to a river or stream. Concrete
floodwalls are installed where limited
space prevents building a levee of
proper size. Sound design, construc-
tion, operation and maintenance are
essential. Unusual volumes of water
that inundate the area can cause levees
and floodwalls to fail in several ways:
• Underseepage. Floodwater erodes
the soil under the wall or levee,
creating sand boils. Continued
soil erosion undermines the wall
or levee.
• Overtopping. Floodwater flows
over the top of a levee or wall
and erodes the other side.
A typical bayou during calmer times.
• Piping. Floodwater flows through
animal burrows or canals formed
by tree roots. This weakens
the levee.
• Saturation. Floodwater permeates
the levee or its foundation
material, leaving it too weak to
withstand its own weight.
Perhaps that levee built many years
ago no longer affords the same level
of protection. Has the area developed?
Have new bridges been built? Is there
heavy vegetation along the stream?
Who owns the flood protection
system? Who maintains it? Do you
know how well you’re protected?
Your FM Global engineer can
examine your levees and floodwalls
and determine if more extensive
evaluation is needed. You also can
contact the agency that oversees
levees and floodwalls in your area.
In the United States, the U.S. Army
Corps of Engineers designs, constructs
and inspects federal levees.
Drainage Barriers
Downed trees, ice jams or other debris
can obstruct drainage as they move
down a stream or river. Be sure to:
• Check culverts or bridges that
could affect your facility. They
should be in good condition, free
of debris and properly maintained.
Watch for water ponding behind an
obstruction. If the bridge or culvert
is upstream, look for the flow path
that could divert high water around
the obstruction to a low point.
• If ice jams are possible, stay alert
to local and regional forecasts
for their location. Flooding can
occur quickly if the jams break
up, move downstream, or block
bridges or culverts.
Building Construction
Walls, basements and structures are
susceptible to damage, especially
when they are poorly designed or
unreinforced, and interior drainage
systems can become overtaxed.
Generally, the lighter the construction,
the greater the damage. A structural
engineer should determine the adequacy
of walls, basements and structural
elements to determine the extent
floodwater and any associated wind
can be tolerated. FM Global Property
Loss Prevention Data Sheet 9-13,
Evaluation of Flood Exposure,
provides more information.
New construction can change the
drainage profile of your property
or adjacent areas. If you made, or
are in the process of making, any
changes, reassess drainage during
the design stage and throughout the
construction process.
Flood Emergency-Response Plan
A paper plan is one created in isolation
and never tested. A smart plan is created
with teamwork and regularly updated
and tested. It’s well-conceived and
comprehensive, has strong manage-
ment support and ensures an adequate
number of people are trained to take
the right actions at the right times.
Months Ahead of Flooding Season
Management writes and endorses
a sustainable step-by-step flood
emergency-response plan for all A flood emergency-response plan provides procedures for
monitoring weather forecasting.
potential flood scenarios, providing
specific responses for each one. The
Training includes instruction about
plan details the educational goals of the
all exposures and requires employees
training program for the emergency-
to be completely familiar with the
response team. It also provides flood plan. Train them (with drills)
procedures for:
to respond to all emergency scenarios
• monitoring weather forecasting
identified in your plan. Training will
• working with local emergency-
enable them to:
management agencies to
• recognize signs of change or
integrate plans
deterioration on the property that
• moving critical equipment to
could affect flood potential
safe areas, i.e., higher ground
• know how and where to install
• deciding work hours and number flood doors, flood logs, flood
of personnel needed windows and essential barriers
• accessing names, addresses, • know the sequence in which water
phone and fax numbers, and may enter your facility and arrange
e-mail addresses of vendors your flood-fighting efforts in a
supplying business operations similar sequence to stop the entry
and salvage services of water
• obtaining supplies for preflood • provide proper means to elevate
preparation and post-flood property or move it to higher
recovery: pumps, generators, ground
sandbags, tarpaulins, cleaning
supplies, first aid kits
• assigning security and surveillance
• prioritizing salvage and
cleanup activities
P9803 Flood Potential.qxd
Don’t be lulled into a false sense of security because your
property is protected by a levee or floodwall. Either can fail.
trailer offices can become battering
rams or float away entirely. How can
you prevent this? It’s essential to
decide and take action before any
flood event strikes.
