understanding moisture intrusion and migration pathways
TRANSCRIPT
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CASE STUDIESUNDERSTANDING MOISTURE INTRUSION
AND MIGRATION PATHWAYSOCTOBER 2016
VICTOR COPPOLA, CGPEnvironmental Advisor • Scientist • Principal
GreenWorks Environmental, LLCHealthy Starts at Home
2105 Princeton Ct., Allenwood, NJ 08720 • (732) 223-2073 • www.greenworksllc.com
@GreenWorksLLC • @VictorVerde0927
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JOHN UMINASr. Environmental Investigator • Building Materials Specialist • CRMI, CMR, CCMI
DID YOU KNOW THAT I HAVE:
• 25 Years in the Building Community• Owens Corning Basement Finishing System• Building Professional Institute (BPI) Trained• Exterior Products and Flooring Specialist• Certified Mold Investigator / Remediator • Mold Sensitized Individual / Mold Survivor• I am a chef & love a good steak and cigar• Ask for my Digital Business Card
www.greenworksllc.com 2
“I joined the GreenWorks family after experiencing health related mold issues and realizing how prevalent enviro concerns are in our homes. It has become my mission to educate and bring awareness to the causes of Sick Building Syndrome.”
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Why Moisture Management
“Poorly managed moisture is the primary driving force leading to “Sick
Building Syndrome” that often shows up as biological contamination,
building material biodeterioration, structural settling and overall IAQ
degradation. Having a good working knowledge of the “Water Cycle” is
the first part of assessing how our Built Environments collide with the
Natural Environment. But getting into the minutia of Moisture Migration
Pathways is what’s ultimately needed to truly understand one’s home
environment”.Victor Coppola, CGP
www.greenworksllc.com 3
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The TIPPING POINTTalk about moisture and the health of our homes often revolves around a series of “Seemingly Insignificant Events.”
That transition line - where we go from “everything’s fine” to “disaster” is called the “Tipping Point”. It can reveal itself at any time.
You will know when it hits; look for the puddle or health complaints from the occupants!
www.greenworksllc.com 4
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CASE STUDY DISCUSSION
Remodeled Older Home (Built ca. 1945, major expansion 9 years earlier )
• Home built in 1945 on basement and crawl• Home is immaculate where Home
Inspector called out Moisture concerns in basement due to slight staining on walls and strange odor in the finished basement
• No puddles or history of flooding• One older sump chamber and one newer
observed with high silt line in chamber
10/14/15 www.greenworksllc.com 5
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CASE STUDY DISCUSSION
Remodeled Older Home
10/14/15 www.greenworksllc.com 6
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CASE STUDY DISCUSSION
Finished Basement Clues
10/14/15 www.greenworksllc.com 7
• Note stains on baseboard and tile flooring
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CASE STUDY DISCUSSION
Finished Basement Clues
10/14/15 www.greenworksllc.com 8
• Sump pump chambers and sediment lines
• Newer secondary chamber – Why????• Older corrugated pipe chamber shows
seasonal high water table within inches of finished floor (not good!)
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CASE STUDY DISCUSSION
Finished Basement Clues
10/14/15 www.greenworksllc.com 9
• Note door frame stains• We pull the baseboard
• Moisture Readings(not always reliable)
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CASE STUDY DISCUSSION
What About Soils
10/14/15 www.greenworksllc.com 10
• Soils information tells more of the story.• Good draining soil, but Cemented Pan
makes basements not recommended.
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CASE STUDY DISCUSSION
How Can You Be Sure?
10/14/15 www.greenworksllc.com 11
• Moisture meters are intermittent (at best).• Groundwater levels fluctuate.• Other physical clues can be subjective.But overall environment created is hard to dispute as to the life forms attracted• Testing for Water Damaged Building
(WDB) indicators like: Stachybotrys, Chaetomium, & Aspergillus / Penicillium often quantifies how bad moisture is.
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CASE STUDY DISCUSSION
Bank Owned Home(Built ca. 1948, Bank Owned, Vacant 4 years )
10/14/15 www.greenworksllc.com 12
• 1 Story Ranch in great neighborhood• Family has been looking for years• Outside of issues w/gutters, leaders, crawl
moisture (slight) and moldy showers – Typical vacant home.
