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Infrared Thermal Imaging What's it Really Good For?

I have noticed quite a bit of blogging relating to using infrared thermal imaging cameras for home inspections. Some of these blogs are nothing more than an ad for how the home inspection company is ahead of the technological curve. But what really is the the truth about using thermal imaging as a home inspection tool.

The first and most important thing to understand about infrared cameras is they do not see through objects. That's x-ray folks. Infrared is thermal or temperature readings of the surface of an object. Now infrared cameras are extremely temperature sensitive. Because of this sensitivity they can display pictures in temperature gradients. The image may appear to have a great degree, no pun intended, of temperature differential, when in fact there is little temperature range.

Notice the the image to the right. The temperature range is about 11 degrees. What are you looking at in this picture?

Missing wall insulation. The dark areas in the center of this infrared thermal image show clearly where the insulation company failed to fill the stud bay. The bays on the immediate left and right are only partially filled. Look closely at the right hand wall and the ceiling. Can you see the stud lines?

Now this is a great example of a good use of infrared thermal imaging. Heat and energy loss. Makes sense right, temperature sensitive camera-heat and cooling deficiencies.

What it is not really great for is a general inspection tool or a mold locater. Why? Because there must be ideal infrared conditions present to find problems such as a water incursion. Simply taking the camera out at the time of the home inspection and scanning the home will not necessarily reveal anything.

Which brings up another important aspect of the thermographers job, to know when and how to use the camera in order to locate an existing problem. Most infrared building diagnostic companies use spray racks to systematically wet the building in order to find a leak. They use the infrared camera along with a moisture meter to track back to the water source.

If your lucky during the day of the home inspection or very recently it has rained. Now you have a very good chance of locating a leak or source of a moisture problem. Of course rain is not the only source of water leaks in a building. A plumbing leak is just as common. The thing with a leaky pipe is a good home inspector will likely find it during the course of his inspection.

Having rain during the home inspection when using infrared is not the only needed thermal condition. Temperature differential is also very important. Lets say the inside of the home is 70 degrees and out side it is 58. The inside has been 70 for several hours. This is what I call a temperature equilibrium. The surfaces in the home have been at the same temperature for many hours with the outside temperature relatively close to the inside. Because of this the walls will appear to the infrared camera with very little detail.

As you can see infrared thermal imaging is far from an exact science. It is crucial that the person operating the camera is trained in the use of the camera, thermal dynamic principles, and interpreting infrared images. Owning an infrared camera and offering infrared as an ancillary home inspection service does not assure a skilled operator.

I use infrared primarily as an energy auditing and heat and cooling loss tool in CT where I perform home inspections. I have found infrared to be a fantastic device in this application. I have almost never used it to locate water leaks and when I have was disappointed in the results.

Okay, so what is infrared thermal imaging really good for? Everything I discussed here and much more. So long as it used within the parameters of its' limitations by a skilled operator.

James Quarello
JRV Home Inspection Services, LLC

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Posted by James Quarello - Connecticut Home Inspector on 06/17/2007 08:33 AM

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85 Comments on Infrared Thermal Imaging What's it Really Good For?

JUN

2007

Very nice Blog James,

To be a bit of a smart Alec, I will answer your question; Infrared Thermal Imaging What's it Really Good For? this way;

I think in the next few years it will be good for getting HI's hauled into court.

Before striking out as a Home Inspector I spent 20 years as a Metallurgist and Non Destructive Testing Engineer. I have held ASNT Level III designations in Ultrasonic Testing, Magnetic Particle Testing, Eddy Current Testing and Acoustic Emissions Testing. The education and experience necessary to get these designations was rigorous. Now I see guys with these 'magic cameras', who have virtually no (or actually no) training or experience. If they have good training, it is merely as a level I thermographer. A level I in any NDT/NDE discipline should never work without the supervision of a level II or III technician, and they should NEVER interpret results (and they never do in industry).

The HI's who use these cameras often advertise as though they are seeing through and behind walls, and the clients believe that they are seeing behind walls. I have lost many inspections to potential clients looking for 'magic camera' guys, and I have made it a point to ask why they thought they would produce a better inspection. The answer; they can see behind walls. Every time.

Hi's seem to encourage this misconception. A recipe for a lawsuit, IMO. When they get in court and a REAL thermographer working for the plaintiff gets a hold of them, Katy bar the door. These guys with one week of school (or one day at the franchise office in many cases) are doomed. They know nothing about that which they do.

You seem to have a good handle on the complexities variables and limitations of using thermographic equipment; most, in my experience, do not.

I will definitely get a thermal imaging device at some point, but I see it as a stand alone inspection for specific reasons, and I will have a very good contract (separate from my standard contract).

In the next few years, as the devices get more and more affordable, and competition drives more and more Hi's to buy one, I see lawsuits skyrocketing and HI's losing more often than not. This is very complex equipment and the interpretation of results is not something that I would want to learn on the job.

I talked to one of my competitors earlier this week, and he had the best (if not the most honest) idea I have heard so far regarding these devices. He bought one, and when tire kickers ask if he has one he tells them he surely does. He books the inspection and the camera stays in the truck. He never said he was gonna use it.

Best regards

Tim

Interesting blogs so far James.Keep it up,as I see you are an educational committee member.

JUN

2007

Tim,

You are the first HI who I have run into who "gets it" I bought one of these cameras and then came to realize the limitations. I see so many companies, look around here on Active rain, that are saying they are onthe technological cutting edge in home inspection because they use an infrared camera. I know what most of them are claiming is just marketing hype. The question is do they know how to use the camera and how deep a hole they are digging.

I have even replied to some of these blogs, asking pointed questions to do with thermography. Sometimes they don't respond or I am told to mind my own business. What does they tell me? They don't know what they are doing, (no training) or they don't care (leave me alone, I'm making great money).

One aspect of the home inspection that some of HIs are promoting is electrical inspection. Very dangerous territory. First off you are waaaay beyond the scope of a home inspection in using infrared to check the electrical. Second, I honestly believe most of them do not have a clue how this should be done correctly. Consider that infrared training schools offer separate and specific training for evaluating electrical that usually run two days. How can some take a one day course and then evalute the homes electrical system using infrared?

The problem with infrared cameras is the manufaturers are aggresively marketing them to the home inspection profession. What they don't bother to say is it takes training and experience to use these devices correctly. But being completely honest wouldn't sell cameras.

I do not use my camera for home inspections any longer. I use it for doing energy audits, looking for heating and cooling loss in the home. This is where I find it is very useful, and "safe" to use this device.