Inside your plant, process equipment
and stock also can become floating
hazards. Storage racks may lift up and
tumble into one another. Outside tanks
(above and below ground), foundations
and exterior walls are susceptible to
hydrostatic forces. Unanchored silos
can be light enough to displace and
float away. Floodwaters could
undermine paving, landscaping and
ground cover or enter outside electrical
wiring systems.
4 5
2/19/02 1:18 PM Page 4
Floating flammable liquids leaking
from broken piping or drums can
pose contamination and fire threats.
Flammable liquids, which are lighter
than water, can float and ignite,
creating moving rivers of fire. How
will you control these hazards?
Man-Made Protection
Levees and floodwalls either can
curtail damage or make it worse.
Levees are earthen walls constructed
parallel to a river or stream. Concrete
floodwalls are installed where limited
space prevents building a levee of
proper size. Sound design, construc-
tion, operation and maintenance are
essential. Unusual volumes of water
that inundate the area can cause levees
and floodwalls to fail in several ways:
• Underseepage. Floodwater erodes
the soil under the wall or levee,
creating sand boils. Continued
soil erosion undermines the wall
or levee.
• Overtopping. Floodwater flows
over the top of a levee or wall
and erodes the other side.
A typical bayou during calmer times.
• Piping. Floodwater flows through
animal burrows or canals formed
by tree roots. This weakens
the levee.
• Saturation. Floodwater permeates
the levee or its foundation
material, leaving it too weak to
withstand its own weight.
Perhaps that levee built many years
ago no longer affords the same level
of protection. Has the area developed?
Have new bridges been built? Is there
heavy vegetation along the stream?
Who owns the flood protection
system? Who maintains it? Do you
know how well you’re protected?
Your FM Global engineer can
examine your levees and floodwalls
and determine if more extensive
evaluation is needed. You also can
contact the agency that oversees
levees and floodwalls in your area.
In the United States, the U.S. Army
Corps of Engineers designs, constructs
and inspects federal levees.
Drainage Barriers
Downed trees, ice jams or other debris
can obstruct drainage as they move
down a stream or river. Be sure to:
• Check culverts or bridges that
could affect your facility. They
should be in good condition, free
of debris and properly maintained.
Watch for water ponding behind an
obstruction. If the bridge or culvert
is upstream, look for the flow path
that could divert high water around
the obstruction to a low point.
• If ice jams are possible, stay alert
to local and regional forecasts
for their location. Flooding can
occur quickly if the jams break
up, move downstream, or block
bridges or culverts.
Building Construction
Walls, basements and structures are
susceptible to damage, especially
when they are poorly designed or
unreinforced, and interior drainage
systems can become overtaxed.
Generally, the lighter the construction,
the greater the damage. A structural
engineer should determine the adequacy
of walls, basements and structural
elements to determine the extent
floodwater and any associated wind
can be tolerated. FM Global Property
Loss Prevention Data Sheet 9-13,
Evaluation of Flood Exposure,
provides more information.
New construction can change the
drainage profile of your property
or adjacent areas. If you made, or
are in the process of making, any
changes, reassess drainage during
the design stage and throughout the
construction process.
Flood Emergency-Response Plan
A paper plan is one created in isolation
and never tested. A smart plan is created
with teamwork and regularly updated
and tested. It’s well-conceived and
comprehensive, has strong manage-
ment support and ensures an adequate
number of people are trained to take
the right actions at the right times.
