environmental engineer allenwood, nj 08720
TRANSCRIPT
CASE STUDIESASSESSING HIDDEN MOISTURE INTRUSION
Tips, Tricks & Watery TreatsOctober 14, 2015
VICTOR COPPOLA, CGPEnvironmental Advisor • Scientist • Principal
GreenWorks Environmental, LLCHome • Property • Environment
2105 Princeton Ct., Allenwood, NJ 08720 • (732) 223-2073 • www.greenworksllc.com
@GreenWorksLLC • @VictorVerde0927
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 2
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!
www.greenworksllc.com 3
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 4
CASE STUDY DISCUSSION
New Custom Home (ca. 2010 with reused / expanded 1920 foundation)
www.greenworksllc.com 5
The Yard Drain(How far from home do you inspect?)
www.greenworksllc.com 6
Gutter Holding Water(Very Common. Ever see the Algae Plug clog a gutter?)
www.greenworksllc.com 7
Crawl with Concrete Slab(Very clean, note spray foam on foundation)
www.greenworksllc.com 8
TGI’s • Lam Beam • SprayFoam
www.greenworksllc.com 9
Old Poured Foundation(What hydrology indicator do you see?)
www.greenworksllc.com 10
What’s in Old Foundation?(Is that charcoal?)
www.greenworksllc.com 11
Lots of Stuff!
www.greenworksllc.com 12
What’s Spray Foam Lift?(Closed Cell Foam doesn’t stick to Everything!)
www.greenworksllc.com 13
Open Duct Drop-Downs
www.greenworksllc.com 14
What’s This Leader Fix?(Why landscape guys don’t make good drainage decisions)
www.greenworksllc.com 15
Inaccessible Areas
www.greenworksllc.com 16
What’s Wrong Here?(Typical SmartVent Type Flood Vent Installation)
www.greenworksllc.com 17
CASE STUDY DISCUSSION
1950’s RANCH (remodeled)(Home Inspector Inspected with Written Report)
www.greenworksllc.com 18
• 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 potential moisture intrusion.• How would you handle this inspection?
1950’s RANCH (remodeled)What's Wrong here?
www.greenworksllc.com 19
See Anything Suspicious?(Can you believe that a Home Inspector missed this one!)
www.greenworksllc.com 20
Floor Vent Issues?(What do you see here?)
www.greenworksllc.com 21
Rusty Register Covers(With water comes elevated humidity migration)
www.greenworksllc.com 22
Inside the Duct Collar(what could the rag be for?)
www.greenworksllc.com 23
Inside the Duct Collar(Water intrusion video by the Client)
www.greenworksllc.com 24
What’s Up with Floor Tiles?(Under loose piece of carpet in hall closet)
www.greenworksllc.com 25
Public Data
Somewhat Limited Soils(Dwellings Without Basements)
www.greenworksllc.com 26
Public Data
Soil Drainage Tendencies (Reveal Hydrology of Site)
www.greenworksllc.com 27
Public Data
1930 Historic Aerials(Historic Site Use - Farmers Loved Wetlands)
www.greenworksllc.com 28
The Water Main(Flooded Chamber)
www.greenworksllc.com 29
Invasive Investigation
Moisture Barriers
www.greenworksllc.com 30
Invasive Investigation
Moisture Creep
www.greenworksllc.com 31
Invasive Investigation
Saturated Base Plate
www.greenworksllc.com 32
Invasive Investigation
Subfloor Moisture Barrier(5/8th Inch Plywood)
www.greenworksllc.com 33
1950’s RANCH (remodeled)
WOOD FLOOR REVIEWThis home was inspected by a Home Inspector who missed the following:•Floor Cupping / Warping throughout home where severity was not addressed.•Floor Duct H2O Intrusion Soil Fines (ducts were dirty)•Rags stuffed in ducts to stop water intrusion•Black floor stain in hallway (Totally Missed)
www.greenworksllc.com 34
CASE STUDY DISCUSSION
WET HOME FOR 30 YEARS(CA 1970 Bi-level Construction)
www.greenworksllc.com 35
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
CASE STUDY DISCUSSION
30 YEAR WET HOME(Ca. 1970 Bi-level Construction)
www.greenworksllc.com 36
Channel Drain Assessment
www.greenworksllc.com 37
Dew Point Effect in Crawl
www.greenworksllc.com 38
Crawl Space “White Wash”
www.greenworksllc.com 39
Clogged Discharge Lines
www.greenworksllc.com 40
Simple Hydrology Tool
www.greenworksllc.com 41
Driveway Hydrology Deflector
www.greenworksllc.com 42
Still Water in the Garage
www.greenworksllc.com 43
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 44
CASE STUDY DISCUSSION
New Home Construction(Same Old Developed Neighborhood)
www.greenworksllc.com 45
Water Discharge at the Curb
www.greenworksllc.com 46
Catch Basin in the Street
www.greenworksllc.com 47
Home Rear Yard
www.greenworksllc.com 48
Public Data
Rear Finished Basement Wall(Note Sheetrock Patch)
www.greenworksllc.com 49
Client Photo
Finished Basement Closet(Interior Central Wall)
www.greenworksllc.com 50
Public Data
2012 Enviro Aerials(Public Data via NJDEP GeoWeb w/Enviro Layers)
www.greenworksllc.com 51
Public Data
1930 Enviro Aerials(Public Data via NJDEP GeoWeb w/Enviro Layers)
www.greenworksllc.com 52
Public Data
Historic Topography Mapping(Public Data via NJDEP GeoWeb w/Enviro Layers)
www.greenworksllc.com 53
Public Data
Soil Mapping(Dwellings with Basements / Public Data Via NCRS)
www.greenworksllc.com 54
Public Data
Depth To Saturated Zone(Dwellings with Basements / Public Data Via NCRS)
www.greenworksllc.com 55
Soil Boring Profile(Hand Auger w/5’ Extension Rod)
www.greenworksllc.com 56
Hand Auger “BUCKET”(Saturated Soils @ 2.5 Feet)
www.greenworksllc.com 57
This is a Filled Wetland!
www.greenworksllc.com 58
Hydrology Inspection Checklist(Some Pointers to Consider)
www.greenworksllc.com 59
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)
Hydrology Inspection Checklist(Some Pointers to Consider)
www.greenworksllc.com 60
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 / 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.
Hydrology Inspection Checklist(Some Pointers to Consider)
www.greenworksllc.com 61
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) Hygrometers, Portable Weather Stations