James ...one of the examples I see is where a breaker is glowing red that we are told indicates over heating of the breaker which may fail.

What sort of misinterpretation is this open to.?

Bob,

Temperature is relative. The glowing red breaker maybe nothing or a serious problem. How do you tell? Look at the temperature scale on the right side of the image. It will tell how "hot" the breaker is compared to the scale. That red breaker is under load and the others around it are not. So it shows up as the hottest object in the image. It may be only 90 degrees, but is hotter than its surroundings. The thing to remember is images are in a temperature range, say from 75-95 degrees. Any object that is near the end of the range will appear as hot and vice versa. So you can see how this can make an image misleading.

The important aspect of electrical inspection with these cameras is; what is the temperature max for the breaker, the wire, and the service panel? How can a home inspector using an infrared camera know all these parameters and then make a conclusion? Like I said this is getting into dangerous territory.

Good Blog, Some very good information on your posts, keep it up.

I am a certified building science themographer. The training I received instructed me to what I already knew before I was certified. You must use the thermal imaging camera in conjunction with your other tools to diagnose a building and it's systems. All tools have limitations and none should be considered the magic bullet. This should be communicated to each client.

I found 8 major moisture penetrations in a 1 year old house the other day. There was no evidence to the naked eye. All were verified with a moisture meter, and later with invasive repairs. The thermal camera found other things also. I have been inspecting for 9 years and see it as a valuable tool, along with other tools, that help diagnose a building. Yes, the IR camera has limitations, that is a given. Moisture can be found for several weeks, in some areas, after it rains. So it does not have to rain on the day of the inspection for the camera to work only on that day. Sometimes yes, but sometimes no.

What would happen to me in court if I could not find all those hidden moisture problems that were impossible to see without the IR camera? Do you think the lawyers and the angry client would forgive me? Finding the problem is what saves the inspector from law suites, not running from new technology.

Yes, the camera, like other tools, needs training in it's proper use. I agree with that. Just because the IR camera sees a warm spot, does not mean the electrical system is about to catch on fire. But, I would rather know about it and inspect it, than turn off my IR camera and pretend I can look the other way... because the standards of practice will protect me. Wow... knowledge protects you, not harms you.

In Texas, we are required to inspect the electrical system according to certain limitations. If you don't know the variables of an electrical system, then get out of the business.

If your afraid the IR camera will lead to a law suite, then don't use it. If you want to know everything you can about the house that you are inspecting, then it is a very useful tool. There is a huge wave of IR cameras coming into the industry and not everyone is an idiot ,who uses it, and not everyone is running from the lawyer under their bed. Those with understanding develop methods to affect the cameras image, even under difficult delta-T situations. Not every limitation can be overcome, but some can do more with the camera than others. That is true with every tool.

Moisture meters, electrical testing tools, levels, thermometers, etc... can all give you information, that if not used in the correct manner, will cause an inspector to make a mistake. That is no reason to stop using all those tools. All of those tools can reveal latent defects that may not be visible to the "visual inspection". All the SoP I have read are the bare minimum standards and do not restrict an inspector from doing a better job. Training is the key and using more than one means to verify everything... IMHO.

JUN

2007

Hi John...Welcome back.

Very good post, James. I've been looking at using infrared myself, and have pretty much determined to use it in limited ways. In most cases, a good inspector can catch moisture intrusions by being knowledgeable about what he is observing. I would hate to think that I had to have an IR camera to spot such issues. And I think most of us know what a breaker that has been overheating for a while looks like, as well as the wire insulation around the end of the connection. I wonder how many IR 'specialists' have called out the breaker for an a/c unit under load on a hot summer day? I also agree that the public has been 'miseducated' about IR. My area is home base for a well-known franchise operation....the 'pioneer' of IR technology for home inspections. I don't know how many realtors have asked me if I have it. Or, my favorite, "but, how do you find moisture problems without it?" You who live and work in areas where the technology is new or novel are fortunate not to have to market around IR.

John,

I respect your opinion on using infrared for your home inspections. It is good to see you have taken the time and money to get educated on using the equipment. Reading your posts you obviously have a good idea on using these cameras.

Now as far as what would happen to you in court. Well we could speculate on that for days. The bottom line is: a home inspection is a visual inspection of the readily accessible areas of the home and its' mechanical systems using normal operating controls. No where is it expected you are to find hidden or latent defects. Like you said you have to communicate to the client. Is this going to stop someone from suing you? Probably not if they are determined to do so.

The problem, for lack of a better word, with using infrared is you are raising the expectations, the standards of your home inspection for every home inspection you perform. In essence you have made your liability greater, not less because you are now expected to find those hidden leaks, the electrical problems, the latent defects and so on. And yes knowledge protects you. I couldn't agree more, but to much knowledge can get you into trouble.

As far as running from technology, like I said I own a camera and think it is a great tool, just not for home inspections. And by the way I do understand quite well the variables of an electrical system. That is why I have been writing about the pitfalls of inspecting them with infrared.

You are right about tools, they are great for our job, if used correctly. I wouldn't be without them and tell newbies they shouldn't be without things like moisture meters.

Again if you wish to use infrared for your home inspection business, thats great. I can tell from your replies you have a good understanding of the device. The purpose of my blog is to give everyone who reads it an honest and unbiased take on this technology. Not some marketing hype by the camera manufacturers.

Infrared is being presented as the must have home inspection tool. It simply isn't so. As I said before using infrared will raise expectations and the standards of a home inspection. If this happens how will we protect ourselves? Are we as home inspectors going to have to change the home inspection standards? Will be expected to find non-visual defects? If you think this sounds silly well I believe it could happen if we as a group let it.

Lastly, John instead of debating with me or the other guys, why don't you share some of your personel insights on infrared. Let's see some images from your inspections.

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

2007

Hey John where's the picture?

Picture shows up fine here, James. I was really hoping to see 'further analysis' on it this morning. John, that's very impressive and scary at the same time. I'm wondering...what kind of chimney chase was it? Were the upper corners under the lentils caulked in the home? Weep system present? I'm asking these things because I know your climate is practically no different from N. Ms. I'm estimating the temperature differential between the area around the picture and the general wall area to be approx. 2.5 degrees. Is that correct? Finally...are you using the Bcam, or the SDcam?

Oh! and welcome back, John!

I don't remember any details other than it was wet. I don't go buy temperatures so much, as looking at the patterns to discover anomalies in the image. Then I always do further testing, such as a moisture meter. The chimney was made of stone and it appeared to be leaking from the 2nd story porch attachment in several areas on the same wall... Thus the wide spread pattern that took up the entire space over the fire place mantel. (I replaced the picture from another source... that should help it). I am using the BCAM. It works fine for the average home inspector's needs.