Months Ahead of Flooding Season
Management writes and endorses
a sustainable step-by-step flood
emergency-response plan for all A flood emergency-response plan provides procedures for
monitoring weather forecasting.
potential flood scenarios, providing
specific responses for each one. The
Training includes instruction about
plan details the educational goals of the
all exposures and requires employees
training program for the emergency-
to be completely familiar with the
response team. It also provides flood plan. Train them (with drills)
procedures for:
to respond to all emergency scenarios
• monitoring weather forecasting
identified in your plan. Training will
• working with local emergency-
enable them to:
management agencies to
• recognize signs of change or
integrate plans
deterioration on the property that
• moving critical equipment to
could affect flood potential
safe areas, i.e., higher ground
• know how and where to install
• deciding work hours and number flood doors, flood logs, flood
of personnel needed windows and essential barriers
• accessing names, addresses, • know the sequence in which water
phone and fax numbers, and may enter your facility and arrange
e-mail addresses of vendors your flood-fighting efforts in a
supplying business operations similar sequence to stop the entry
and salvage services of water
• obtaining supplies for preflood • provide proper means to elevate
preparation and post-flood property or move it to higher
recovery: pumps, generators, ground
sandbags, tarpaulins, cleaning
supplies, first aid kits
• assigning security and surveillance
• prioritizing salvage and
cleanup activities
P9803 Flood Potential.qxd 2/19/02 1:19 PM
Be aware of long-term weather
predictions. Could snowpack be
heavier-than-usual this year? Have
local or upstream conditions changed?
Have you made any construction
changes to the property that might
have lowered any land elevations?
Or, have there been any additional
storm water or process water drains
installed on site to remove water to
swollen rivers or streams? Are there
any shutoffs provided on these pipes
to prevent the backflow of water onto
a site? Contact your FM Global
engineer to evaluate your potential
flood exposures.
6 7
Page 6
Check temporary flood protection
equipment and make sure it operates
properly. Stockpile supplies for
building temporary dikes, levees
or floodwalls. Identify the need for
protective coverings, such as tarps.
Identify equipment that will need
anchoring. Check any item that cannot
be elevated or moved to higher ground.
Provide flood protection procedures
for this equipment.
Plan flood warning monitoring,
notification and response. Ensure
your flood emergency-response plan
describes your company’s response
to flood warnings. Monitor early
flood warnings and prepare equipment,
How to Construct a Sandbag Levee
1. Fill sandbag one-half to two-thirds
full and tie at top. Overfilled bags
leave gaps in the levee, allowing
water to penetrate through. You
need approximately 60 sandbags
per linear foot (0.3 m) to build a
levee 5 ft. (2 m) high.
2. Place sandbags flat on the ground,
then overlap and pack them into
place in a stair-step design. The
bottom of the levee should be
wider than the top. Be sure to
lay the tied ends of the bags
facing the protected side of the
sandbag wall.
supplies and personnel. As applicable,
check river stages periodically with
the government agency that has this
information. In the United States, the
U.S. Army Corps of Engineers could
be helpful, while the U.S. Geological
Survey (USGS) posts continual water
level information online.
Temporary Protection
and Precautions
• Check and test flood doors and
barriers and other temporary,
flood-related protection equipment.
• Check all access roads. Which
are most likely to flood? Are there
alternate routes for employees?
Can any roads on your property
be built up to ensure access?
3. Wrap sandbag levees with
polyethylene sheeting to prevent
seepage. Do not lay sandbags
entirely on top of the sheeting or
they may lose traction and slip
back, causing the levee to fail.
Keep in mind the sandbag levee is
extremely labor-intensive. It takes one
person to hold the bag, another to fill
it, and a third to tie the bag and take it
to the staging area. To build the wall,
many people are needed to pass the
bags person to person from the filling
site to the levee construction area.
Temporary Levees or Barriers
Part of emergency-response team
training may include building a sand-
bag emergency levee (see instructions
on page 6). Make sure sufficient sup-
plies and equipment are readily avail-
able. Obtain temporary water-filled
tubes for constructing a water barrier.
During the Flood
Activate your well-planned emergency-
response efforts. Management co-
ordinates outside assistance, repairs,
salvage and business-resumption plans.
The emergency-response team begins:
• installing flood doors and barriers Damage due to rushing water is evident in this warped wall frame.
and other temporary, flood-related
protection equipment
• relocating critical equipment to • obtain trucks and tractors to
• monitoring potential flood damage
temporary storage areas move hazardous material drums
(no access to property, interrupted
• lubricating machinery before to safe areas
fire protection, utility outage,
floodwater exposes it • plug storm sewer culverts
shutdown, etc.)
