don't let water intrusion sink your deal
TRANSCRIPT
Don’t Let Water Intrusion Sink Your Deal!P R E S E N T S
Don’t Let Don’t Let Water Water
IntrusionIntrusionSink Your Sink Your
Deal!!Deal!!Mold, Moisture, Mildew…
oh my!
P R E S E N T S
(3) Credit Continuing Education Course
…and a great class!
Continuing Education Providers are subject to audit by the State of Connecticut
Please:Mute your cell phone
Use electronic devices judiciously
Remain in attendance until the end of the class (or we can’t issue your credits)
Thank you!
Your Credits….Are submitted electronically to the State of Connecticut by Tiger Real Estate School
Tiger Real Estate School will email you a Certificate of Completion within 14 days
Please make sure we don’t land in “spam” and be sure to save your Certificate where you can find it
There is a $25.00 fee to reissue a Certificate
What is Water Intrusion?
““Water Intrusion is the introduction of any Water Intrusion is the introduction of any moisture into the indoor environment or moisture into the indoor environment or
structural cavity of a building that is not a structural cavity of a building that is not a normal function of the facility”normal function of the facility”
Why Is It So Destructive?
Moisture can be the single most destructive factor to the structural integrity of a home or building
Moisture can dissolve the matrix of drywall, overwhelm the HVAC system, and lead to mold growth, which can destroy building materials
Why Is This Information Important?
Greater understanding of building scienceWhy water/moisture penetrates a buildingWhere water/moisture penetration is most
prevalentWhat it looks likeHow to remediate/remedy
Don’t let water intrusion sink your deal!
AgendaBuilding Envelope ScienceTop 10 Reasons why water intrudes into a
buildingMajor IndicatorsTop 10 Areas of Penetration
Where? What? Why? How?Mold, MildewRemediation Methods and CostsHow to handle the particulars
Exterior Building Enclosure Science
What is the Exterior Building Enclosure?
Exterior perimeter wall and roof of the structure
Separates outdoor from indoor environments
Encompasses composite wall and roof, structure, windows, doors
All penetrations through exterior walls and roof
Where We Want to Contain Conditioned Air Enclosure Penetrations
Interior Building Enclosure Science
Conditioned space
What is the Interior Building Enclosure?
Interior perimeter wall and ceiling of the structure
Separates indoor from outdoor environments
Encompasses composite floor, wall and ceiling surfaces
All penetrations through interior floors, walls and ceiling
Exterior Building Enclosure Components
RoofingChimneysSheathing and House
WrapsBrick & Stone VeneersWood and Composite
Siding and TrimHard Coat StuccoFlashingWindowsDoors
All Building Penetrations Electrical Utility
Installations Vent Installations Nails and Other
Fasteners Exterior Piping and
Conduits
Additional Concerns….
Interior Building Enclosure Concerns
Air Sealing ProcessesInsulation DetailsVapor Barrier
InstallationDraft Sealing Interior
CavitiesTemperature and
Humidity ControlWet Building Materials
Occupancy Issues Lost Energy = Expense Trapped Moisture = Mold IAQ = Allergies/Sickness
Additional Concerns….
Top 10 Reasons WHY Water Intrudes into a Building
“No, you can’t list this as an indoor pool!”
1. Weather Conditions – Snow, Sleet, Rain
2. Leaking Plumbing – Appliances, Toilets, Showers, Sinks, Tubs
3. Grading
4. Deteriorated Roof/Flashings
5. Gutters/Downspouts
6. Structural Defects
7. Ductwork
8. Foundation Defects
9. Improper Insulation Installation
10. Windows
Major Indicators of Water Intrusion
Look for the clues…..(use all of your senses)
It’s important to observe and develop an awareness of adverse property
conditions…
You have to know what you are looking at!
So, let’s test your awareness skills
Awareness Test
Standing Water in Basement
Broken SumpPumpor a Plumbing Problem?
Condensation
•Insulation in Insulation in BasementBasement
•Insulation in Insulation in crawlspacecrawlspace
•AtticAttic
Water-damaged ceiling tiles. Air conditioning ducts above the ceiling were not insulated in several areas resulting in condensation on the ducts that dripped onto the ceiling tiles
Windows Stuck/Won’t Open Water Under Door Threshold
Door and Window Rot or Damage
Smelly Basements, Attics, and Crawlspaces
Water Intrusion
Wet, Rotted Wood
Wet building Materials including carpeting, insulation and sheetrock
Other Dampness related conditions and/or Mold
Water Stains/Rings
CeilingsFloorsWallsFurniture LegsBaseboards
Efflorescence Walls/Floors
Sump Pump/Perimeter Drain
Corrosion or Leaking Pipes
Top 10 Areas of Water Penetration
Our Format….