John,

Thanks I can see the image now, it is small but I get the idea. Boy that is some leak! Looks like it is running down inside the wall or chase. You said you discovered more than this one leak in the home? One year old house, certainly says a lot about the builder. Real quality construction. It's funny how many times people will pass on a home inspection because the home is brand new or very new. Good example why you should inspect every home no matter what the age.

John, You should use these images for marketing your infrared and newer home inspections. Makes a convincing case for doing home inspections on newer homes.

James,

Your idea of marketing with these images is what I plan on doing. The images are not too old, so I want to give the client some privacy, before I start putting his pictures on my web page... I will probably wait for a while before using them. The fact that this was a new home is why I was stunned. The quality of the workmanship look very nice in this house. I was very surprised to see so many wet spots with the IR camera. It made me wonder how many I have not seen in other locations over the years.

Chimney chases are notorious hiders of moisture problems. This is the kind of 'limited use' I see for IR. Of course, I suppose it's not too far from a full IR scan. John, I'm thinking back to a post you made on the NACHI board soon after you got your camera. There was a scan of a consenser unit. I'd think one would need to be careful here, as condenser coils will naturally be cooler toward the line set end. I was thinking that pic did not necessarily indicate a dirty coil. But, I certainly can see using the IR cam to illustrate the importance of air flow through the fins of a coil, as an FYI comment on a report concerning good maintenance of condenser units.

John, Bcam, or SDcam?

Bcam

JUN

2007

John,

As I understand from your posts you are using the Bcam on all your inspections, correct? So, doesn't that that you will be held to a higher standard in that you will be scanning the entire home with the Bcam? How do you protect yourself from the additional liability your taking on?

//Rick

The HomeSafe guys (total infrared) actually claim in all their literature and publications that IR reduces liability. They also claim to be able to 'see' behind walls.

Yeah, I've seen their stuff. Let's just say heavy on marketing light on fact. The latest from them is the DOE recommends infrared. They do for building envelope and energy loss inspection. Not for a general home inspection as they twist it.

LOL!! I know the HomeSafe guys very well. I will say one thing, they have succeeded in 'spoiling' folks in their local market (Oxford, MS.) Their original research was done on a huge grant to the U. of Ms. Dr. Peng collaborated with a guy from the U. of N.O., and the grant was predicated on research into fighting the infamous formosa termite. He turned it into HomeSafe. Part of the licensing/lease fees for their patented cam go back to the University.

BTW James....this post would be nice to see over on the marketing group.

This devotion to Flir is a dangerous cult.
All NACHI members are invited to volunteer for interventions of these poor guys that have lost all touch with reality.
Rumor has it that the leaders of this cult take all your money where upon these poor fleeced souls wander around bulletin boards and forums claiming that they have X-RAY vision and can see through walls. --

LOL!!! Now, Bob! Actually, I can see some very good applications for IR, though I don't think I will ever incorporate it into the average home inspection. The trick is to make it pay. You won't see me pointing one at a wall until I have a solid plan. So you can stop worrying about me, no intervention needed. Now, get back over there on the NACHI board and give me some good comments for the next episode of "As the NACHI World Turns." !!! :-)

JUN

2007

A word of advice for anyone who has an IR camera. Yes, they are a good tool when used properly. Now with that said, I have seen an increase of inspectors who use an IR camera getting into trouble. They are depending on the camera too much and they are not verifying what they are seeing in the camera. I'm working on a case now that involves an inspector telling a homeowner that they had a leak in a wall. After the owner removed a good part of a wall, they found that a HVAC register was not sealed at the wall very good and cold air was flowing down from a second floor room down the wall to the first floor. Yep, one unhappy homeowner, and one foolish home inspector.

Don't forget to confirm what the camera is showing!

Scott

The inspector in your example should have his camera taken away.

The biggest problem I see is guys walkong around puffed up as if they just bought a Harley and feel a need to show it off while repeating a mantra that sounds copied from the Flir company.

My guess is that they must have a very good marketing department.

Other than that ,it is easy to picture every one feeling the need to buy one just because the agents like the pretty pictures which take up alot of time from the meaty part of the inspection.

In the future more time will be spent playing around with these things and prices or fees will remain the same.

Scott,

That has been the theme of this blog and the main reason I posted it. To many of those "puffed up guys" are going around with their new infrared camera without a clue on how to use it. I will bet many of them have not taken any training at all.

FLIR is aggressively marketing cameras to home inspectors and other professions now that they have gotten the prices down. What they are saying about infrared isn't necessarily untrue, but as a thermographer you have to understand how the camera works and how and when to use it to get good info.

The guy who reported moisture in the wall without confirming it with a moisture meter is obviously untrained and an idiot. One point they make in infrared training is confirming whay you see with other methods. The moisture meter is the tool you need to have when doing infrared inspections.

Lack of common sense obviously prevailed in the case cited above. Who would not suspect, review, or confirm such a finding? That's why I would prefer, in most cases, to rely on knowledge. The cam is only as good as the operator, and an inspector who is dependent upon the cam should most likely find something else to do. There are very few instances that I can think of where moisture problems are present that do not have visual clues to lead one to use that moisture meter. If in doubt, use the meter, THEN confirm with the IR cam. Take pictures. Plenty of pictures.

Scott....you got mail.

Question about the IR cameras....

What is the life span for the IR sensor or device? Do they wear out with use?

Do you have to have them calibrated? If not how do you know that they are working properly.

Scott,

The manufacturer suggests calibration once a year. I have no idea of the expected life span of the unit. I'm sure that would depend on factors such as hours used. As far as if it is working properly, well if I switch it on and it works.... Do you mean is it reading the temperatures correctly.

The exact temperature is not as important as the temperature variation, which is what the camera is specifically designed to show you. Temperature variation is how you find problems. Look at the two images on this post. These two images have little to do with an exact temperature reading. The variation is important. Now if you were diagnosing electrical temperature becomes more important as well as variation.

A simple way to check the camera is to shoot something of a known temperature. But other factors also come into play as to how precisely the camera reads the temperature of an object. Different materials emit temperature at different rates. This is refered to as the emissivity of an object. Objects can also reflect infrared and give false readings. It gets quite complicated.

JUN

2007

All good post.

