Home Inspection: Thermal Imaging for Detecting Moisture Intrusion

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Detecting moisture intrusion problems is one of the main applications for Smith & Smith Home Inspections Murfreesboro using thermal imaging or infrared (IR) cameras.  Moisture intrusion may be identified through a basic visual inspection if it has lead to obvious defects, such as staining or mold growth.  By the time visible evidence is noticeable, however, significant damage may have already been done.  In many cases, moisture or water intrusion may have been developing for a while before obvious signs become apparent.  By employing thermal imaging and a moisture meter, our home inspector can locate moisture issues before they become large problems and lead to serious damage, as well as gather details in cases where moisture intrusion has already become obvious.

Advantage for Home Inspectors, Home Buyers and Home Sellers

Using an infrared camera provides certain advantages in locating moisture problems.  Thermal patterns created by latent moisture become readily apparent when viewed through an IR camera, even when they are not visible to the naked eye.  This is because the thermal camera sees the apparent temperature difference between wet spots and building materials.  Water intrusion and excessive moisture within walls, under floors, and above ceilings will show up in the thermal image.  Water intrusion implies that the house has been compromised somewhere, perhaps through the roof, in the basement, or as the result of a mechanical or plumbing leak.
Thermal imaging helps our Murfreesboro home inspector locate the sources and extent of moisture intrusions.  Here’s a list of its advantages.
  • It allows examination of areas that are not visible to the naked eye.
  • It allows examination of areas that are difficult to access, such as tall ceilings.
  • It allows for larger areas to be examined.
  • It helps locate sources of moisture intrusion.
  • It helps determine the extent of moisture intrusion.
  • It allows the home inspector to trace moisture intrusions through other affected areas.
  • It provides visual documentation of moisture intrusion.

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There are few disadvantages associated with using infrared imaging to locate sources of moisture intrusion.  Your Smith & Smith Home Inspections home inspector is adept at accurately reading images and utilizing the equipment to its fullest capabilities.

We know the importance of using a moisture meter in conjunction with a thermal imaging camera to identify moisture intrusion problems.  Once a potential trouble spot is located through thermal imaging, the problem can be verified with the moisture meter.

Applications for Finding Moisture

Since infrared technology provides so many advantages for inspecting for moisture intrusion, it is applicable in many situations.  Home inspectors benefit by using an IR camera in the following scenarios:

  • during a home inspection, thermal imaging makes apparent any areas of moisture intrusion and/or air leaks in the building envelope;
  • after a water-damage event, such as a flood or pipe rupture, thermal imaging can help document the scope of the damage, as well as find affected areas that may not be immediately obvious;
  • behind finished basement walls, inspectors can view inside for moisture in a non-intrusive way;
  • if an in-slab water supply or waste line is suspected of leaking;
  • when windows, doors or other openings are suspected as points of moisture and/or air intrusion, thermal imaging can help confirm such suspicions;
  • to help identify wet spots in insulation;
  • to locate hidden leaks under resilient flooring; and
  • to find wet areas in inaccessible spots, such as a narrow crawlspace and inside ductwork.

thermal imaging home inspection murfreesboro tn

Home Inspections with Infrared Cameras and Moisture Meters

At the beginning of a Smith & Smith Home Inspection, getting oriented with the interior to be inspected is immediately helpful.  Knowing the general layout of the house can help determine where to start inspecting.  Exterior walls should be noted in relation to shared walls, as well as areas of the floor above.  Is the bottom of a basement wall above or below grade?  Is there a deck above the room being inspected?  Is there a roof above the room being inspected?  Is there another room above the room being inspected?  What part of the room being inspected is a likely point for moisture intrusion?  Taking such factors into account can help determine the obvious areas to start inspecting with a thermal camera.