1.Where in the building is water/moisture intruding?2.What does it look like?3.Why did water/moisture intrude?4.How do you remediate?
Top 10 Areas of Penetration1. Basement/Crawlspace
2. Foundation/Exterior Grounds
3. Siding/Exterior
4. Decks/Patio
5. Garage
6. Interior walls/floors
7. Kitchen
8. Bathroom
9. Attic
10. Roof
Basement and CrawlspaceGradingDownspout –
extensionsGutter OverflowHigh Water Table
Foundation Cracks
Lack of perimeter drains
Dirt Floor
Lower Level Water Intrusion
5 Ways Water Enters the Basement
Footing Drain Systems Forms Contain The Concrete
New Construction Water Penetration Prevention
New Construction Water Penetration Prevention
Footing Drains and Water Proofing Foundations
Existing Construction Grade - Level Sources of Moisture
Improper Gutter AND Drainage Installation Or Maintenance
Existing Construction Grade - Level Sources of Moisture
Improper Gutter AND Drainage Installation Or Maintenance
Gutter Discharge Concepts -Piping to Daylight or Collection Area
TrenchingAdding drain piping AND plasticProviding drainage aggregate
Exterior Repair Solutions For Existing Construction
Grading, Swales and Drains Designed To Divert Water Away From Structures
Poor Grading and Drainage Induced Foundation Failure
Grading Not Diverting Runoff From The Structure
Foundation Failure Caused By Hydrostatic Pressures
Active Water Penetration
Structural Injection-Type Repair
Crack or Intrusion Diverter Systems
Floor Trench Type Drain AssemblyCollect Water Before It
Enters The SpaceAttach Trench Type
Drain To A Collection System
Diverting The Water To A Collection System
What Are The Components Of An Exceptional Collection
System?
Will These Sump Systems Work As
Intended?
NO!NO!
EfflorescenceCapillary DrawWater Stains
Evidence of Past Moisture Intrusion in the Basement
CRAWLSPACES
Dry Crawlspace Solutions Are More Commonly
Multi-faceted Than a One-Step Cure
Total System Solutions That Work
Moisture Source Air Quality Issues
• HumidityHumidity• RadonRadon• Mold Mold
Why Do Chimneys Require Separate Moisture Control Activities?
Seepage from the foundationWicking moisture through masonry
Water entry from the top and the flashing
Common Chimney Moisture Penetration Locations
Chimney Moisture Control Solutions
Siding/Exterior Walls
Overflowing GutterIce DamPoor Siding/Trim InstallationFlashing IssuesNo Vapor Barrier under Siding
Ice Dams Explained
Ice Dams Video
Sidewall Flashing Keeps The Water Out
Proper Siding Underlayment Preparation
Proper Masonry Siding Installation and Defects
Patios/Decks/Exterior Stairs
Patio GradePerimeter Seal (patio/foundation)
Cracks/SeparationPerimeter Flashing – DecksStairs – Flashing/Grade
Grading, Gutters and Flashing All Play A Role in Keeping Water Out Of The Structure
• Sliding Doors to Decks
• Flat Roofing to Entry Doors
• Improper or Missing Deck Flashing
• Poor Drainage at Patios
• Improper Masonry Sill Installation
• Unsealed or Poorly Flashed Building Penetrations
• Aged Windows and Doors
Interior Walls/Floors
Roof LeaksGutter OverflowIce DamsSiding IssuesPlumbing LeaksWindow Flashing
Window Video
• Skylights
• Poorly Insulated Ceiling Diffusers
• Roof Flashing Leaks
• Improper Fan Venting
• Missing Insulation and Poor Air Sealing at Unconditioned Spaces
• Improper Dryer Venting and a Lack of Vent Maintenance
• Improper or Deferred System Maintenance
• Installation Defects, Including Un-vented Waste Systems
• Non-Typical Repairs
• Aged Systems and Antiquated Technology
• Unskilled Observation Doesn’t Recognize A Minor Problem Until It Becomes A Major Defect
AtticRoof LeaksRoof Penetration LeaksFlashing IssuesIce Dams – improper, inadequate
insulation, ventingGable and Vent LeaksWind Blown Rain
The Role of Proper Ventilation
Roof
Attic
Bathroom
Laundry
Kitchen
How To Insulate The Home
RoofWorn and Aged Materials Improper Surface InstallationMissing or Improper Underlayment
(tar paper and/or ice & water shield)Missing or Improper FlashingIce Dams
Incomplete Ridge Cap Shingles Missing Counter Flashing
Workmanship Issues Are Common
Awkward Designs (unpredictable) Improper Underlayment (rot)
Workmanship Issues Are Common
Flashing Deficiencies Caulk and Tar Problems
Workmanship Issues Are Common
Skylights Generally = Leaks Flat Roofing in New England
Workmanship Issues Are Common
Cracking Shingles Worn Materials
Material Defects and Age Issues