Every time I find moisture that CANNOT be seen with the naked eye, I feel the IR camera saved my skin and helped the client in a big way. Is it possible to miss the moisture? Yes. Temperatures change and the variations can make it difficult sometimes. This is where proper training helps and the IR camera is not the only tool in the tool box.

False reading, as Scott has stated, can be avoided if findings are always verified with other tools.

In the analysis of thermal imaging in building science, the pattern and comparison of patterns is what is used most of the time. Temperature calibration is not much of a factor most of the time. When using an IR camera for moisture discovery, one skilled Thermographer told me that he never worries about having his IR cameras calibrated. The temperature in the images are not even considered. He is a highly paid expert witness, teacher and does moisture discovery work on very large projects.

Many of the old FLIR cameras have been in use for over 10 years and still working fine today, from people I have talked to. They are built to last and thus explains part of the reason they are the global leader in the industry.

I include statements on my web page and on my contract that states that IR is not x-ray vision.

NOTE: Although infrared thermal imaging is a far better diagnostic tool than the naked eye, it does not guarantee 100% accuracy, unless removal or destruction of components can be achieved to validate findings. When possible, other tools are used to verify thermal images, but even with these considerations we do not claim to have x-ray vision. Conditions may change and cause the apparent temperatures revealed on thermal images to be different at any given time.

To state that using a FLIR IR camera makes you part of a cult is funny. So far, it seems that people are willing to pay for the extra service, so I don't mind being called a cult member. I am a certified building science Thermographer, so I know it's a good tool and thermal imaging will be coming to area near you... soon.

Bill Gates once said that the reason most people do not succeed is because they fail to recognize a window of opportunity, when it passes by, and fail to apply enough resources to make it happen during that window.

Hey John.. isn't that what Steve jobs said about the I-Phone.

JUL

2007

Good job James. I myself have been concerned as to the introduction of IR cameras as a home inspection tool. Hey, it is a great tool in the hands of a thermographer but as far as I am concerned, this is something outside the scope of a general home inspection or the qualifications of a home inspector. From what I see, this technology is being promoted and used misleadingly by home inspectors to part unsuspecting people from their money.

JUL

2007

Scott asked,

Do you have to have them calibrated? If not how do you know that they are working properly.

That is a very good question. Besides the liability of being a novice (that is exactly what you are with one week or less of training and no supervised experience), a written procedure is needed. Unfortunately the NDT industry standard is that only a level III Technician is qualified to write procedures. Procedures must include training requirements, educational requirements, testing requirements, calibration and standardization requirements. The instrument must be checked to a QUALIFIED standard before every test. How does a home inspector do this? Do you have thermocouples (that must also be calibrated and standardized), that you check your instrument against? Are you documenting every standardization check?

John says;

In the analysis of thermal imaging in building science, the pattern and comparison of patterns is what is used most of the time. Temperature calibration is not much of a factor most of the time. When using an IR camera for moisture discovery, one skilled Thermographer told me that he never worries about having his IR cameras calibrated. The temperature in the images are not even considered.

Comparison of pattern to what? You are just comparing surface reflection 'a' to surface reflection 'b'. You MUST have a standard. A "Thermographer" who does not worry about calibration is lacking a basic grasp of the technology. If your instrument is not calibrated according to industry (American Society for Non destructive Testing) standards, you WILL lose any action made against you on the basis of your "thermography" (not to mention that you are not being responsible; if the industry standard is annual calibration, how do you justify ignoring calibration)? If you are using the display to make judgements, then screen resolution is paramount. Displays wear out and resolution diminishes. How do you account for this? what corrections are made?

John, I think that you are in the minority in that you have received relevant training and understand some of the limitations of the device. There are still huge gaps in understanding Non Destructive Testing as a technology/profession. It is not merely a tool. It is a science that is inclusive of knowledge of the technology, the instrument, the materials that are tested, the training and documentation requirements, , and the calibration and standardization requirements. I agree that it is the coming thing and will be standard issue for HI in the not to distant future, I just don't think that is a good thing for home buyers. I am also interested in how HI's who use it account for the outside/inside differentials, time of day issues, and other problems that James pointed out. Do you use it on every wall on every inspection, regardless of time of year, weather, etc. ? Does it take longer for you to do an inspection now than it did before you started using IR? Do you charge for it (or give a rebate when it is not feasable to use)?

I found 8 major moisture penetrations in a 1 year old house the other day. There was no evidence to the naked eye. All were verified with a moisture meter, and later with invasive repairs.

I am curios as to where these were located. In my experience, a MAJOR water penetration would leave evidence to the naked eye. In a one year old house most of these would be from mistakes made during construction, so they would have had a year to do damage. And there were no visual indications in the attic or conditions on the roof or exterior that caused suspicion? What were the causes of the moisture intrusion?

I think that we all agree that IR in the HI profession is here to stay. The questions in my mind relate to standardization of training and methodology so that there is real benifit to the home buyer. So far (in my own limited experience with HI's using IR) it is more of a marketing tool than anything else. The guys that I am familiar with are basically cluless about the science and have no desire to get better. They are making money, their franchise is making money and the buyer thinks that all of their walls and nooks and crannies have been 'looked inside of".

I have to agree with Tim's observations. One organization which shall remain unnamed here actually intimates in their published literature that IR allows one to "look behind walls", and that is the way it is presented to the consumer. Recently, I had a client call. She was trying to find "the guy who does infrared." I asked her, "why infrared?" She stated that the home she was considering had some cracks in the brick veneer and some cracks over doorways, and she wanted to be able to look under the foundation to see what the problem was! I explained to her what infrared actually does, we talked a few minutes more, and I referred her to an inspection firm's website. But, I asked her to read the literature, ask a few pointed questions when she contacted them, and call me back if I could still be of service to her. I performed that inspection early last week. The point is this: if you use infrared in your services, it is misleading to the consumer to claim to be able to see behind walls.

Having said that, I still believe IR to be the wave of the future. But I also believe that an inspector who NEEDS IR to point out any "major" moisture problems needs to find something else to do for a living. There is ALWAYS some indication to make one suspect moisture and get out that moisture meter for confirmation. No weep system? Check the interior walls for moisture accumulation. Wall cladding set too close to roof coverings along wall rakes? Check it out, whether it looks good or not. And ALWAYS check closely around chimneys, etc. IMO, IR in a standard home inspection is best used to confirm, rather than find, moisture problems.

I see IR better used for an anxillary service such as energy audits, but you'd better be well trained. I will eventually be using IR technology, but not before I consider myself well-educated, and, as of right now, I will NEVER use it as my standard home inspection tool.