• mark sprinkler water control
• securing outside equipment
• checking utility backup and fire
One Company’s Action Plan valves with long poles for easy
As one component of your overall identification
protection equipment
plan, consider devising an action plan • fill tanks so they don’t float away
• organizing cleanup supplies
similar to this one that worked well or damage other facility contents
• setting up emergency communica-
for one company: • prepare high-volume/low-
tion equipment in the event of total
head pumps to pump water
utility loss
At the 25-ft. (7.6-m) local flood stage: from the facility
• contact employees who will con-
duct emergency flood operations When local floodwater reaches
• contact flood emergency property floor level or higher:
Sandbagging can be effective, but labor-intensive and equipment suppliers • move equipment identified in the
vulnerable to supply shortages. • conduct maintenance checks
plan as critical to higher ground
of outside areas and supplies • move stock and supplies to
higher ground
At the 30-ft. (9-m) and higher local • provide interior barriers and
flood stage: seal door openings as needed
• install flood logs at doorways • follow company policy for
and ramps ensuring employee safety
• begin sandbagging (including
constructing a sandbag dike to
protect the road)
P9803 Flood Potential.qxd 2/19/02 1:19 PM
Be aware of long-term weather
predictions. Could snowpack be
heavier-than-usual this year? Have
local or upstream conditions changed?
Have you made any construction
changes to the property that might
have lowered any land elevations?
Or, have there been any additional
storm water or process water drains
installed on site to remove water to
swollen rivers or streams? Are there
any shutoffs provided on these pipes
to prevent the backflow of water onto
a site? Contact your FM Global
engineer to evaluate your potential
flood exposures.
6 7
Page 6
Check temporary flood protection
equipment and make sure it operates
properly. Stockpile supplies for
building temporary dikes, levees
or floodwalls. Identify the need for
protective coverings, such as tarps.
Identify equipment that will need
anchoring. Check any item that cannot
be elevated or moved to higher ground.
Provide flood protection procedures
for this equipment.
Plan flood warning monitoring,
notification and response. Ensure
your flood emergency-response plan
describes your company’s response
to flood warnings. Monitor early
flood warnings and prepare equipment,
How to Construct a Sandbag Levee
1. Fill sandbag one-half to two-thirds
full and tie at top. Overfilled bags
leave gaps in the levee, allowing
water to penetrate through. You
need approximately 60 sandbags
per linear foot (0.3 m) to build a
levee 5 ft. (2 m) high.
2. Place sandbags flat on the ground,
then overlap and pack them into
place in a stair-step design. The
bottom of the levee should be
wider than the top. Be sure to
lay the tied ends of the bags
facing the protected side of the
sandbag wall.
supplies and personnel. As applicable,
check river stages periodically with
the government agency that has this
information. In the United States, the
U.S. Army Corps of Engineers could
be helpful, while the U.S. Geological
Survey (USGS) posts continual water
level information online.
Temporary Protection
and Precautions
• Check and test flood doors and
barriers and other temporary,
flood-related protection equipment.
• Check all access roads. Which
are most likely to flood? Are there
alternate routes for employees?
Can any roads on your property
be built up to ensure access?
3. Wrap sandbag levees with
polyethylene sheeting to prevent
seepage. Do not lay sandbags
entirely on top of the sheeting or
they may lose traction and slip
back, causing the levee to fail.
Keep in mind the sandbag levee is
extremely labor-intensive. It takes one
person to hold the bag, another to fill
it, and a third to tie the bag and take it
to the staging area. To build the wall,
many people are needed to pass the
bags person to person from the filling
site to the levee construction area.
Temporary Levees or Barriers
Part of emergency-response team
training may include building a sand-
bag emergency levee (see instructions
on page 6). Make sure sufficient sup-
plies and equipment are readily avail-
able. Obtain temporary water-filled
tubes for constructing a water barrier.
During the Flood
Activate your well-planned emergency-
response efforts. Management co-
ordinates outside assistance, repairs,
salvage and business-resumption plans.
The emergency-response team begins:
• installing flood doors and barriers Damage due to rushing water is evident in this warped wall frame.
and other temporary, flood-related
protection equipment
• relocating critical equipment to • obtain trucks and tractors to
• monitoring potential flood damage
temporary storage areas move hazardous material drums
(no access to property, interrupted
• lubricating machinery before to safe areas
fire protection, utility outage,
floodwater exposes it • plug storm sewer culverts
shutdown, etc.)