After identifying the areas that are most at-risk for moisture intrusion, along with any visual evidence, such as staining, discoloration,  and/or apparent wet spots, the surfaces can be scanned with a thermal camera to locate the source of problems.  Since the apparent temperature of wet spots will be lower than that of building materials, moisture will be visible through thermal imaging as dark areas.  After a potential problem is located, it can be confirmed with a moisture meter.  An issue can then be documented by saving an infrared image alongside a digital photo to include with a description of the problem in the home inspection report.

Our home inspector keeps in mind that a house is a dynamic system, made up of many components that are all interconnected and interactive.  Leakage or moisture intrusion at one point will likely affect other areas as it moves or grows.  Smith & Smith Home Inspections pays attention to what other areas are at risk downstream from the point of a moisture intrusion.  For example, if an upstairs toilet is found to be leaking, the ceiling area in the room below it should be examined.  Using thermal imaging, all the areas affected by leaks or moisture at a specific location can often be traced down the line and documented, giving a fuller picture of the nature and extent of the issue.

Important Areas Smith & Smith Home Inspectors Check

Thermal imaging can be employed effectively to find moisture:
  • in the kitchen around the sink, under the dishwasher, behind the refrigerator, and under the cooking range, as well as around vents and exhaust fans;
  • in bathrooms around plumbing fixtures and outlets, shower and bathtub enclosures, fixtures and vents, the toilet and bidet, and windows;
  • the HVAC system;
  • the water heater;
  • in the attic, including roof pass-throughs and penetrations, connecting walls, vents and fans, and recessed lights;
  • in the basement, including walls, ductwork and crawlspaces;
  • in the laundry area around the washer and dryer hookups, drip pans and exhaust vents, as well as utility sinks.

Using a thermal camera in conjunction with a moisture meter allows problem areas to be located and documented easily in our home inspection reports.  Thermal imaging can also help determine if insulation is lacking or deficient, help determine if electrical systems are overloaded or overheating, help determine if there are leaks or defects with the roof, and help determine defects with the HVAC system.

Call/Text/Email Smith & Smith Home Inspections for detailed professional inspections and the most accurate radon monitoring in Murfreesboro, Smyrna, Lebanon, Mt. Juliet, Shelbyville, Manchester, McMinnville, Columbia, Nashville & the Greater Middle Tennessee Area.

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Home Inspection: Winterization Tips and Guidelines

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Winterization is the process of preparing a home for winter conditions. Performed in the fall before snow and excessive cold have arrived, winterization protects against damage due to bursting water pipes, and from heat loss due to openings in the building envelope.

Plumbing System water pipes in cold areas

Bursting water pipes during cold weather can create huge damage. A ruptured pipe will release water and not stop until someone shuts off the water. If no one is home to do this, an enormous quantity of water can flood a house and cause thousands of dollars’ worth of damage. Even when ruptures are stopped quickly, water leakage can result in mold and property damage.

  • All exposed water pipes in cold areas, such as attics, garages, and crawlspaces, should be insulated. Foam or fiberglass insulation can be purchased at most hardware stores.  Insulation should cover the entirety of a pipe.
  • Plastic is more tolerant of cold expansion than copper or steel. Houses in colder climates might benefit from the exclusive use of approved plastic plumbing.
  • Water supply for exterior pipes should be shut off from inside the house and then drained.
  • Sprinkler systems are particularly vulnerable to cracking due to cold-weather expansion. In addition to turning them, it helps to purge the system of any remaining water with compressed air.
  • Homeowners should be aware that much of the plumbing system travels through areas that are significantly colder than the rest of the house. Because it is impossible to monitor the temperature of every portion of the plumbing system, indoor air temperature should be kept high enough throughout the winter to keep pipes in any unheated places from freezing.