Another marketing point some firms or individuals use with IR is presenting it as diminishing the liability of realtors. This may be true, and I know that many realtors in this area believe that. But it seems ironic to me that a realtor can claim non-responsibility by professing ignorance! Therefore, when you make that claim, and present it in your literature, are you not then assuming more liability? I'd like to see some thoughts and observations on this point.

Tim,

Your are the voice of experience and reason. I agree with you 100%. The IR trend in home inspection is similar to the mold testing trend a few years back. Plenty of HIs doing it, not many understand the science, or care to, as long as the money is coming in.

I went to the same training facility and I think understand what John meant by patterns. Water will have a different look or pattern than say an air leak. I do not believe this is meant as a comparative analysis as much as recognition of a defect.

I will say I was not overly impressed with my instructor. What I learned later is there are independent training facilities out there. I went to a manufacturers school. The information provided, to me, was at times a bit of a sales pitch for the companies product. Any future training I take will be through an independent school.

James, which schools woud you recommend? BTW...did you find that estimating software helpful? Or have you looked at other products out there that you think is better?

JUL

2007

Jimmy,

I was looking at the Infraspection Institute. There are others, but this one looked good to me and is fairly close to my location. They also offer distance learning courses.

I did look at that software and it looks good. I am still exploring the estimating idea. Not sure if I am going to pursue it. Thanks again for the info.

When you see moisture with an IR camera, you pull out your moisture meter to verify it. It is so simple. This is not rocket science here. Relax. If you think all moisture areas leave a stain, then you lack some knowledge. But if that is what you want to believe, go ahead. I see lots of things that no human eye can see when I look at thermal images. I'm just telling you what I have experienced. Using the thermal imaging camera for home inspection is not based on the temperature of the moisture area, but to help you FIND IT. Who cares what the temperature is?

When I went to the building science course, several of the Level 2 &3 guys were blowed away, because there were some tricks of the trade that they had never used the IR camera for. That's why they call it building science. But, some inspectors are determined to prove they know more than the next guy, so go for it. But you might have to eat your words later.

LOL!! John! Relax!! I know you've seen both sides of that coin. You won't always see water stains on solid wood decking, for instance. Chimney chases are another area, especially those wood framed, vinyl siding things with steel flues and no crickets, etc. Sometimes, they're not accessible to peek up into from the attic, either. But you know there usually is some clue that makes you look harder at an area. Cracks in caulking at trim, around windows, etc. I'm eventually going to use the cam, I just don't see it as my primary tool in a normal inspection. I think not doing so keeps us sharp. But that's just me, and if I have to eat some words, well, it wouldn't be the first time. Crow is good, if it's stewed right.

Thanks for the info, James.

JUL

2007

Jimmy

James, which schools woud you recommend? BTW...did you find that estimating software helpful? Or have you looked at other products out there that you think is better?

Here is a good resource (and I strongly recommend joining if you use thermal imaging).

www.asnt.org

Tim

John,

When you see moisture with an IR camera, you pull out your moisture meter to verify it. It is so simple. This is not rocket science here. Relax. If you think all moisture areas leave a stain, then you lack some knowledge. But if that is what you want to believe, go ahead. I see lots of things that no human eye can see when I look at thermal images. I'm just telling you what I have experienced. Using the thermal imaging camera for home inspection is not based on the temperature of the moisture area, but to help you FIND IT. Who cares what the temperature is?

When I went to the building science course, several of the Level 2 &3 guys were blowed (sp) away, because there were some tricks of the trade that they had never used the IR camera for. That's why they call it building science. But, some inspectors are determined to prove they know more than the next guy, so go for it. But you might have to eat your words later.

Do you 'see' moisture with an IR imaging device? I thought that what you saw on the display was temperature differential? There are legion of documented examples of 'seeing moisture' that was in fact air infiltration. It is not a difficult mistake to make, and it is made often. You cannot always verify with a MM. How do you report when you cannot verify?

Do you pull out the MM on a stucco wall with metal lathe after you 'see moisture'?

If there is what I consider to be 'major' water intrusion, there will be signs visible to the naked eye. maybe it is our definition of 'major' that is different.

Using the thermal imaging camera for home inspection is not based on the temperature of the moisture area, but to help you FIND IT. Who cares what the temperature is?

The thermographer should care. After gaining enough experience and training to understand the technology, you will find that temperatures are paramount for a multitude of reasons, that frankly, you should have been made aware of in your training. If all that you are doing is scanning surfaces and looking for different colors to tell you something is 'up', you are not really doing much (especially given the low resolution of the Flir 'B' cam).

When I went to the building science course, several of the Level 2 &3 guys were blowed(sp)away, because there were some tricks of the trade that they had never used the IR camera for. That's why they call it building science. But, some inspectors are determined to prove they know more than the next guy, so go for it. But you might have to eat your words later.

Level III guys 'blown away' at a 'building science' course designed for neophyte HI's/thermos? If you say so. My (extensive) experience tells me that while they may have seen some techniques that they were not familiar with, there was little that a neophyte would be exposed to that would blow away a level III Thermographer. But hey, I'm open to possibilities.

I'm not trying to prove anything at all. I am trying to share my experience with HI's who are considering adding this technology to improve their business. You are obviously a true believer, but you haven't really answered the questions about how you incorporate the technology into your business. You have given testimonials about the effectiveness of the device, and how well it finds invisible leaks, but what I would like to know is how do you make money with it? Do you perform a complete inspection and then pull out the device to scan surfaces? Do you scan surfaces as a home inspection? Do you scan regardless of weather anomalies, sun exposure, outside/inside temp differentials etc.? Does it add or reduce inspection time and average fee?

Exactly what words would I (or anyone else who who is dubious) have to eat? I said that it is here to stay, and that it will get a bunch of inspectors who think that they know what they are doing in trouble (this is already happening). Where was I out of line or innacurrate?

Best regards,

Tim

Tim,

The IR camera helps me find moisture (through thermal images). How do I work that into my business plan? I'm gonna let you figure it out. Smile. Does an IR camera have limitations? As I said before... yes, as does every tool. With that in mind, I use wisdom when I realize I have reached the limitations of my eyes and available tools. Why should I fear using the IR camera? I don't abuse it. Relax. If you want to measure the temperature of a water spot, then go ahead. I'm just gonna report it and move on. I'm too busy doing home inspections to be a geek. I'm on my way to the bank... see ya.

JUL

2007

Tim,

Why let facts spoil a good argument. ;-) This reminds me of something someone said;

I related in another post my experience with training. The instructor was, in my mind not very knowledgeable. He had been a thermographer for only, if memory serves, three to four years at the most. Many of the the training photos he displayed I was able to figure out the problem just by looking at the picture. As you said there are usually signs that tell you a problem exists.

