Posts Tagged ‘Thermal Imaging’

Commenting on PROinspect Consultancy, and Stuart Parrett in particular, Dominic Beeton stated —-

On the professional side of things, I would strongly recommendStuart Parrett of ProInspect. Stuart runs a firm from Bishops Waltham. Check his web site here He is a residential surveyor who has a fervent passion for surveying and wants to share that passion with the world.  His web site is crammed full of useful articles.  If you need a surveyor who will produce a comprehensive survey report using the latest technology including thermal imaging, Stuart is your man.  He is also a really nice chap.

Dampness is caused by many factors and it is oft quoted that Surveyors mis-diagnose the causes of dampness. Personally I do not believe this but what I am convinced is true is that a home owners tend to either ignore damp and mould, a strange and self-defeating stance, or become paranoid and seek to completely eliminate all traces of moisture (which is not always a wise thing to do).

Nothing could be worse than ignoring the problems because they usually get worse. Our second reaction is often to get a specialist Damp Proofing contractor involved. Although this can be correct and proper it is my experience such salespersons often sell a solution that is not needed, and which costs you a small fortune. That solution usually means chemicals will be injected into the house walls and in this eco-world this cannot always be correct. Fortunately there are some Damp Specialists who do give good advice – we know who they are are work with them for mutual gain and to your benefit.

It is all subject to scale and degree but the wisest course of action is usually to get your local Chartered Surveyor in to inspect and advise you. I can be accused of profiteering here but I reject I am biased. Dampness can be caused by so many differing factors that a true analysis is absolutely essential to ensure the solution is sustainable. Where does damp occur, why and does a repair need to be completed?

The best way of preventing damp is to design an adequate barrier and to install it effectively during construction of the building. Otherwise a retrofitted system must be considered and such systems are often disruptive and costly.

Also one must consider a further serious problem in the industry of damp diagnosis – often the cause of the dampness problem is mis-diagnosed and this can lead to much unnecessary expense or, even worse, duplicated costs over a period of years as a second solution is then tried.

Condensation is often the actual problem and this can be associated with a lifestyle problem rather than a building defect: indeed, it is my experience that the large majority of dampness that as been rectified by chemical injection systems (see below) are, in fact, a combination of inadequate insulation and a lifestyle issue revolving around your own actions and methods of living in that particular building.

On top of these issues is the danger that historically the observed dampness may have brought with it minerals from the ground. These can migrate up and into wall-base plaster in your lower rooms. This contaminated plaster usually needs to be removed (but not always) and the affected rooms then replastered at high cost and disruption. The dampness may have also started the process of joinery or floor decay that may not manifest until many months later and so it usually pays to expose and lift floorboards before any works are specified – hense my assertion that it usually pays to get an experienced Home Surveyor to check out the home before works are started.

The Dampness Diagnosis Industry is one that is driven by a Free Surveys by the Company competing for retrofit remedial work. Often conflicts of interest result in misdiagnosis and all for the sake of home buyers or owners saving a few pounds by not calling for paid opinion from a local, independent Chartered Surveyor.

So, what are the main types of remedial system if an actual rising damp issue has been correctly diagnosed? Here is a basic list —

Chemical retrofit injection systems: these place chemicals within a wall such that the micro-porous structure of the masonry cannot take in moisture and this solidity prevents capillary attraction and so damp cannot rise into your home. Small holes are drilled into wall bases (usually outside but an interior system can be designed in some cases) and a chemical solution is then systematically injected into masonry until saturation point is reached.

Electro-osmosis: if a small electrical current (equivalent to that used by a doorbell) is passed through a wall it affects the rate of potential capillary attraction that causes water to rise in a wall (like a tree sucking water out the ground). This system typically has a Control Unit (an adaptive power source), Anodes drilled and set into the outside wall-bases plus, finally, an Earth Rod. These are provided externally and are effective if the circuit(s) is not broken or the power supply interrupted.