• mark sprinkler water control
• securing outside equipment
• checking utility backup and fire
One Company’s Action Plan valves with long poles for easy
As one component of your overall identification
protection equipment
plan, consider devising an action plan • fill tanks so they don’t float away
• organizing cleanup supplies
similar to this one that worked well or damage other facility contents
• setting up emergency communica-
for one company: • prepare high-volume/low-
tion equipment in the event of total
head pumps to pump water
utility loss
At the 25-ft. (7.6-m) local flood stage: from the facility
• contact employees who will con-
duct emergency flood operations When local floodwater reaches
• contact flood emergency property floor level or higher:
Sandbagging can be effective, but labor-intensive and equipment suppliers • move equipment identified in the
vulnerable to supply shortages. • conduct maintenance checks
plan as critical to higher ground
of outside areas and supplies • move stock and supplies to
higher ground
At the 30-ft. (9-m) and higher local • provide interior barriers and
flood stage: seal door openings as needed
• install flood logs at doorways • follow company policy for
and ramps ensuring employee safety
• begin sandbagging (including
constructing a sandbag dike to
protect the road)
P9803 Flood Potential.qxd 2/19/02 1:19 PM Page 8

When you cannot enter your property

for days or weeks, or when utilities
Post-Flood Recovery 5. Dry waterlogged insulation
immediately and thoroughly.
11. Evaluate electric/electronic controls
and replace or repair them as needed.
are shut down, your business shuts of Boiler Systems Wet insulation will hasten external Replace flame safeguard controls,
down — maybe indefinitely. Recovering boiler systems after a corrosion of boilers and piping. If ignition transformers and safety
flood is an immediate task, but it must the insulation must be removed, shutoff valves on the fuel system
Insurance cannot restore power or be done correctly by qualified personnel. remember that asbestos is still that could cause furnace explosions.
access to your property. It cannot The following recommendations are not present in many boiler rooms and Drain and clean other fuel system
bring back customers or valuable all-inclusive, because boiler systems must be handled by licensed per- components as necessary. Examine
personnel. Understand flood potentials and equipment vary in design and sonnel. If the insulation is left in and clean low-water fuel cutoff
accurately. Invest in an engineering operation. You can incorporate this list place and the boiler is fired before devices. All work performed on
analysis. Keep the flood emergency- into your own guidelines and provide being thoroughly dried, steam can the fuel system and safety devices
response plan updated. Train personnel. similar guidelines for other types of generate within the insulation layers must comply with jurisdictional
Ask your FM Global engineer about industrial heating and production equip- and create explosive damage to the requirements.
unique concerns. Flood exposures ment. Be sure to consult an FM Global external lagging. 12. Dry and closely inspect all
rarely go away by themselves. Do engineer from the time you begin until 6. Check refractory and brick for electrical motors and wiring to
This maintenance office, located in a below-grade area, was completely submerged. Valuable maintenance records, service agreements
and other articles were lost. you understand the flood hazards at the moment you have completely deterioration or loosening, and determine if they need to be
your facility? Are you exposed? Are restored the system. clean the fireside surfaces. repaired or replaced. All electrical
you prepared? work must comply with jurisdic-
7. Clean feedwater and condensate
After the Flood Debrief personnel while events are still
1. Turn off all utilities in the boiler tional requirements.
fresh in their minds. What worked and return systems thoroughly of any
The faster you begin salvage and For further assistance, use FM Global’s room until inspection and repairs
what didn’t? Revise the plan or retrain, mud, silt or debris. Require your 13. At startup, fire the boiler for 10
repair, the sooner you’ll be back in Flood Checklist (P9805) as a compan- have been made and you get the go-
if needed. Restock emergency supplies. boiler feedwater contractor to test to 15 minutes on low fire to dry
business. Personnel will be expected ion to this brochure. ahead to reactivate the equipment.
