Crazy Depends Which Side Of The Fence You're On

I have found in my business of inspecting homes that the more people complain or continue to complain  the more likely they are to be perceived as some what eccentric. The person or persons who are the recipients of these complaints usually begin to feel this way after, without exaggeration, years of listening to this person gripe about the same problem.

The scenario is usually like this; the person or company in charge of rectifying the problem has not been able to do so. They are frustrated by their inability to correct the issue resulting in continued complaints. This is where I usually enter the picture to evaluate the problem using my infrared camera.

Infrared is a great, non invasive tool that can detect what the eye can not see. Infrared is the spectrum of light that might be termed as above the visible light spectrum. It is long wave light radiation which we perceived as heat. Infrared cameras look at the world in a range of subtle temperature differences. The images they produce are gradients of temperature reflected off the objects at which the camera is pointed. The "heat" is in fact infrared light.

It is important to understand that all though at times an infrared image can appear as if it is looking into an object, it is only displaying the surface temperatures. Infrared is NOT x-ray vision. Due to differences in material densities and their infrared reflective-ness (known as emissivity) an image can appear x-ray like, but again it is only the surface you are seeing.

So that being said let me tell you about a job I just finished utilizing the infrared camera. I was contacted by a management company that maintains a condominium complex where a homeowner has been having a recurring spot of mold on her wall. I was told by the company they had made some repairs, but the problem was still happening. I got the sense the management company felt the homeowner was being a bit over dramatic.

Initially the companies inquiry was if I could test the mold. I explained that;

1. My company does not perform mold testing and
2. It was unnecessary

I went on to tell the woman on the phone that the mold was a sign of a moisture problem. Using infrared technology I could possibly locate the source. We made an appointment.

When I arrived at the condo on the morning of the appointment I was let in by a very pleasant woman. She was eager to show me the problem and more eager I felt for a resolution. She showed me to the spot which was behind a hutch. She had cleared it so that I could move it away from the wall. This is what I saw.

Doesn't look particularly good. Not something I think anyone would want happening on their wall.

On the outside the wall looks normal, but I did notice a drain cleanout in about the same location as the stain & mold. See it just to the right of the A/C unit sticking out of the bottom trim board.

Now looking at the same exterior wall through the infrared camera shows something quite interesting. There is a pattern, a thermal anomaly. It almost looks like a set of lungs. See it? The dark purple/blue shape.

The thermographer's second tool is the moisture meter. It's used to confirm what the camera sees. Using the meter to check the wall I found moisture. A lot of moisture and some wood decay. Wood decays only after long and continued exposure to water. Meaning this leak was not something new; in fact it probably has been going on for years.

What I believe is happening is this; there is a waste pipe in the wall that is broken, pierced or cracked. Waste pipes are not under pressure nor is water in them at all times, so they tend to leak intermittently.

The homeowner has been complaining to the management company regarding this issue for about 5 years.  Their repair had been to put spray foam around the opening of the drain clean out. Basically nothing else has been done since to attempt to rectify the problem.

I think it's a bit ironic that the company that hired me to appease the homeowner will be eating some humble pie.

James Quarello
2010 SNEC-ASHI President
NRSB #8SS0022
JRV Home Inspection Services, LLC

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