EXCEPT FOR 1 THING:• THE HOUSE SMELL IS NOXIOUS!!!!(Can smell it 50 feet away)
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CASE STUDY DISCUSSION
Smelly Bank Owned Home(Built ca. 1948, Bank Owned, Vacant 4 years )
10/14/15 www.greenworksllc.com 13
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CASE STUDY DISCUSSION
Smelly Bank Owned Home
10/14/15 www.greenworksllc.com 14
• Your typical issues• But what is that smell?
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CASE STUDY DISCUSSION
Smelly Bank Owned Home(Built ca. 1948, Bank Owned, Vacant 4 years )
10/14/15 www.greenworksllc.com 15
• Courtesy site visit, reviewed inspection report, no mention as to odor issue
• Due to elusive nature of odors, GWE recommends full Enviro Site Consultation with testing before buying home
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CASE STUDY DISCUSSION
Smelly Bank Owned Home(Built ca. 1948, Bank Owned, Vacant 4 years )
10/14/15 www.greenworksllc.com 16
• 7 months later Client buys home, hires another enviro firm to remediate home, installs new kitchen, bathrooms & paints
• When start floors, moisture readings very elevated, floors dewatered & finished
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CASE STUDY DISCUSSION
Smelly Bank Owned Home(Built ca. 1948, Bank Owned, Vacant 4 years )
10/14/15 www.greenworksllc.com 17
• 3 months later – Noxious Smell Returns• Kids get sick – better then sick again with
random rashes, ear infections, sinusitus• Husband develops open lesions in throat,
blurred vision, headaches, respiratory• Noxious Smell absorbed by occupants hair• GWE contacted, but hire another firm
again (who is almost immediately fired)
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CASE STUDY DISCUSSION
So What Could it Be?(Moisture Drives Home Biology Which Has An Aroma)
10/14/15 www.greenworksllc.com 18
• Odor investigation uncovers 3 different odorous areas throughout the home
• Crawl Space First – subfloor delaminating
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CASE STUDY DISCUSSION
Smelly Bank Owned Home(Built ca. 1948, Bank Owned, Vacant 4 years )
10/14/15 www.greenworksllc.com 19
• Weather station with remote sensors used to assess homes relative humidity. From 62% to 77% throughout home – too high
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CASE STUDY DISCUSSION
Smelly Bank Owned Home(Built ca. 1948, Bank Owned, Vacant 4 years )
10/14/15 www.greenworksllc.com 20
• Moisture migrating into subfloor (now delaminating) from elevated humidity (soil) and failing windows (main floor)
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CASE STUDY DISCUSSION
Smelly Bank Owned Home(Built ca. 1948, Bank Owned, Vacant 4 years )
10/14/15 www.greenworksllc.com 21
• Flood testing of windows show intermittent moisture intrusion, weather station shows elevated relative humidity thought home
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CASE STUDY DISCUSSION
Smelly Bank Owned Home(Built ca. 1948, Bank Owned, Vacant 4 years )
10/14/15 www.greenworksllc.com 22
• Start with crawl space – ventilation system and remediate delamination (experimental – client doesn’t want to rip floors)
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CASE STUDY DISCUSSION
Smelly Bank Owned Home(Built ca. 1948, Bank Owned, Vacant 4 years )
10/14/15 www.greenworksllc.com 23
• Then Dry Ice Blast -160°F kills odorous micro organisms
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CASE STUDY DISCUSSION
Smelly Bank Owned Home(Built ca. 1948, Bank Owned, Vacant 4 years )
10/14/15 www.greenworksllc.com 24
• Windows presenting unique challenges with isolated odors
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CASE STUDY DISCUSSION
Smelly Bank Owned Home(Built ca. 1948, Bank Owned, Vacant 4 years )
10/14/15 www.greenworksllc.com 25
• Sheetrock “catcombed” holding odors
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CASE STUDY DISCUSSION
Smelly Bank Owned Home(Built ca. 1948, Bank Owned, Vacant 4 years )
10/14/15 www.greenworksllc.com 26
• Hydrogen Peroxide reveals infestation within plywood.