Prioritize improvements. Plan for the feedwater at the source before the refractory. Shut the boiler down
to restore all sprinkler-control valves
next flood event. 2. Inspect the entire boiler system refilling the boiler to make sure and let it cool for 30 minutes. Fire
to make sure they are open and, if An effective flood emergency-response
visually. A careful check of internal the water is not contaminated. it again for 20 to 30 minutes and let
not, check for broken or disconnected plan includes detailed instructions for
and external components by a 8. Check pressure-relief devices it cool again. Then, fire it on low
piping before reopening. Restore restoration of vital equipment. One
Risky Business knowledgeable operator is essential. for corrosion or any damage that for 30 minutes before putting the
impaired fire protection water supply example of such equipment might be
Don’t overlook the adverse conditions Some problems or special equip- boiler online.
quickly. A salvage crew should act the boiler used for heat or process could cause them to bind and fail
in which flooding and cleanup might ment require certified personnel to
quickly to: water that has been exposed to flood- to operate. Only qualified personnel 14. Check air inlets to make sure they
occur. In a major flood, you could make repairs.
• remove water and muck water. The step-by-step recovery plan should disassemble or repair a are clear and gas stacks are free
be wading through murky, stagnant
• clean and dry vital equipment should look something like the one 3. Some equipment may be repaired pressure-relief device. In the of blockage.
lakes with unseen drop-offs. Water
• dehumidify damp areas outlined on the following page. only by the original manufacturer United States, some jurisdictions 15. Test the low-water fuel cutoff and
may be deep enough to lap the
• preserve equipment and materials or its licensed agents to maintain require that only companies with safety valve when the boiler is
rafters of your property — or worse.
that might otherwise be lost warranties and/or certification. This the National Board VR stamp can returned to service.
Earthen levees can become saturated
• segregate wet stock is especially important for cleaning do the work; in other parts of the
and fail unexpectedly, sending a
and inspecting combustion controls world, similar requirements
torrent of water in your direction.
Avoid hot work, such as torch cutting and safeguards. might exist.
Sewers can spout like geysers, lifting
and welding. Use the FM Global 4. Examine the boiler setting or 9. Inspect the outlet and discharge
manhole covers. High winds or
Hot Work Permit System for required foundation closely to determine if line of the pressure-relieving device
freezing temperatures could make
hot work. it has weakened from flooding. Any for blockage.
conditions untenable.
movement of the boiler or building 10. Inspect all drains and blow-off lines
will adversely affect piping and to remove any debris blockage.
other equipment connected to the
boiler and building.

8
P9803 Flood Potential.qxd 2/19/02 1:19 PM Page 8

When you cannot enter your property

for days or weeks, or when utilities
Post-Flood Recovery 5. Dry waterlogged insulation
immediately and thoroughly.
11. Evaluate electric/electronic controls
and replace or repair them as needed.
are shut down, your business shuts of Boiler Systems Wet insulation will hasten external Replace flame safeguard controls,
down — maybe indefinitely. Recovering boiler systems after a corrosion of boilers and piping. If ignition transformers and safety
flood is an immediate task, but it must the insulation must be removed, shutoff valves on the fuel system
Insurance cannot restore power or be done correctly by qualified personnel. remember that asbestos is still that could cause furnace explosions.
access to your property. It cannot The following recommendations are not present in many boiler rooms and Drain and clean other fuel system
bring back customers or valuable all-inclusive, because boiler systems must be handled by licensed per- components as necessary. Examine
personnel. Understand flood potentials and equipment vary in design and sonnel. If the insulation is left in and clean low-water fuel cutoff
accurately. Invest in an engineering operation. You can incorporate this list place and the boiler is fired before devices. All work performed on
analysis. Keep the flood emergency- into your own guidelines and provide being thoroughly dried, steam can the fuel system and safety devices
response plan updated. Train personnel. similar guidelines for other types of generate within the insulation layers must comply with jurisdictional
Ask your FM Global engineer about industrial heating and production equip- and create explosive damage to the requirements.