Before I wrote this post I had decided to not use the infrared camera for home inspections. I had come to realize there is a whole lot more to it than I first had thought. You have reinforced my convictions through your posts. I will continue to use the camera as an energy auditing tool through that part of my business. I am way ahead of everyone here by incorporating infrared for that service. I could write a whole other blog on that!

The link you provided is helpful and I will use it in the future as I seek further training for this device. Making money is great, going to court and having you a** handed to you does not sound like any fun.

To those who think I am being paranoid I say this; every home inspector I have every met is paranoid to some degree or another. It's a healthy attitude in this business. Cockiness, carelessness or simple stupidity will certainly get you in trouble.

Well, OK.

I guess you are the only inspector making money. Gee, that must be really nice. Smile. You haven't backed up or explained your incredible claim that you found '8 major water intrusions' that were invisible to the naked eye. Or how you justify foregoing calibration.

You don't want to share your insights on how to incorporate the camera into an inspection? Your prerogative. Seeing as how you have managed to do it, I think most will be able to figure it out. I dont blame you for not answering actually. Answering would be very telling. Very telling.

Why should I fear using the IR camera?

You shouldn't. But you should realize your limitations as well as the limitations of the device. It seems to me to be nothing more an expensive marketing tool, and something to add WOW factor to a business. And nothing that you have said leads me to believe otherwise. If this instrumentfound as many 'invisible water leaks' as the people who have already invested thousands of dollars in it claim, then every inspector who is missing these 'leaks' would be out of business. After all, the homes we inspect would all be like rain forests. Can a home inspection even be performed without one? How many leaks and ruined homes did you miss before you got one? Any complaints from all of those missed leaks?

The fact that you consider an IR imaging device to be a camera and a tool instead of a scientific instrument speaks volumes.

I'm on my way to the bank... see ya.

Yep, after all, thats the only thing that is important and the only measure of an inspector. I'm glad that your business is booming based on this toy. Mine is doing pretty well based on my ability.

Hi James,

That says it better than I could. I have a strong suspicion that the IR home inspection is a house of cards. I would love to see one of these one week wonders defend their ability, qualifications, and marketing copy on the stand. A worm on a hot rock comes to mind.

They are a mighty thin skinned lot, now that you mention it.

Hey Tim,

I think you have said plenty pretty well. Your comments have been insightful and informative. I have learned some good info from you on this blog, thanks.

I am just honestly telling you that I find moisture areas with the IR camera. I then test that area with a moisture meter. I use it for that purpose during my home inspections. Why are all the simple answers considered evading the facts? If I call the camera a scientific instrument, would that be how I should phrase my answers? This is a typical geek debates one finds from immature whimps trying to attack someone over nothing, in order to prove something to themselves. All the talk in the world will not change what I have seen and experienced during my home inspections. I am a certified thermographer and every time I find moisture, that my eyes could not see, I am grateful. What if my simple statements are true? What's the problem? This is like talking to little boys from the twilight zone.

John McKenna

JUL

2007

John,

No one here, except you, has called anyone names. We have been having an excellent debate over the use of IR cameras for home inspections. If you are unable to intelligently contribute to the discussion and feel you are being persecuted, name calling is not the appropriate response. Belittling those who have made strong points and refuse to "take your side" shows that you are unable to defend your point. So really who has demonstrated a lack of maturity?

Lastly, and I can only speak for myself, I have nothing against you and would continue to welcome any comments or insight you have on any subject. But please understand when you respond to a blog be ready to defend what you say. Don't take anything personally, it is not meant that way, it is simply discussion.

JUL

2007

Where is the moisture problem? No visible signs are present.

Here it is... my little IR camera does this for me all the time. Whats the problem?

A leaking duct?

JUL

2007

No Mitchell, on this house we found several roof leaks. Very stange, becasue the roof did not look that bad.

JUL

2007

If there were no stains visible, then that is a very good ceiling redo. Even so, a ceiling redone in one room, or even whole house, is going to make me very suspicious. That's a pretty broad leak area. There has GOT to be something to give it away. Bear in mind, John...I'm certainly not anti-infra red, far from it. I just can't fathom that there is nothing to give away the presence of a leak that broad. Was this particular inspection done this summer? I'm just real curious.

A little quiz. Which IR image is a roof leak?

Image number one.

Image nmber two.

This is not a trick question. I took both these images and only one is a leak. See if you can tell.

Not being a thermographer, I'm going to guess the first pic. Not even considering temp. differential, only that the first pic seems to follow the pattern of a leak...concentrating heaviest in the center and spreading out. This is one area I don't mind being dead wrong. After all, I'm not supposed to know...yet.

JUL

2007

ANSWER... the moisture stain is the one that shows up with the moisture meter. If you rely on the camera alone, then you can get in trouble.

yeah but you can get false readings either way.Hammer works best.

JUL

2007

LOL!! Now, Bob....you know that the best way to confirm a leak is the old show and tell method. If you suspect a roof leak, get up there and hose down the spot. Use the sprayer nozzle, and be sure to squirt up under the tabs real good. After you show them that, then you tell them, "see?" I might add that this method is not popular with sellers, but buyers are convinced 100% of the time!

The answer is......

Number two. The small spot just above the corner of the door. The rest of the area was dry.

Number one is an air leak-missing insulation in the attic. Looks like a classic water leak pattern.

Interesting...James, what cam were you using to take those pics? Same one? I think the question I'm really getting at is, how important is resolution? Would better resolution been more helpful in interpreting those pics? Pretend you have no moisture meter.

Jimmy,

Same camera, FLIR B-2. The bottom pic looks more grainy, I haven't figured out why sometimes they look that way. Could be slightly out of focus or I moved the camera a little when I took the pic.

Better resolution would not help. You still must confirm by other methods. If I had no moisture meter then I would not be able to more definitively determine the reason for the anomaly.

Hey! Isn't it amazing how things work out sometimes. All agreed: Infrared + moisture meter = accurate reporting.

JUL

2007

That's what I said from the begining.

Why, by George, John, I believe you did!

JUL

2007

I am always amazed at how much personal agenda goes into a persons comments sometimes. If they could step back and take a breath, they could see the simplicity of what is being said. This debate is a perfect example. This is why it has been one of the strongest revelations I have seen in life, is that pride can make the most intelligent person look stupid. Bad attitude makes it hard to receive instruction, more than any other single factor. It bleeds over into everything, and most cannot see it's power over their mind. IMHO. Your mileage may vary.