Leaks in the Building Envelope

Leaky window frames, door frames, and electrical outlets can allow warm air to escape into the outdoors.
  • Windows that leak will allow cold air into the home. Feeling for drafts with a hand or watching for horizontal smoke from an incense stick are a few easy ways to inspect for leaks. They can be repaired with tape or caulk.
  • On a breezy day, a homeowner can walk through the house and find far more leaks than they knew existed. Leaks are most likely in areas where a seam exists between two or more building materials.
Insulation
  • Because hot air rises into the attic, a disproportionately larger amount of heat is lost there than in other parts of the house. Like a winter hat that keeps a head warm, adequate attic insulation will prevent warm indoor air from escaping. Attic insulation should be 12 inches thick in cold climates.
  • Storm doors and windows should be installed to insulate the house and protect against bad weather.
Heating Systemsheating system during winter
The heating system is used most during the winter so it’s a good idea to make sure that it works before it’s desperately needed. The following inspection and maintenance tips can be of some help to homeowners:
  • Test the furnace by raising the temperature on the thermostat. If it does not respond to the adjustment quickly it might be broken.
  • Replace the air filter if it’s dirty.
  • If the furnace is equipped with an oil or propane tank, the tank should be full.
Cooling Systems
  • Use a hose to remove leaves and other debris from the outdoor condensing unit, if the home is equipped with one. Protect the unit with a breathable waterproof cover to prevent rusting and freezing of its components.
  • Remove and store window air conditioners when they are no longer needed. Cold air can damage their components and enter the house through openings between the air conditioner and the windowpane.
  • Ceiling fans can be reversed in order to warm air trapped beneath the ceiling to recirculate. A fan has been reversed if it spins clockwise.
Chimneys and Fireplaces
  • The chimney should be inspected for nesting animals trying to escape the cold. Squirrels and raccoons have been known to enter chimneys for this reason.
  • The damper should open and close with ease. Smoke should rise up the chimney when the damper is open. If it doesn’t, this means that there is an obstruction in the chimney that must be cleared before the fireplace can be used.
  • A chimney-cleaning service professional should clean the chimney if it has not been cleaned for several years.
  • The damper should be closed when the fireplace is not in use. An open damper might not be as obvious to the homeowner as an open window, but it can allow a significant amount of warm air to escape.
  • Glass doors can be installed in fireplaces and wood stoves to provide an extra layer of insulation.
Roofs
  • If debris is left in gutters, it can get wet and freeze, permitting the formation of ice dams that prevent water from draining. This added weight has the potential to cause damage to gutters. Also, trapped water in the gutter can enter the house and lead to the growth of mold. For these reasons, leaves, pine needles, and all other debris must be cleared from gutters. This can be done by hand or with a hose.
  • Missing shingles should be replaced.
Landscape
  • Patio furniture should be covered.
  • If there is a deck, it might need an extra coat of sealer.
Adequate winterization is especially crucial for homes that are left unoccupied during the winter. This sometimes happens when homeowners who own multiple properties leave one home vacant for months at a time while they occupy their summer homes. Foreclosed homes are sometimes left unoccupied, as well. The heat may be shut off in vacant homes in order to save money. Such homes must be winterized in order to prevent catastrophic building damage.
In addition to the information above, Smith & Smith Home Inspections of Murfreesboro TN advises the following measures to prepare an unoccupied home for the winter:
  • Winterize toilets by emptying them completely. Antifreeze can be poured into toilets and other plumbing fixtures.
  • Winterize faucets by opening them and leaving them open.
  • Water tanks and pumps need to be drained completely.
  • Drain all water from indoor and outdoor plumbing.
  • Unplug all non-essential electrical appliances, especially the refrigerator. If no electrical appliances are needed, electricity can be shut off at the main breaker.
Call/Text/Email Smith & Smith Home Inspections for professional home inspections and radon monitoring in Murfreesboro, Smyrna, Shelbyville, Manchester & the Greater Middle Tennessee Area.
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Three Common Mistakes Every Home Buyer Should Avoid

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Here are Three Most Common Mistakes Every Home Buyer Should Avoid


Common Mistake #1: Thinking you can’t afford it.

Many people who thought that buying the home of their dreams was simply out of their budget are now enjoying a wonderful lifestyle in their very own homes.