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CASE STUDY DISCUSSION
Smelly Bank Owned Home(Built ca. 1948, Bank Owned, Vacant 4 years )
10/14/15 www.greenworksllc.com 27
• Closed Cell Spray Foam reinforces plywood, moisture barrier, biocide no VOC
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CASE STUDY DISCUSSION
Smelly Bank Owned Home(Built ca. 1948, Bank Owned, Vacant 4 years )
10/14/15 www.greenworksllc.com 28
• Spray Foam Application Video
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CASE STUDY DISCUSSION
New Custom Home (ca. 2010 with reused / expanded 1920 foundation)
• Home is all top line construction with spray foam insulation, radiant floor heat, etc.
• The “Prospective Buyer’s” 12yo daughter has mold sensitivity and childhood asthma
• Home is immaculate where some water from Sandy hit crawl space which was visually immaculate as well
10/14/15 www.greenworksllc.com 29
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CASE STUDY DISCUSSION
New Custom Home (ca. 2010 with reused / expanded 1920 foundation)
www.greenworksllc.com 30
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The Yard Drain(How far from home do you inspect?)
www.greenworksllc.com 31
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Gutter Holding Water(Very Common. Ever see the Algae Plug clog a gutter?)
www.greenworksllc.com 32
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Crawl with Concrete Slab(Very clean, note spray foam on foundation)
www.greenworksllc.com 33
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TGI’s • Lam Beam • SprayFoam
www.greenworksllc.com 34
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Old Poured Foundation(What hydrology indicator do you see?)
www.greenworksllc.com 35
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What’s in Old Foundation?(Is that charcoal?)
www.greenworksllc.com 36
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Lots of Stuff!
www.greenworksllc.com 37
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What’s Spray Foam Lift?(Closed Cell Foam doesn’t stick to Everything!)
www.greenworksllc.com 38
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Open Duct Drop-Downs
www.greenworksllc.com 39
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What’s This Leader Fix?(Why landscape guys don’t make good drainage decisions)
www.greenworksllc.com 40
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Inaccessible Areas
www.greenworksllc.com 41
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What’s Wrong Here?(Typical SmartVent Type Flood Vent Installation)
www.greenworksllc.com 42
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CASE STUDY DISCUSSION
1950’s RANCH (remodeled)(Home Inspector Inspected with Written Report)
www.greenworksllc.com 43
• Clients looking to start a family and want baby’s room air quality inspected.
• Home extensively remodeled recently.• Home inspection report didn’t show much.• Simple air test and visual observations
reveal significant moisture intrusion.• How would you handle this inspection?
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1950’s RANCH (remodeled)What's Wrong here?
www.greenworksllc.com 44
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See Anything Suspicious?(Can you believe that a Home Inspector missed this one!)
www.greenworksllc.com 45
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Floor Vent Issues?(What do you see here?)
www.greenworksllc.com 46
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Rusty Register Covers(With water comes elevated humidity migration)
www.greenworksllc.com 47
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Inside the Duct Collar(what could the rag be for?)