John,

That's a very interesting statement coming from you. I am always amazed at how much personal agenda goes into a persons comments sometimes. Well ain't that the truth!

If you were to read the original blog again, I think you are correct concerning a personal agenda. My purpose was simply an attempt to educate people on infrared. Why? Because I see to many unskilled people are using it. How do I know? Because I see the erroneous information here on AR and other places on the web. I fortunately have a camera and training which allows me, most often, to know hype when I see it.

You know a lot of good information was exchanged on this thread. I took away some new knowledge. I certainly hope you did too, John.

AUG

2007

Yup, good info did indeed surface to the top. It took a while for some folks to arrive at the simple truth, but it finally got through. Go back and read how much effort was made to oppose my posts, but it was finally seen in the end that I was stating the simple truth. That is what I am talking about. Use a moisture meter to verify an IR image. Why was that so hard to understand, for so long?

BTW...

U.S. Department Of Energy Now Recommends A Thermographic
Scan Be Done Before Purchasing A House, Even On New Homes

http://www.eere.energy.gov/consumer/your_home/energy_audits/index.cfm/mytopic=11200

What is thermal Imaging good for? Home Inspections.

Have a nice day.

From: John McKenna

Certified Building Science Thermographer (#33493)

John,

Using moisture meters to verify infrared images was not what the subject of this blog or was the focus of the discussions on this thread. It was your entire focus, not mine or others here that added useful and insight information on infrared.

My point was and still is that an infrared camera has limitations as was pointed out in my original blog and through out the thread. Those limitations must be considered and incorporated into the thermographers inspection.

As far as the DOE you should read that advice a little closer. Their recommendation is for ENERGY loss, not as part of general home inspection. This is the heading and introductory paragraph.

Thermographic Inspections

Energy auditors may use thermography-or infrared scanning-to detect thermal defects and air leakage in building envelopes.

Where does it say home inspectors? You are the second person on AR to take this information out of context and try and twist it to your advantage.

As far as your cerification, it's not a level 1 thermographer. It is a certification by FLIR, not an industry certification. Similar to all those cerifications for mold testing. They are not industry certs, just something a lab puts together to make you look qualified to sample for mold. More or less meaningless.

AUG

2007

My comments about IR scans being verified by a moisture meter were come against and then finally agreed to. Some said I was doing it wrong, but it was then proven correct. Of coarse there has been more than one point made in the discussion. I am making an observation about this point.

As far as the thermal imaging being recommended by the DOE it states the following:

Infrared scanning allows energy auditors to check the effectiveness of insulation in a building's construction. The resulting thermograms help auditors determine whether a building needs insulation and where in the building it should go. Because wet insulation conducts heat faster than dry insulation, thermographic scans of roofs can often detect roof leaks.

In addition to using thermography during an energy audit, you should have a scan done before purchasing a house; even new houses can have defects in their thermal envelopes. You may wish to include a clause in the contract requiring a thermographic scan of the house. A thermographic scan performed by a certified technician is usually accurate enough to use as documentation in court proceedings.

It states that IR scans are used by energy auditors and IN ADDITION you should have a scan done before purchasing a HOUSE. It also mentions the IR scan can detect moisture and insulation problems. These are all verifying that an IR scan is useful in a home inspection. To say moisture and insulation problems have nothing in common with a home inspection is to deny reality. Please don't twist things, but rather read the entire article. Read the word "ADDITION", which means beyond just an energy inspection, get a thermal scan before you buy a house.

To say a thermal imaging camera cannot be used effectively in a home inspection is just ridiculous. Inspectors are using them by the hundreds every day in north America, and having great results. If my competitors do not want to use an IR camera, that's OK with me. I'll take their business.

When I went to the my building science training, as well as many others of those who went at other times, it was testified to by the level I, level II and level III thermographers at the classes.... that the BUILDING SCIENCE TRAINING did more to prepare them for home inspections than all the other training they had up to that point. I'm just telling what I have seen and heard.

Even if you have Level I, to Level III training, if you do not test, document and report according to prescribed and legally approved scientific methods, your report is not accepted as being approved by those set of industry standards.

The reason all of that does not matter is because we, as home inspectors, are not trying to prove anything, except the conditions present at our inspection. We are not giving exhaustive invasive instructions and bid proposals or stress and load analysis. We as home inspectors need only to document the wet spot and it does not matter if we document the reflectivity of the surface, or the emissivity of the materials, or the temperature loss through radiation or evaporation, or record the delta T factor and the cameras calibartion settings, or bla, bla, bla,... So much of the scientific standards associated with thermography are not needed to document that there is indeed a "moist area in the ceiling". We are simply using the IR camera to help locate and document a condtion that is reported to the client. Lets be real.

To say the training is useless, shows a bias toward your own agenda that fly's in the face of logic. To say training is meaningless is illogical. To get Level I training and then to think that your report automatically has more credibility is not true, because the home inspector does not meet, nor is he required to meet scientific industry standards in their methods and reporting 99% of the time.

If a building science thermographer and a level 1 thermographer report the presence of a wet spot, it is still just a wet spot, even if it goes to court. The skill of the operator and the witness of a moisture meter, and invasive verification will establish the facts, not your credentials.

Some thermographers use their IR cameras exclusively to find moisture problems, because it works so well. Others, as you have experienced, have had disappointing results finding moisture problems. But that may not be the cameras fault.

John,

The DOE (Department of Energy) is not referring to home inspections. They are speaking of energy audits. Although you could take it mean an infrared scan be done as part of a home inspection. As you know? roof scans are difficult at best and must be done at specific times. Not something you are likely to do during a home inspection unless you plan to be there after sunset.

Also just to be clear I did not say training is meaningless. The certification is what I was referring to because it is specific to FLIR.

We as home inspectors are not trying to prove anything??? You have a unique talent for simplifying what home inspectors do to fit your point.

One last thing, what this blog was concerning is that infrared has to be done when conditions are right to yield good information. A point you seem to avoid. I did an energy audit yesterday. Infrared is a part of that service, but the audit does not rely on the camera. The outside temperature was about 75 degrees. The inside temperature was about 75 degrees. What did I see with the camera? Not much and I have a B-2. I could just imagine what I would have not seen with a B-CAM.

That was and is the theme of this blog. The limitations of the camera and that it must be used at times that will maximize its' effectiveness. Some do not want to go there because it will take away the infrared camera mystique. Moisture meters and wet spots, if it was all only that simple.