Physical = the introduction of a new barrier such as bitumen felt, plastic (polypropylene, EPDM or re-cycled), dense (engineering grade) brick course & mortar, lead or natural slate. Any physical barrier will need to be linked to any flooring membrane and be at least 150mm above outside ground levels. The precise position of the barrier must also ensure that embedded, suspended floor joists ends are protected from damp and resultant decay.

Schrijver System: (a proprietary brand product used as an example to identify any such system – a specialist physical system) = this relies upon inserted special devices placed inside a wall (inserted from the outside by a drilling process) that create cold spots to which water is drawn. That moisture is then collected and drained away safely.

Palliative measures – in essence these work on the principal that the damp is not the problem; instead you tackle and neutralise the effects of dampness rather than prevent the source(s) of damp (provided no serious consequence results from such proposals) — 1. Create a new inner skin with damp-membrane and insulant but with a vented space between damp old and stud new inner walls. Possibly complete this work in tandem with outside land drainage works. 2. Changes in occupants’ lifestyle patterns. 3. Provide better insulation and/or improve heating and venting of the building environment (or simply improve the control of such factors).

Arguments exist for each type of theory of repair, or action to combat dampness and its effects (mould, decay, health problems….). Factors to decide the best solution for you may include:—

• The robustness of the correct diagnosis of damp. This factor cannot be overplayed in importance as the large majority of dampness cases are initially mis-diagnosed by Surveyors.

• Whether the degree of damp warrants any actions at all.

• How green you require your repair solution to be.

• The effectiveness and longevity of the various types of solution.

• The costs, direct and indirect, of your preferred repair solution.

• Whether guarantees are issued, and upon what terms (such as being Insurance backed?).

• Whether it is wise to repair damp at all – eg: Cob walled buildings must be damp to remain structurally safe: eg: flint walls cannot be injected: eg: usually slim wall forms of Period Buildings need to breath and this precludes most remedial work methods.

• The peripherals such as the degree of Repair Company expertise required, whether Building Control Approval is need, length of time needed to complete the repairs, what conditions are placed on each repair method, any adverse effect on saleability or mortgageability of each type of repair system, etc……

• Sometimes remedial works might effect an adjoining structure and so the cooperation (sometimes mandatory under the Party Wall Act) of the adjoining property owner is needed before anything can be done.

In seems that the Industry has lapsed into saying the solution is a chemical injection remedial treatment, now what is the problem? Until we can get a little more sophisticated we will continue to complete unnecessary works and/or use chemicals when often we shouldn’t.

The crux of the matter often revolves around two factors (1) whether wall plaster needs to be removed and replaced as this greatly increases costs and length of contract, plus (2) are you prepared to accept that the way you live within the dwelling has caused the damp and mould and you may have to make lifestyle changes: (the latter scenario is real and it is my experience occupiers often will not believe the problem is self-inflicted. This plays into the hands of the rogue specialist damp companies).

It really is quite simple – as every home and method of occupation are so variable no one-solution-fits-all exists and therefore you need good quality advice. So, will you take advice from an impartial Chartered Surveyor or rely upon Bob the Builder or a company salesperson from a Dampness Contractor? The choice is yours.

Regular car inspections and vehicle maintenance is mandatory so why is a home NOT subject to periodic safety, energy, thermal insulation and environmental standards regulation as well?

In an increasingly PC world why do we allow energy to be wasted and home owners to allow property to fall into a potentially dangerous state or one that is prejudicial to healthy living? Also remember that a vast number of UK homes remain empty for many years for no good reasons.

Should not society produce radical solutions likes home-owners having to state how many people have resided at their house (how many days per year, per person in relation to bedspaces available) and what energy costs were paid out for those people for that period. This would be one possible method whereby we begin to see which homes are falling behind – it would begin to tag “at risk” homes.

Recently Google completed the systematic recording of most streetscenes in England for its Google Streets initiative. Think of the cost of this! On the basis that homes at risk of falling into ruin are usually easily identifiable from the outside then it does not take a lot of imagination to realise that most sub-standard or at-risk homes could be identified by either simple human viewing of the front exterior (some flats being the only exception) and/or by means of mobile thermal imaging techniques.