www.greenworksllc.com 48
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Inside the Duct Collar(Water intrusion video by the Client)
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What’s Up with Floor Tiles?(Under loose piece of carpet in hall closet)
www.greenworksllc.com 50
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Public Data
Somewhat Limited Soils(Dwellings Without Basements)
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Public Data
Soil Drainage Tendencies (Reveal Hydrology of Site)
www.greenworksllc.com 52
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Public Data
1930 Historic Aerials(Historic Site Use - Farmers Loved Wetlands)
www.greenworksllc.com 53
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The Water Main(Flooded Chamber)
www.greenworksllc.com 54
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Invasive Investigation
Moisture Barriers
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Invasive Investigation
Moisture Creep
www.greenworksllc.com 56
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Invasive Investigation
Saturated Base Plate
www.greenworksllc.com 57
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Invasive Investigation
Subfloor Moisture Barrier(5/8th Inch Plywood)
www.greenworksllc.com 58
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CASE STUDY DISCUSSION
WET HOME FOR 30 YEARS(CA 1970 Bi-level Construction)
www.greenworksllc.com 59
Owner thought wet crawl was way home was supposed to be. But we know better:• State mapping & observations confirm wetlands• Flat / negative grading around home• No Ventilation in crawl space + condensate dripping• Clogged gutters and underground piping• Suspect gutter layout and pitch• Front yard flat grading / negative pitch
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CASE STUDY DISCUSSION
30 YEAR WET HOME(Ca. 1970 Bi-level Construction)
www.greenworksllc.com 60
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Channel Drain Assessment
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Dew Point Effect in Crawl
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Crawl Space “White Wash”
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Clogged Discharge Lines
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Simple Hydrology Tool
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Driveway Hydrology Deflector
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Still Water in the Garage
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CASE STUDY DISCUSSION
New Home Construction(Same Old Developed Neighborhood)
• Previous home built 1940’s on basement
• Nothing unusual about water intrusion
• 2 homes scraped and re-built
• Now getting H²O in basement
• Pumps running continuously
www.greenworksllc.com 68
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CASE STUDY DISCUSSION
New Home Construction(Same Old Developed Neighborhood)
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Water Discharge at the Curb
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Catch Basin in the Street
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Home Rear Yard
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Public Data
Rear Finished Basement Wall(Note Sheetrock Patch)
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Client Photo
Finished Basement Closet(Interior Central Wall)
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Public Data
2012 Enviro Aerials(Public Data via NJDEP GeoWeb w/Enviro Layers)
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Public Data
1930 Enviro Aerials(Public Data via NJDEP GeoWeb w/Enviro Layers)
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Public Data
Historic Topography Mapping(Public Data via NJDEP GeoWeb w/Enviro Layers)
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Public Data
Soil Mapping(Dwellings with Basements / Public Data Via NCRS)
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Public Data
Depth To Saturated Zone(Dwellings with Basements / Public Data Via NCRS)
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Soil Boring Profile(Hand Auger w/5’ Extension Rod)
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Hand Auger “BUCKET”(Saturated Soils @ 2.5 Feet)
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This is a Filled Wetland!
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Hydrology Inspection Checklist(Some Pointers to Consider)
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1) Review the Property Survey & Property Disclosure Document for clues as to the site’s hydrologic properties & history
2) Interview buyer (& seller) as to concerns, health issues, etc. that could be impacted by elevated humidity
3) Perform a limited Natural Resource Inventory of the site & area Streams, Wetlands, T&E Species, Tidelands, Soils, etc.)
4) Be Aware of Seasonality (Late summer dry spells vs Wet Winters)5) Research Historic uses of the property 6) Assess exterior Water Management Strategies (WMS)
Grading, Gutters, Piping, Wet-Wells, off-site concerns Do the same for Off-Site areas (Neighbors)
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Hydrology Inspection Checklist(Some Pointers to Consider)
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7. Assess common interior water problem areas and look for clues Bathrooms, Boiler/Utility Areas, Below Grade Rooms Stains, Efflorescence, Material Swelling / Deflection French Drains, Sump Pumps, Dehumidifiers, Ventilators
8. Insects – What’s Creeping & Crawling Cave Crickets, Centipedes, Springtails, Mites, Spiders, Rodents Just visitors or are they residents / see Complete Life Cycle?
9. The Nose Knows – What does it smell like? Vapor Intrusion / MVOC’s / Formaldehyde / Petroleum Odors – Damp Musty, Sweaty Sock, Sweet Prickly, Cat Urine
(But I have no Cat), Foul Raunchy Type odors all tell a story as to what is causing the aroma, often tied to a moisture source.
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Hydrology Inspection Checklist(Some Pointers to Consider)
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10. Hidden sources of moisture (Visual) Lumber vs. Engineered (Free H2O/Lignins & Wood Rot-White) Cheap wood/particle board in undersides of furniture / Contents Basement Finishing Sys (Walls, Ceilings, Vinyl Floating Floors) Sub-Slab drainage pipe networks Municipal Rqmnts to hold stormwater / Groundwater Mounding Dry Wells & Recharge Chambers
11. Technical Equipment Assistance Moisture Meters (Surface vs. Penetrating) IR Camera (Phone devices are good & inexpensive) Borescope (stand alone or for today’s smart phones) Hygrometers, Portable Weather Stations