Understanding The House As A System
Removing or Diverting Water From The Structure and Surrounding Areas
Maintaining the Interior and Exterior of The Building Enclosure
Controlling Moisture and Improving Air Quality in The Building With Proper Insulation and Ventilation Techniques
Grandma’s House Video
B R E A KB R E A K
15 MINUTE15 MINUTE
2014 – 2016 (3) Credit Continuing Education Courses
Don’t Let Water Intrusion Sink Your Deal! Smart Energy Updates for Existing Homes Innovation in Sustainable Housing – Green Building Best PracticesThis Old Connecticut House Minimize Your Risk, Maximize Your Earnings Environmental Issues – Evolution to Resolution What to Expect When We’re Inspecting! Mold to Sold! Residential Building Practices
Your Opinion Matters….
Before the end of class, please take a moment to complete our evaluation form…
Buyer “B”V
Seller “S”Case Heard: April, May 2010
Decision: November 2010
Case Study
Property History
Built 1959, 1320 sq. ft.
“S” purchases property in 2001
Resides at property until 2005
Rents property to tenant McCann
The Subject House
Inspection ConditionsHouse is perched on a hill, with a side
yard slopeLeft side yard has a swale and a drain at
the rear of the houseUnderground gutter drains and a walkout
basement drain are in placeIt is a quarter mile from a lake
Side Yard Site Conditions
Rear Yard Site Conditions
Yard Drains at Rear Swale LocationWalkout Basement and Gutter Drains to Same Rear Yard Drain Location
Wet Floor Conditions at ChimneyEfflorescence at Perimeter FoundationPrior Foundation Crack Repair(Unfinished part of basement)
Property History
During a rainstorm in March 2007, basement floods
Conduit servicing electrical box is determined to be point of water intrusion entry
Tenant McCann notifies “S” of the water intrusion
Prior Moisture Intrusion at Panel
Deteriorated Service Meter Box Seal at Top Conductor Entry
Sidewall Flashing Omitted
Rust at Interior of Service Panel with Water Stains emanating From the Bottom of The Panel
Corrosion at All Internal Panel Components Including Panel Breakers
So they fixed the leak!!!
What is The Right Amount of Putty For This Job?
Will This “Repair” Stop The Water Intrusion
Is This What The Client Had in Mind When They Requested The Restoration of This System?
Was There an Electrician Consulted as Evidenced By The Patch-job?
Property History “S” vacuums all water out of
basement
Hires a Cleaning Company to dry out the basement and apply an antimicrobial treatment
Upon completion of work, the
Cleaning Company determines there is no evidence of mold
“S” advises tenant to use a dehumidifier
Partially finished section of basement with wood framed and sheetrock covered walls and carpeting
Property History“S” puts house on market March 13, 2007She states in her disclosure report (basement, water
seepage/drainage/dampness)
“One time only March 2007 major storm water in basement.”
“has no knowledge of the presence of the conditions that could lead to the growth of mold” (excessive humidity, water leakage, drainage problems, flooding, etc.)”
The Sale
July 2007 “B” submits offer to purchase
Both parties represented by Realtors
Both parties sign disclosure report (prepared by “S”)
The Home Inspection reveals
“Evidence of prior water penetration - consult with owner or monitor for source and repair”
“Stains at wall and floor under basement Area Rug -consult with owner”
“The evidence, source, amount or frequency of water
penetration may not always be observable or evident at the time of this inspection. We suggest you consult the owner for a historical perspective of whether evidence of water penetration has been noted or not”
“No evidence of mold”
Post Inspection Negotiations
Credits were given to the buyer for:
Roof repairs Plumbing repairs Electrical work A septic riser A radon mitigation system Asbestos removal
Selling price: $385,000
Sale closes on 9/12/07
4 months after closing….“B” hires ServPro to test for mold
High levels of “Black Mold” are discovered
Air testing reveals levels of mold throughout the house
Extensive repairs
“B” (Buyer) v “S”(Seller)
Intentional misrepresentationFraudulent misrepresentationInnocent misrepresentationBreach of contract
The Verdict• Was the Home Inspector thorough in his
evaluation?• Should the Buyer prevail?• Should the Seller prevail?• Should the Seller have disclosed more
information?
