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Thermal Imaging

By John McKenna

Education & Training with InfraredClass.com

June 02, 2007 01:02 AM

Infrared Thermal Imaging
Infrared imaging provides important information relating to otherwise inaccessible areas of a residential building. Infrared detects extremely small but crucial differences in temperature from one area of a house to another. These temperature variations show up on the camera’s view screen as “cold” or “hot” spots, which reveal hidden problems that often cannot be detected in the course of a traditional visual inspection.

These problems may include:

Faulty wiring, breakers and fuses

Hidden moisture intrusion

The moisture sources of mold

Pipe and duct work leaks

Roof and ceiling leaks

Foundation cracks

Heat/energy loss

Structural concerns

Missing insulation

Ventilation problems

Moisture associated with termite nests

Rats, mice and other pests

Why Perform Infrared Home Inspections?
Combined with traditional home inspection techniques, the infrared inspection method reveals substantially more of the house than can be perceived by the naked eye and conventional inspection tools. Many things can't be be seen with only a flashlight.

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Michele Connors

The Overton Group, LLC Pitt & Carteret County - Greenville, NC

Your Eastern North Carolina Realtor

John that is pretty cool stuff! Does this cost alot more than the traditional inspection ?

Jun 02, 2007 02:08 AM

Joan Snodgrass

Midamerica Referral Network - Kimberling City, MO

Wow, John! Are you sure you aren't a CSI? Is this infrared something you use in inspecting, or not yet available ?

Jun 02, 2007 02:40 AM

John McKenna

InfraredClass.com - Dallas, TX

ALL my home inspections come with Thermal imaging. (starting cost $450 for up to 3000 s/ft home).

I found nearly a dozen moisture penetration problems in a house that was just over a year old. Electrical hot spots show up in many electric panels. Missing insulation shows up in some suprising locations (they thought no one would ever know). See my web site at http://texas-inspection.com

Jun 02, 2007 03:40 PM

Jim Crawford

Long & Foster - Fredericksburg, VA

Jim Crawford Broker Associate Fredericksburg VA

Thank you for sharing! I've never met an inspector in Atlanta that uses it.

Jun 02, 2007 03:53 PM

James Quarello

JRV Home Inspection Services, LLC - Wallingford, CT

Connecticut Home Inspector

John,

What training have you taken specific to infrared interpretation and thermal dynamic principles? I do not use infrared during any home inspection to determine if electrical problems exist. You are very bold to do so.

The image you have displayed which you titled a "fire hazard waiting to happen", what made you determine this was in fact a fire hazard. A warm wire is not a fire hazard per say. All wires get warm under load. Was this wire excessively hot? Was the temp over the breaker and wire temp capacity. Were you able to determine these specs during your electrical assessment?

When I attended my infrared training one of the portions of the class dealt with electrical. Almost everyone, every time said an image such as yours was a problem. And every time they were wrong because they failed to simply examine the temperature scale at the right of the image. (I however did not. Your scale is absent in your image????)

Temperature is relative. If your wire is under load and the others around it are not, then it appears "hot". It certainly does no mean it is a fire hazard or even a problem. Infrared is a tool that can not be relied on solely to make a conclusion. You must investigate the particular suspected defect using other methods and then draw a conclusion.

As a home inspector this SOP on any inspection. Use all your tools to investigate and then draw an educated conclusion. Wowing customers with a high tech tool is not what home inspection is about. Giving clients good information using our knowledge and experience is what we should be providing.

Jun 17, 2007 03:35 AM

John McKenna

InfraredClass.com - Dallas, TX

James,

That's funny. When I was at the ITC thermal imaging training for my certification, electrical hot spots were part of our course. Some electrical problems are major, some are minor. Do some hot spots turn into a fire? Yes they do... thousands every year, I am afraid. If you don't look at the electrical, then that's your choice. All thermal images should be verified with other tools, when possible. I realize that. You do your job and I'll do mine. Have a nice day.