Buying a home is one of the smartest financial decisions you will ever make. As a matter of fact, most homeowners would be broke at retirement if it wasn’t for one saving grace, the equity in their homes. In addition, tax allowances favor home ownership.

History shows, real estate values have always risen steadily. Of course, there are highs and lows, but the long-term trend is a consistent increase. This means that every month when you make a mortgage payment, the amount that you owe on the home goes down and the value typically increases. This “owe less, worth more” model is called equity build-up, and is the reason you can’t afford not to buy.

Even if you have little money for a down payment or credit problems, chances are that you can still buy that new home. It all comes down to working with the right people, and knowing the right strategies.

Common Mistake #2: Not hiring a buyer’s agent to represent you.

Buying property can be a complex and stressful endeavor. In fact, it is most often the biggest, single investment you will ever make in your lifetime. At the same time, real estate transactions have become increasingly complicated. New technology, laws, procedures, and competition from other buyers require buyer agents to perform at an ever-increasing level of professionalism and competence. Plus, making the wrong decisions can end up costing you thousands of dollars. This is not the way that it has to be!

Find and work with a buyer’s agent that has a keen understanding of the real estate business and the local market. A buyer’s agent has a fiduciary duty to you. That means that they are loyal only to you, and are obligated to look out for your best interests. A buyer’s agent can help you find the best home, the best lender, and the best home inspector in your area. That inspector should be an InterNACHI certified home inspector because InterNACHI inspectors are the most qualified and best-trained inspectors in the world.

Trying to buy a home without an agent or a qualified inspector is, well… unfathomable.

Common Mistake #3: Getting a cheap inspection.

Buying a home is more than likely the most expensive purchase you will ever make. This is no time to shop for a cheap inspection or the cheapest home inspector. The cost of a home inspection is relativity small compared to the value of the home being inspected. The additional cost of hiring a certified home inspector is almost insignificant by comparison. As a home buyer, you have been number crunching, negotiating offers, adding up closing costs, shopping for mortgages, and trying to get the overall best deals. Don’t stop now! Don’t let your real estate agent or anyone else talk you into skimping here.

Smith & Smith Home Inspections provides inspection services throughout Middle Tennessee. Contact us today to schedule your inspection!
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Home Inspection: Brick Veneer

Brick Veneer Cracks
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Real Estate Inspections: What Matters?

real estate inspections: what matters

Real Estate Inspections: What Matters?

Are you in the process of buying or selling a home in Murfreesboro or Middle Tennessee area, and you are stressed out? Home inspections or real estate inspections are expected to give people peace of mind, but often have the opposite effect. You’ll be asked to absorb a lot of information in a short amount of time. This will often include a written report, a checklist, photographs, environmental reports, and what the inspector himself says during a walk through of the inspection. All this, combined with the seller’s disclosure and what you notice yourself, can make your experience even more overwhelming. What should you do?

Relax. Most real estate inspections will be maintenance recommendations, life expectancies for various systems and components, plus minor defects and imperfections. These are useful to know about. However, the main issues that really matter will fall into four categories:

  • Major Defects.  Example would be a structural failure;
  • Things that lead to Major Defects, such as a small roof-flashing leak;
  • Things that may hinder your ability to finance, legally occupy, or insure the home; and
  • Safety Hazards, such as an exposed, live buss bar at the electrical panel.
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Anything in these categories should be addressed. Often, serious problems can be corrected inexpensively, protecting both life and property.
Most sellers are honest and are often surprised to learn of defects uncovered during an inspection. Realize that sellers are under no obligation to repair everything mentioned in the report. No home is perfect. Keep things in perspective.

To lower stress and make the buying selling process smoother, sellers may want to have an inspection performed before placing a house on the market. With a home inspection prior to placing the property on the market, the seller can better assess the home’s value, correct any defects that might impair a sell, and avoid problems at closing.

Smith & Smith Home Inspections provides inspection services throughout Middle Tennessee. Contact us today to schedule your inspection!

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