The VerdictThe Court found in
favor of the defendant(Seller “S”)
on all counts
Are You Ready?What kind of thinker are you?
Left Brain: Logical
Right Brain: Creative
Left Brain Right Brain
Uses LogicDetail OrientedFacts RuleWords And LanguagePresent And PastMath And ScienceOrder/Pattern PerceptionReality BasedForms StrategiesPractical
Uses Feeling"Big Picture" OrientedImagination RulesPresent And FuturePhilosophy & ReligionSpatial PerceptionKnows Object FunctionFantasy BasedPresents PossibilitiesImpetuous
What kind of thinker are You?
Let’s take the test and find out…….
What kind of thinker are You?
One Minute Break – Your Opinion Matters….
Please take a moment to complete our evaluation form…
What is Mold?•Mold is a microscopic organism that is found everywhere
•Its purpose in the ecosystem is to break down dead materials
•Molds are types of fungi that live on organic based materials
Magnified Mold & Mold SporesSource: EPA
CAR – “Mold” Statement of Policy
Indoor mold associated with allergic responseIndividuals react differentlyParties should deal with issue responsiblySellers/landlords should disclose actual knowledgeWater Stains, musty odors may indicate problemBuyers/tenants at higher risk should inform
seller/agentPlease refer to your handout
CAR – “Mold” Statement of Policy
Assessments and samplings for mold contamination can be performed by qualified industrial professionals
(hygienist, engineer, labs, home inspection companies)
Mold in the EnvironmentMold is everywhereNeeds moisture &
oxygen to growDigests/eats whatever it
is growing onControlling indoor
moisture will control mold
Connecticut Department of Public Health
Mold Guidance for The Real Estate, Banking and Insurance Communities
Please refer to your Handout
Mold and The Home Inspection
According to The State of Connecticut Standards Of Practice for Home Inspectors:
Is a Home Inspector required to identify Mold?
Is a Home Inspector required to identify water penetration/intrusion that may lead to Mold?
Limitations and Exclusions:
The Inspector is not required to
determine the following:
“ the presence of any environmental hazards, including, but not limited to, toxins, carcinogens, noise, and contaminants in soil, water, and air, with the exception of radon, asbestos, lead paint, or lead solder”
Mold and The Home Inspection
According to The State of Connecticut Standards Of Practice for Home Inspectors:
What responsibility does the Home Inspector have with regard to insulation and
ventilation?
Insulation and Ventilation:(a) The inspector shall inspect the insulation and vapor
retarders in unfinished spaces; the ventilation of attics and foundation areas; and the mechanical ventilation systems.
(b) The inspector shall describe the insulation and vapor retarders in unfinished spaces and the absence of insulation in unfinished spaces at conditioned surfaces.
(c) The inspector is not required to disturb insulation or vapor retarders or determine indoor air quality.
Remediation Methods
Got Mold?
Please see Handout“Get The Mold Out”
Are you Ready?
MOLDA
Minute!
Let’s test yourMold IQ!!
The most important factor influencing mold growth indoors is:
A. Temperature
B. Light
C. Moisture or Water
D. Organic Matter
Mold is usually black.
True
False
Condensation can be a sign ofHigh humidity.
True
False
If duct work insulation becomes contaminated with mold, the
insulation must be removed and replaced.
True
False
Using a stove can increase the Humidity in a room.
True
False
Mold and Disclosure
Statute mandates prospective purchaser receive form prior to executing contract
The Seller should complete the form
Realtors should not supply any answers nor guidance
Mold and Disclosure
Realtors have obligation under Code of Ethics and Real Estate Regulations to reveal material facts concerning a property
If conditions are discovered after the Seller has completed the form, and the Seller does not wish to amend the form, the Sellers failure to amend does not relieve the Realtor of the obligation to disclose material facts about the property
Questions???
Thank You!
Thank you!