OK, lets look at it from an economic standpoint. A good IR cam will cost, what around $8,000 +. If you use this as a tool during your normal home inspection, do you charge extra or just absorb the cost of the new tool? I could see an extra fee of lets say $100 on a normal size home in addition to the inspection fee. If the client want an IR scan of the home it is an additional fee of $xxx.

So if you can get an extra $100 per inspection, you could see a return after a year of use. I would not see every home buyer wanting one. Heck, I have a hard enough time selling a radon test even when the EPA says that we have some of the highest readings in the country in my area.

So what do folks charge to use an IR camera with a home inspection and stand alone without one? Do you charge an hourly rate? My hourly HI rate is $175 per hour, would it be the same for an IR cam?

I really would like to know as I might be adding one to my tool box soon.

Some points:

1) I whole heartedly agree that HIs should get, at least, level 1 certification before they use IR in their inspections. This is not only so that the know what they are doing, but so they have a certification (which, when you come right down to it, is nothing more than some group saying that you are qualified, whether you actually are or not) to protect themselves from liability.

2) I have been doing IR for over 2 years now. I am certified and have a post graduate degree in Physics and learned this technology back when I was working that the University of Chicago. I am very familiar with it (in fact, I have written a course which was recently licensed by the state for CE credit on IR for Home Inspection), but still run into problems every now and then. Book learning AND experience are both key. I use IR on EVERY inspection.

3) Every HI I have ever run into who disputes or downplays the validity of IR in home inspections is a guy who doesn't have one and wishes that they did and hates losing inspections to those that have one. Not saying that is the case with everyone. It is only my experience.

4) I have found moisture intrusion and leaks many times. Most times thay are from pipes behind walls that a visual inspection would never have found. Most times, the surface displays no signs of water. Maybe it is our area (Chicagoland), but that has been my experience. Bad window flashing is also a big one. Always back it up with a mositure meter.

5) When another inspector warns me about increasing my liability by doing IR, or any of the other things I do that are above and beyond the pretty simple and easy SOP that we have here in Illinois, I ask him, "Why are you so concerned with my liability?". Usually, it comes down to my having booked an inspection that they didn't. If you do a better job and offer service above and beyond your competition, you will get more work and be able to charge more for it. I am sorry if others choose not to raise their standards (and fees) but the success of their business is not my problem.

6) Yes, I market my services. It's called advertising. HIs do that, at least the ones who rely on inspections to pay their mortgage and college tuition for their kids and the like. I also market myself to contractors, lawyers, water damage companies, plumbers and pretty much anyone that I can think of that needs thermal imaging. Nothing to be ashamed of. It's just business.

Hope this helps;

James,

I agree... thermal imaging has limitations. But there are tricks to the trade to overcome some of those limitations. I have been able to find things with my Bcam, that those with more expensive IR cameras were not able to find.

Will,

Very good post.

AUG

2007

Will,

I would absolutely agree there are tricks to help overcome the limitations. I know a few and do use them when doing scans. My point has been there are times, like my recent example, when you are going to run up against bad conditions. Now I could have pulled a very obvious trick out of the bag and helped myself with that scan. Unfortunately the homeowners were there and one was a disabled person. I did not have the luxury of time because of this obstacle. But it was all good, as I said my audit does not rely on the camera and I was able to provide my client with exactly what she needed.

OK, let me ask this more direct question!

How long/how many jobs did it take to pay for your camera? Or if this has not happened yet, what are you projecting?

Scott,

What my business and your business have in common is really very little other than we do home inspections and related services. So what you need to do is figure out what you can charge for your infrared service in your area and how you are going to market it. I would say that a one to two year return would be expected.

Free Online BCAM Thermal Imaging Course.

Check it out.
http://www.infraredtraining.com/courses/bcam_basics.asp

AUG

2007

Thanks, John! Something for me to do Sunday afternoon. That and Will's course will provide a good general prep.

AUG

2007

I just saw this and had to comment. I am a real estate agent and the buyers of my listing hired a HI who used a FLIR device. He told me he could detect deficient electrical outlets and determine if the airflow from the HVAC ductwork was deficient. I think from reading your comments he was overstepping a bit. It was a neat device and I would probably want the HI on the buyers side to have one but only if he was trained properly and could interpet the data. I used to work on FLIR was I was in the Navy but our planes used it to target things besides water leaks.

By the way, good debates.

AUG

2007

Gene, a knowledgeable inspector can sniff out moisture problems in most cases. IR can be and is a very useful tool, but as has been shown here it is often misused and/or misrepresented. The FLIR cam and appropriate training represents an investment of 9-12K for the HI. That isn't just spending cash for most of us. The greatest advantage that I can see, in the context of a standard home inspection, is that IR has the potential to cut down on inspection time. Do not hesitate to keep among your recommended group of inspectors those who are experienced, but do not have the IR cam. I can personally guarantee you that the experienced inspector without a cam will produce a more reliable product than the inexperienced, not-so-well trained inspector with a cam every time.

Thermal imaging used simply as an additional tool is great. I would always let clients know up front that it cannot see through walls and that I would only use it as an additional assurance. If I were to find something that looked off, I would inspect further and use my eyes, ears and other tools to find out the exact problem and disclose it.

On another note- thermal imaging is great for race horses.

JUN

2009

I would like to add one thing to the mix. When I do an IR scan of a house I make sure to explain to the client what I am doing and set their expectations accordingly. I believe this is a very important part of being an excellent home inspector. When expectations are set in advance everybody wins. HI, Realtor, Seller and most importantly the BUYER. If someone expects superman then they will be let down every time. If you explain the limitations of the inspection process as well as other technology you are using then expectations are set and they are grateful for what is found. Don't misunderstand; you are not going to poop on your services by explaining these things. You must articulate that they have come to the best guy around and even the best aren't superman.

Mike

JUN

2009

Mike,

That is the general idea of this blog. The perceived or marketed expectations of thermal imaging compared to when and how it can be used effectively. You should be explaining to the client that using thermal imaging may not reveal any problems, even when they may be present, due to the limitations of the equipment because of temperature, time of day, weather etc. Which is my problem with IR cameras used during home inspections. Often the inspection is done around someones schedule, not around ideal thermal imaging conditions.

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James Quarello - Connecticut Home Inspector

Wallingford, CT

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JRV Home Inspection Services, LLC

Address: Wallingford, Southington, Plainville, Bristol, Cheshire, Middletown, Durham, Meriden, North Haven, Hamden, New Haven, Fairfield, Middlesex and Hartford Counties, Wallingford, CT, 06492

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