Case Studies: Understanding Moisture Intrusion and Migration Pathways

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 “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.” www.greenworksllc.com 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 The TIPPING POINT Talk 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 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 CASE STUDY DISCUSSION Remodeled Older Home 10/14/15 www.greenworksllc.com CASE STUDY DISCUSSION Finished Basement Clues • Note stains on baseboard and tile flooring 10/14/15 www.greenworksllc.com CASE STUDY DISCUSSION Finished Basement Clues • 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!) 10/14/15 www.greenworksllc.com CASE STUDY DISCUSSION Finished Basement Clues • Note door frame stains • We pull the baseboard • Moisture Readings (not always reliable) 10/14/15 www.greenworksllc.com CASE STUDY DISCUSSION What About Soils • Soils information tells more of the story. • Good draining soil, but Cemented Pan makes basements not recommended. 10/14/15 www.greenworksllc.com CASE STUDY DISCUSSION How Can You Be Sure? • 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. 10/14/15 www.greenworksllc.com CASE STUDY DISCUSSION Bank Owned Home (Built ca. 1948, Bank Owned, Vacant 4 years ) • 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) 10/14/15 www.greenworksllc.com CASE STUDY DISCUSSION Smelly Bank Owned Home (Built ca. 1948, Bank Owned, Vacant 4 years ) 10/14/15 www.greenworksllc.com CASE STUDY DISCUSSION Smelly Bank Owned Home • Your typical issues • But what is that smell? 10/14/15 www.greenworksllc.com CASE STUDY DISCUSSION Smelly Bank Owned Home (Built ca. 1948, Bank Owned, Vacant 4 years ) • 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 10/14/15 www.greenworksllc.com CASE STUDY DISCUSSION Smelly Bank Owned Home (Built ca. 1948, Bank Owned, Vacant 4 years ) • 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 10/14/15 www.greenworksllc.com CASE STUDY DISCUSSION Smelly Bank Owned Home (Built ca. 1948, Bank Owned, Vacant 4 years ) • 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) 10/14/15 www.greenworksllc.com CASE STUDY DISCUSSION So What Could it Be? (Moisture Drives Home Biology Which Has An Aroma) • Odor investigation uncovers 3 different odorous areas throughout the home • Crawl Space First – subfloor delaminating 10/14/15 www.greenworksllc.com CASE STUDY DISCUSSION Smelly Bank Owned Home (Built ca. 1948, Bank Owned, Vacant 4 years ) • Weather station with remote sensors used to assess homes relative humidity. From 62% to 77% throughout home – too high 10/14/15 www.greenworksllc.com CASE STUDY DISCUSSION Smelly Bank Owned Home (Built ca.