If the above is correct then we can now easily identify most homes at risk and therefore target advice, help and perhaps grant finance. So why is help not always at hand to those who need it most? Why do so many buildings remain in poor order or even vacant for so many years?

Four reasons – finance, red tape, lack of education and lack of motivation:-

1. Society cannot motivate itself sufficiently to care enough.
2. The do-gooders produce solutions then fail to re-educate occupiers in ways to ensure good health and a good environment: often this is as simple as telling occupiers how to reside at any particular home in order to avoid condensation.
3. When we want to help often society often throws up NIMBY objections, Planning Rejections, Building Regulation disapprovals, etc… Red Tape bogs down initiative and solutions and therefore saps at our good intentions.
4. Money makes the world go round but when the needy require property help often the red-tape within the public systems employed to help those in need causes massive profit taking or sub-standard untimely solutions.

I do not wish or seek to belittle the massive help that many organisations can and do deliver to the least well off but what does bother me is that the resources and finance available to help those in need is so fragmented and disjointed that it comes a poor second to, say, the resources put into creating New Build projects for those who can afford a nice environment.

Are our resources and systems out of balance? Yes, I believe they are and that we need to re-consider how support mechanisms operate in future. A fundamental rethink is needed and this starts with early identification of poor housing so our housing stock is systematically improved (worst home owners having their properties taken away from them at discounted rates where no just cause of that property decline can be provided).

Some of you might say: nothing new in the above. I say yes, this is a radical solution because it seeks to identify problem cases before they reach that state whereby they are beyond economic repair and help whereby occupants are immediately displaced. The whole thrust of care becomes focused at the preventative stage before the state has to re-house the victims within our society.

Annual energy and occupancy housing returns linked to visual or thermal imaging generic surveys in identified worst cases. What do you think?

If you need advice, perhaps a review of your own portfolio of homes, or a consultation to take stock of where you are going with housing, why not call me for a chat? Stuart Parrett 01489 896 174 or use the CONTACT FORM at www.proinspect.co.uk.

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We deal with PROPERTY that has the hallmarks of having been built as a residential habitation: this means houses and flats but also some commercial properties including Pubs that are often converted, or similar to, residential constructions.

RESIDENTIAL PROPERTY VALUATIONS

INSURANCE REBUILD COST ASSESSMENTS

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DEFECT & CONDITION REPORTS OF ALL DISCRIPTIONS

HOMEBUYER REPORTS

SELLER SURVEYS

THERMAL IMAGING DIAGNOSTIC SERVICES

“ADVICE AND A CHAT” TO REASSURE YOU

This service was brought into PROinspect for two reasons – (1) to aid ordinary survey inspections by using available modern technology, and (2) to provide the option for bespoke thermal imaging services (explained below).

The benefits of thermographic indicative imaging during residential survey inspections:-

Thermography is now used in an ever widening range of areas. All objects above -273°C or 0 Kelvin (absolute zero) emit infra-red energy and we exploit this using our longwave IR imaging system with a view to identifying previously unidentifiable faults which would often result in costly repercussions.

• Surveys are non-invasive and non-destructive:

• The thermographic apparatus used may be the only way to seen a latent serious problem (something not capable of detection by other, conventional visual means):

• Surveys are real time and may produce fast, immediate temperature measurement and fault detection indicators:

• Surveys can be performed at a convenient time and tailored to each client’s individual requirements (but certain times of the day may be better than others, generally early morning or late evening being prime time):

• For services the resulting indicators may reduced risks of water damage and fire:

1. Damp flat roof slabs/insulation/hidden-pipes.
2. Air/heat leakages.
3. Insulation incontinuity.



Damp, Relative Humidity, Mould

Many materials (wood, plaster, decorative / paintings etc) absorb water vapour from the air. Materials will therefore absorb more moisture in high humidity situations and release moisture as the humidity lowers.

Further effects and consequences of high humidity is condensation behind plasterboard walls that can result in structural damage and can provide perfect conditions for the growth of mould and mildew (and perhaps rot).

Ideally during the winter months an office should be about 22°C with a relative humidity between 30 and 60 percent. During the summer months, an indoor temperature of about 20°C with a relative humidity (UK) between 40 to 60 percent is considered normal.

