Emergency board-up after a fire, storm or break-in

Why it cannot wait

A building with broken windows, a forced door or a hole in the roof is exposed in several ways at once.

• Weather. Rain and snow cause water damage on top of the original loss.
• Theft and vandalism. A damaged, empty building attracts both.
• Trespass and injury. Children and curious passers-by go into damaged buildings. An owner can be held responsible for hazards on the property.
• Animals. Raccoons, squirrels and birds move in quickly.
• Insurance. Policies require the owner to take reasonable steps to protect the property from further damage. Damage that follows from a failure to do so may not be covered.
• Municipal orders. After a fire, the fire department or the municipality may require a building to be secured.

When it is needed

• After a fire, when windows and doors have been broken by heat or by firefighters, and the roof has been vented
• After a windstorm, a fallen tree or hail
• After a vehicle has hit the building
• After a break-in or vandalism
• When a property is left vacant
• When glass cannot be replaced the same day

First steps for the owner

1. Make sure it is safe. After a fire, do not enter until the fire department releases the scene. After an impact, stay clear of anything that looks unstable.
2. Call the police for a break-in or vandalism, and get an occurrence number.
3. Call your insurer or broker. Many have a 24-hour claims line. You do not need to wait for an adjuster before securing the property.
4. Photograph the damage before it is covered.
5. Arrange the board-up.
6. Keep the invoice.

What a proper board-up involves

Openings. Windows and doors are covered with plywood, generally 12 to 16 millimetres thick, cut to fit.

Fixing without adding damage. The preferred method for windows uses bolts through the plywood to a wooden brace across the inside of the opening, clamping the sheet in place. Nothing is screwed or nailed into the window frame or the brickwork. Where there is no alternative, fixings go into the framing, not into finished surfaces.

Doors. A damaged entry door is covered or replaced with a temporary door or a secured sheet with a lock, so that authorised people can still get in. At least one access point is kept.

Roofs. Holes are covered with plywood where the deck is damaged, then a heavy tarp, fastened with strapping. See emergency roof tarping.

Walls. A hole from a vehicle or a tree is framed temporarily and sheeted.

Glass. Broken glass is removed from the frame and cleaned up inside and out.

Structure. If a wall, roof or floor has been weakened, temporary shoring may be needed before anything else, on the advice of an engineer or the building official.

Site. Fencing may be put up round a badly damaged building, with warning signs.

Utilities and the inside of the building

Securing a building is more than covering holes.

• Gas and electricity may have been cut off by the fire department or the utility. Do not turn them back on yourself.
• Water. In cold weather, a building without heat will freeze. The water should be shut off and the plumbing drained, or temporary heat provided. Burst pipes in a fire-damaged house are a common second loss.
• Standing water from firefighting should be extracted, and drying started where it is safe.
• Valuables and documents should be removed if the building will be empty.

Who is responsible, and who pays

The property owner is responsible for securing the property. In practice:

• With insurance, reasonable board-up costs after an insured loss are generally paid as part of the claim. Report the loss and keep receipts.
• Without insurance, or where the cause is not covered, the owner pays.
• In a rented property, the landlord is responsible for the building and the tenant for their own belongings.
• In a condominium, the corporation generally deals with common elements such as exterior windows and doors. Tell the property manager at once.

If the owner cannot be reached after a fire or a break-in, the fire department, police or municipality may arrange for the building to be secured and bill the owner.

How long it stays up

Board-up is temporary. It stays until the openings can be properly repaired, which depends on the insurance process, glass and door lead times and the wider repair. During that time:

• Check the property regularly. Insurers often have conditions for vacant buildings, including regular inspections.
• Look for boards that have been pried, and for new water entry
• Keep the outside tidy. A building that looks abandoned draws trouble.
• Tell your insurer if the property will be vacant for an extended period, as coverage can change

Doing it yourself

A single broken window on the ground floor can be covered by a capable owner with plywood cut to overlap the opening. Wear heavy gloves and eye protection for the glass. Do not work at height, on a damaged roof, or in a fire-damaged or structurally damaged building. Those are jobs for a crew with the right equipment.

Storm preparation

Where severe wind is forecast, bringing in loose objects and closing shutters or storm windows does more than taping glass, which does not prevent breakage.

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