User: Ravenvalor, Location: Triad region of NC
Asked on: Sunday, July 13, 2025 at 6:17 am EDT
Answered on: Sunday, July 13, 2025 at 6:18 am EDT
Question: Good Morning,I have a customer with a small business that received an unwelcome guest last Sunday, about 5' of water due to tropical storm Chantal here in Chapel Hill, NC.The sheetrockers are removing the bottom 6' of sheetrock so that it can be replaced and the inner walls can be dried out.I was wondering if anyone on this forum could give me some guidelines as to what electrical components should be replaced and what can just be allowed to dry?The building is in a strip mall that was built in the 70s. However this little business was rewired in 2013 due to another flooding event.If there is EMT or MC cable involved does that need to be replaced or can it be dried out? If drying is an option can I just point fans at the MC cable to speed up the drying? If it is EMT, can I use a vacuum cleaner to pull the water out of any horizontal sections?If the EMT has THWN in it I should be able to verify that in the panel. But if the MC cable has THWN or something with a W in the name on it should I be able to see that in the panel?I left a message with the electrical inspector late Friday for his advice but would like to go beyond what is just necessary.Thanks for the great advice.
Good morning! That's a tough situation for your customer. Flooding and electrical systems don't mix well. Here's a breakdown of my recommendations, focusing on safety and long-term reliability
General Principles:
Safety First
Prioritize safety above all else. Water and electricity are a deadly combination. Even if something seems dry, hidden corrosion and damage can create future hazards.
Corrosion
Saltwater (if present, even a trace) is particularly corrosive. Fresh water is less damaging, but still problematic.
Professional Judgment
This is a situation where your professional judgment is key. If you have any doubt about the safety or reliability of a component, replace it. The cost of replacement is far less than the potential cost of a fire or electrocution.
Documentation
Document everything you do, including photos and a detailed description of what was affected and how you addressed it. This will be helpful for insurance claims and future reference.
Coordination
Coordinate closely with the sheetrockers and the electrical inspector.
Warranty
Any electrical work performed should be warrantied. Consider the liability associated with warrantying equipment exposed to flood waters.
Specific Components
Circuit Breakers and Panel
Replace any circuit breakers that were submerged. Even if they appear to function, water can corrode the internal mechanisms and compromise their ability to trip properly in an overload or short circuit. Inspect the main electrical panel thoroughly. If the bottom of the panel was submerged, replace the entire panel. Corrosion can quickly spread, and the risk of future problems is too high. If the panel was not submerged
Carefully inspect all wiring connections inside the panel for corrosion. Clean and tighten connections if needed. Check the panel enclosure for rust. Consider applying a corrosion-inhibiting compound to the interior of the panel.
Receptacles, Switches, and Wiring Devices
Replace all receptacles and switches that were submerged. Water can damage the internal contacts and create a shock hazard. Test any receptacles and switches that were above the water line for proper grounding and operation. Wiring (EMT, MC Cable, THWN)
EMT Conduit
If the water line was above any horizontal runs of EMT
Assume that water entered the conduit.
Remove any junction boxes or fittings along the horizontal run to allow water to drain completely. Vacuuming
While vacuuming can help, it's difficult to ensure complete removal of water from EMT, especially if there are low spots or debris inside. Consider using a wet/dry vacuum. Be careful if water gets into the vacuum's motor housing.
Drying
After vacuuming, use fans and/or a dehumidifier to encourage further drying.
Inspection
After drying, inspect the wiring inside the conduit for signs of damage or corrosion. If in doubt, replace the wiring.
Consider
Replacing the EMT if the corrosion is severe.
MC Cable (Metal Clad Cable)
If the water line was above any significant length of MC Cable
Replace the affected section of MC cable. Water can wick inside the cable's armor, causing corrosion of the conductors. It is very difficult to get the water out.
Fans
Pointing fans at MC cable might help, but it's unlikely to dry it out completely, especially inside the armor.
THWN Wiring (Inside EMT or MC)
If the THWN wiring was submerged
While THWN is water-resistant, it's still best to inspect it carefully.
Visual Inspection
Look for signs of damage to the insulation (cracks, swelling, discoloration).
Megger Testing (Insulation Resistance Test)
This is the best way to determine if the insulation has been compromised. A low insulation resistance reading indicates that the wiring needs to be replaced.
Lighting Fixtures
Replace any lighting fixtures that were submerged. Water can damage the ballast, sockets, and wiring. Inspect lighting fixtures above the waterline for corrosion.
Answering Your Specific Questions
EMT/MC Cable - Replace or Dry? It depends on the severity of the flooding and your comfort level with the risk. In general, replacing MC cable is the safer option. For EMT, thorough drying and inspection are necessary, but replacement might be necessary if there's significant corrosion. Fans for Drying? Yes, fans can help speed up drying, but they are not a substitute for proper inspection and possible replacement. Vacuuming EMT? Yes, you can use a wet/dry vacuum to try to remove water from EMT. THWN Identification in Panel? Yes, THWN (or THWN-2, THHN/THWN, XHHW, etc.) will be printed on the cable's insulation. Look inside the panel where the wires enter and exit. You can also often see the printing on the wires in junction boxes.
Additional Considerations
GFCI Protection
Consider installing GFCI protection for all receptacles in areas that are prone to flooding.
Surge Protection
Recommend surge protection at the panel to protect sensitive electronic equipment.*
Future Flood Prevention
Discuss options for preventing future flooding with your customer. This might include improved drainage, flood barriers, or raising electrical equipment above the flood plain.
Important Note: This information is for guidance only. Always follow the National Electrical Code (NEC) and local codes, and consult with the electrical inspector to ensure compliance and safety.Good luck with the project! Flag for review