A heating ventilating and air conditioning (HVAC) system must maintain proper humidity levels inside the building to prevent mould and mildew. Maintaining positive internal building pressure and humidity levels, below 60%, is essential to ensure proper indoor air quality in buildings.

Exhausting air from rooms like toilets, bathrooms and wet-rooms without replacing it, creates a negative pressure that draws unconditioned air through exterior walls, windows and doors. As the outside air is drawn into a building by the negative pressure that is created by air movement or exhausts, the moisture in the air may condense when it comes in contact with the cooler surfaces. The condensation provides the moisture fungi requires for growth.

Thermal Building Inspections

Building inspections have become more popular since Part L of the latest (2008) building regulations recommended thermal checks on new buildings for losses.

The primary diagnostic procedure for determining the thermal performance of a building envelope is infrared thermography. It can be used to identify heating and cooling loss due to poor construction, missing or inadequate insulation and moisture intrusion.

Correcting the defects plays a significant role in increasing building efficiency and structural integrity.

Two primary mechanisms for heat loss in buildings are conduction through the walls and air leakage. Both can be identified from the surface of the building with infrared thermography.

Office thermal image

Conductive Losses

Problems identified as conductive losses include:

1. Missing insulation, improperly installed or compressed insulation.
2. Shrinkage or settling of various insulating materials.
3. Excessive thermal bridging in joints between walls and the top and bottom plates.
4. Moisture damage to insulation and building materials.
5. Heat loss through multi-pane windows with a broken seal.
6. Leaks in water pipes.
7. Damaged heat ducts.
8. Location of or leakage in buried steam lines, water lines or underground sprinkler systems.

Air leakage is the passage of air through a building envelope, wall, window, joint, etc. Leakage to the interior is referred to as infiltration and leakage to the exterior is referred to as exfiltration. Excessive air movement significantly reduces the thermal integrity and performance of the envelope and is, therefore, a major contributor to energy consumption in a building.

In addition to energy loss caused by excessive air leakage, it can cause condensation to form within and on walls. This can create many problems; reduce insulation R-value, permanently damage insulation, and seriously degrade materials. It can rot wood, corrode metals, stain brick or concrete surfaces, and in extreme cases cause concrete to spall, bricks to separate, mortar to crumble and sections of a wall to fall jeopardizing the safety of occupants. It can corrode structural steel, re-bar, and metal hangars and bolts with very serious safety and maintenance issues. Moisture accumulation in building materials can lead to the formation of mould that may require extensive remediation.

Virtually anywhere in the building envelope where there is a joint, junction or opening, there is potential for air leakage. With the use of an infrared imager, one can identify thermal irregularities on the building envelope and the thermal pattern discerning whether the pattern indicates a problem with the insulation, air leakage or the building structure.

Flat roof membranes are the waterproof barriers between the outside elements and the interior of buildings. They come in a variety of materials and designs, and must be able to expand and contract, resist high winds and the effects of solar radiation and withstand foot traffic. It is easy to see why roofs leak.

Normally there is little or no water within a flat roof assembly. When a leak develops, water enters the assembly and, depending on the type of insulation system, is either absorbed by the insulation or runs to the cracks between the non-absorbent insulation. When water enters the roof assembly it is there for a long time, sometimes the life of the roof.

Thermal capacitance is the physical property of a material’s ability to store heat. The materials in roof assemblies have relatively low thermal capacitance, especially when compared to water. Water requires a lot of energy to raise its temperature and likewise must release a lot of energy to cool.

The physics used for thermal roof inspections is that dry roof insulation heats up and cools down faster than wet roof insulation. Infrared inspection goes beyond simply finding a leak by locating the extent of the moisture invasion of the insulation. To do this we require solar heating of a sunny day. Then at night, after the sun goes down and the roof surface begins to cool, the dry roof insulation cools faster than wet roof insulation.

*      Was it a clear sunny day?

*      Is it a clear night (for good radiation cooling)?

*      Is there little or no wind?

*      Is the roof surface dry?

*      Is the roof clear of snow, dirt and debris?