This is a quote from FLIR:

"Locate electrical problems with infrared.In the

example shown here,circuit breaker phase

exceeds 80% ampacity,and the temperature

exceeds breaker rating.Aside from not

adequately meeting power needs,this issue

poses a potential electrical fire hazard."

http://www.flirthermography.com/media/2007%20Building%20Catalog.pdf

Jun 20, 2007 03:04 PM

Anonymous

John,

As I said, When I attended my infrared training one of the portions of the class dealt with electrical. I also went to FLIR ITC. I am also a home inspector, not an electrician. But I will tell you this, if you shoot the electric panel during your inspection with out putting every circuit under load first, then you sir are not even beginning to perform an infrared electrical assessment correctly.

In your quote from FLIR, is the image of the wire in your blog supposed to accompany this image? If so can you determine these parameters as a home inspector during an inspection? My point is electrical thermal imaging inspection is more in-depth and complicated than FLIR may present. FLIR is aggressively marketing infrared cameras. What they present is biased and a marketing tool. I was lured in by their hype. I am not unhappy I bought an infrared camera, but I have come to realize it is not nearly as versatile as it was presented.

I was not trying to tell you how to run your business, but trying to give you some advice. I don't know the laws regarding home inspectin in Texas, I hear it is tough to get a license, but home inspection SOP is fairly standard across the nation. Electrical inspection is not as in-depth as you are getting. If you inspect the electrical using infrared sometimes and not others, and you miss something or mis diagnose. Well I think you see where I going.

All I am saying is be careful how and when you use an infrared camera for home inspecting. I apologize if my first reply offended you, it was not meant to. Take care.

Jun 20, 2007 11:43 PM

Mitchell Captain

AllSpec Professional Property Inspections Inc - Fort Lauderdale, FL

Home inspections in Broward, Dade, and Palm Beach

John

One day in the not to distant future most home inspectors will have a thermal camera.

When I bought my laser thermometer it was around $350 today it's under $100. If only my wife would understand.

Jun 21, 2007 12:32 AM

John McKenna

InfraredClass.com - Dallas, TX

James,

I am sorry about your experience with your thermal imaging camera. I have not had the same experience, because I already knew the limitations of a thermal camera, as well as other tools. There is no silver bullet.

I inspect the electrical system according to the Texas SOP. The thermal camera is just another tool that helps to better understand that process. If you don't know much about electrical, then I would recommend staying away from it. You can only inspect what you understand.

You seem to come off as someone who thinks he knows more than me, but you have no idea of what I know or do not know. Please do your home work before you talk down to me or anyone , for that matter. Thanks.

Your warnings have been noted. Keep on keepin on and have a nice day.

Jun 21, 2007 02:02 PM

James Quarello

JRV Home Inspection Services, LLC - Wallingford, CT

Connecticut Home Inspector

John,

I think you may be interested in reading this blog on infrared, especially the first response.

Jun 23, 2007 10:28 AM

John McKenna

InfraredClass.com - Dallas, TX

After 25 years in construction and 9 years as a home inspector, I felt I could find moisture problems pretty good. That was until I went to that 1 year old house that looked perfect and has NO VISIBLE signs of moisture problems. I found so many moisture pentration problems with my thermal camera, it scared the tar out of me. I am a believer now. Below is a sample of the unseen moisture over the fire place (the dark area behind the picture is ALL moisture and verified with a moiture meter and later invasive repairs). I found about dozen areas in the corners of high ceilings, behind toys in a closet, by doors, windows, and in the Garage walls... it was scary.... there was no VISIBLE signs and could only be seen through the IR camera.

If you go into court thinking that the client and lawyer do not mind that you did not find the un-seen and latent moisture problems, then you are out of touch with reality. The SoP do not protect you from being sued, once someone gets angry. Our best defense if a good offense. IMHO

Jun 24, 2007 10:04 AM

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