unique concerns. Flood exposures ment. Be sure to consult an FM Global external lagging. 12. Dry and closely inspect all
rarely go away by themselves. Do engineer from the time you begin until 6. Check refractory and brick for electrical motors and wiring to
This maintenance office, located in a below-grade area, was completely submerged. Valuable maintenance records, service agreements
and other articles were lost. you understand the flood hazards at the moment you have completely deterioration or loosening, and determine if they need to be
your facility? Are you exposed? Are restored the system. clean the fireside surfaces. repaired or replaced. All electrical
you prepared? work must comply with jurisdic-
7. Clean feedwater and condensate
After the Flood Debrief personnel while events are still
1. Turn off all utilities in the boiler tional requirements.
fresh in their minds. What worked and return systems thoroughly of any
The faster you begin salvage and For further assistance, use FM Global’s room until inspection and repairs
what didn’t? Revise the plan or retrain, mud, silt or debris. Require your 13. At startup, fire the boiler for 10
repair, the sooner you’ll be back in Flood Checklist (P9805) as a compan- have been made and you get the go-
if needed. Restock emergency supplies. boiler feedwater contractor to test to 15 minutes on low fire to dry
business. Personnel will be expected ion to this brochure. ahead to reactivate the equipment.
Prioritize improvements. Plan for the feedwater at the source before the refractory. Shut the boiler down
to restore all sprinkler-control valves
next flood event. 2. Inspect the entire boiler system refilling the boiler to make sure and let it cool for 30 minutes. Fire
to make sure they are open and, if An effective flood emergency-response
visually. A careful check of internal the water is not contaminated. it again for 20 to 30 minutes and let
not, check for broken or disconnected plan includes detailed instructions for
and external components by a 8. Check pressure-relief devices it cool again. Then, fire it on low
piping before reopening. Restore restoration of vital equipment. One
Risky Business knowledgeable operator is essential. for corrosion or any damage that for 30 minutes before putting the
impaired fire protection water supply example of such equipment might be
Don’t overlook the adverse conditions Some problems or special equip- boiler online.
quickly. A salvage crew should act the boiler used for heat or process could cause them to bind and fail
in which flooding and cleanup might ment require certified personnel to
quickly to: water that has been exposed to flood- to operate. Only qualified personnel 14. Check air inlets to make sure they
occur. In a major flood, you could make repairs.
• remove water and muck water. The step-by-step recovery plan should disassemble or repair a are clear and gas stacks are free
be wading through murky, stagnant
• clean and dry vital equipment should look something like the one 3. Some equipment may be repaired pressure-relief device. In the of blockage.
lakes with unseen drop-offs. Water
• dehumidify damp areas outlined on the following page. only by the original manufacturer United States, some jurisdictions 15. Test the low-water fuel cutoff and
may be deep enough to lap the
• preserve equipment and materials or its licensed agents to maintain require that only companies with safety valve when the boiler is
rafters of your property — or worse.
that might otherwise be lost warranties and/or certification. This the National Board VR stamp can returned to service.
Earthen levees can become saturated
• segregate wet stock is especially important for cleaning do the work; in other parts of the
and fail unexpectedly, sending a
and inspecting combustion controls world, similar requirements
torrent of water in your direction.
Avoid hot work, such as torch cutting and safeguards. might exist.
Sewers can spout like geysers, lifting
and welding. Use the FM Global 4. Examine the boiler setting or 9. Inspect the outlet and discharge
manhole covers. High winds or
Hot Work Permit System for required foundation closely to determine if line of the pressure-relieving device
freezing temperatures could make
hot work. it has weakened from flooding. Any for blockage.
conditions untenable.
movement of the boiler or building 10. Inspect all drains and blow-off lines
will adversely affect piping and to remove any debris blockage.
other equipment connected to the
boiler and building.

8
P9803 Flood Potential.qxd 2/19/02 1:18 PM Page 1

Preparing for
Flood Potential
For additional copies of this publication or other
FM Global resources, contact customer services: If You’re Not Prepared,
• Toll-free: (877) 364-6726 (United States and Canada)
• By phone: (781) 255-6681 A Flood Could Cost You
• By fax: (781) 255-0181
Or order online: www.fmglobal.com/store
Your Business

fm
P9803 (Rev. 2/02) Printed in USA (2/02)
© 2002 Factory Mutual Insurance Company
fm
All rights reserved.
www.fmglobal.com