Floor heat loss

The type of insulation used on a roof will result in an infrared image that is characteristic of how that particular insulation absorbs water. Absorbent roof insulation acts similar to a sponge. The water migrates by capillary action throughout a complete roof board before it jumps to the adjacent board. This results in a checker-board thermal pattern.

Non-absorbent roof insulation creates a much different pattern when it becomes wet. The water is not absorbed and runs to the edge of the roof board. The water tends to collect at the edges of the boards resulting in a window frame pattern. Different patterns may result from other less common insulating systems.

There are many conditions that can produce thermal patterns that may look like they were created by wet insulation but are not, and others may mask the true condition of wet insulation. The ASTM specification C-1153 titled “Location of Wet Insulation in Roofing Systems Using Infrared Imaging” suggest performing verification of suspected wet insulation by core methods. The following are some examples of situations that may result in poor infrared inspections:

1. Insulation with different R-values or different absorption
2. Different internal building temperatures
3. Extra gravel or bituminous left from construction
4. Warm or cold air exhausting onto roof
5. Re-radiation of heat from south or west facing walls
6. Wind
7. Internal sources of heat or cold such as lights, heaters, and steam pipes
8. Dirt, vegetation and debris
9. Walkway pads and buried steel plates
10. Blisters, Water ponding, steam plumes and water spray

During the winter thermographers use the same process. However, winter surveys are more difficult because the temperature differences are usually less than on summer surveys. If the building is heated, the added heat flow from the building through wet insulation will help enhance the winter thermal patterns.

Moisture Detection – a key to Prevention of Mould Growth

Mould has existed in our environment long before the recent awareness of its presence in homes and businesses. The impact of mould on health is dependent upon the concentration of spores in the immediate area and the allergic effect on an individual. Potential health problems associated with mould exposure can take the form of allergic reactions or asthma.

According to the U.S. Environmental Protection Agency, there is no practical way to eliminate mould spores in an indoor environment. The best way to control mould growth is to control moisture. Mould can begin growth in as little as 24 hours. Roof leaks and water pipe leaks are common sources of water accumulation that may cause mould growth.

Moisture present in roofs and walls can be detected with a sensitive infrared camera under the right conditions. Infrared roof inspections are performed most effectively after sunset, when the roof gives off its heat energy accumulated during the day. The heat capacity of moisture soaked roof insulation is greater than that of dry insulation. As a result, the moisture soaked roof areas appear quite clearly when performing an infrared scan.

Similarly, it is possible to detect moisture located behind interior walls with an infrared camera, under the right conditions. The temperature difference created by the presence of moisture on the inside surface of a wall will appear differently than the surrounding area.

We are:

• Chartered Surveyors (residential market buildings/services plus on some commercial units)
• House/Flat Market Valuers
• Home Inspectors
• Domestic (non-new Homes) Energy Assessors
• Thermal Imagers
• Residential Property Consultants
• Expert Witness Reports (dispute and Court Action reports).

We work with:

• Private Individuals
• Portfolio Owners
• Local Authorities
• Solicitors
• Estate Agents
• Relocation Companies
• Building Companies
• Developers
• Accountants

We work in:

• Bournemouth, Winchester, Southampton, Portsmouth across to Chichester
• Salisbury, Andover, Newbury, Basingstoke, Petersfield across to Midhurst.
• New Forest, Totton, Romsey, Bishops Waltham, Wickham, Fareham, LocksHeath, Titchfield, Eastleigh, Havant, Waterlooville…..
• All Villages in-between; all Towns aroundabout: into surrounding neighbouring Counties.
• For higher value services and premises we will travel greater distances (including for Brits buying abroad).

Our Survey Products

The right choice is essential to match your needs:

Our surveys come in three differing levels:  1, 2 and 3.

NEED ADVICE?

Try the SEARCH Box facility (below, left), click on an Article Heading (below, left) or simply read on….

• BUILDING SURVEYS with or without VALUATION advice
• HOME VALUATIONS by an RICS Registered Valuer
  
• HOMEBUYER REPORTS or SELLER SURVEYS
• AUCTION or QUICK-WALK-THROUGH Appraisals
  
• Update your BUILDING INSURANCE SUM INSURED
• Is DAMP REALLY DAMP or actually CONDENSATION as a result of your lifestyle?
• Is that CRACK the beginnings of SUBSIDENCE?
• Divorce or Negligence Court-Compliant EXPERT WITNESS Reports/Valuations.

Hello, I’m Stuart Parrett. I am a truly independent, knowledgeable and experienced Chartered Surveyor and housing specialist. I am in the PEOPLE and HOMES Business where Information Discovery is all important.

I survey homes for faults and worth/value but it is not what I do but HOW that separates PROinspect from competitor surveyors.

THE HOUSE DOCTOR IS IN:

HOW CAN I HELP YOU?

SOMETHING of VALUE for you —-

1-  Do you have a SEPTIC TANK DRAINAGE system?

NEW Environmental Permitting Regulations cover even old septic tanks, which may previously have escaped regulation, but are now controlled and must be formally registered with the Environment Agency by 1^st January 2012. Failure to register is a criminal offense. Click this link PrivateDrainageChanges2012 for an Environment Agency Brochure that explains all.

2-  CONDENSATION SEASON IS UPON US – have you looked in the back of the wardrobe recently or in “that corner”?

Cold = drop in dew point = cold surfaces will attract condensate: Quick Fix – create airflows and reduce the amount of vapour in the air. Longer Term Fix = Raise the wall temperature by lining it with XXXX; properly kill off mould spores; introduce sensors that apply venting or temperature changes to the environment. Simple.

What often works is opening the window for as long as possible during and after sleeping/baths/showers/cooking (this removes water vapour that then cannot condense on your clothes and walls). You loose heat during this process and so you need to learn how to achieve these goals intelligently without icicles forming on your nose.

For more information on me, my CV etc… – click here and scroll down. Alternatively, look me in the eye by watching a short VIDEO – CLICK HERE. TheHouseSurveyor at YouTube will also deliver several important messages for those looking to purchase or those you wish to become Residential Surveyors and/or Valuers.

Those who have kindly provided testimonials for me say that I can be considered a safe pair of hands, somebody who is a real communicator and a provider of detailed and robust opinions.

Good reasons for using me in the central south coast area include that I take the time to listen to you and then help you make the right choice of survey product and have it completed at the right time. After this I genuinely communicate with you and don’t simply mail a report to you and that is it. No, I am always available for questions and meetings because you need to be re-assured your purchase is both a wise investment and you are not buying a problem.

I protect the biggest investment you’ll ever make in your life – your home – and I work with you every step of the way…..

I’ve brought together a lot of valuable information to help you organise property problems, alterations, private surveys and other services surrounding ownership, maintenance, sales, purchases and Expert Witness Reports.

CALL ME for a free chat and advice on 078 3636 3040 —

• THE GOLDEN RULES OF SELF-PROTECTION DURING HOME BUYING =

1. When your “offer” has been accepted make sure you already have a loan deal secured in principle
2. Make sure you DO NOT agree to a combined Loan Valuation and Private Survey
3. Actually speak to a Surveyor (PROinspect down south) – do not accept an Assistant or a Secretary
4. Find out your Survey Product options, fee costs and the manner in dealing with any special concerns you have
5. Do not fall for quick deals or “linked” services often packaged by costly middlemen Agencies.

STUART PARRETT

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Browse the site and when you’re ready to ask for advice give me a call or fill in the Form on the right. To get the best out of us you need to be briefed as to your options, survey costs and a lot more. As a starting point be as specific as you can as to what you need from us – use the CONTACT FORM (top right on your screen): EG: Detached house – perhaps 50 years old – £400,000 agreed – Building Survey with Valuation needed – being sold by XXX Estate Agents.

PROinspect are led by Stuart Parrett who has an unrivalled pedigree as a specialist Home Surveyor of over 35 years Hampshire experience.

If you wish to read even more of my views on a host of house and survey matters go to ezinearticles.com by clicking of the above icon. Or follow me at Twitter (@SurveyAuthority).