Finding Out What You Don’t Know
A
building inspection entails many things, including
knowledge, experience, training, and technology. For
the
most advanced and thorough building inspections,
request that infrared thermography be included.
This
sophisticated technology is used to locate and
pinpoint sources of leaks and water intrusion in
buildings without any need for destructive source
finding.
Pacific Northwest Building Inspections
considers an infrared camera to be one of the most
important tools in an inspector’s tool bag. A
scientific process that essentially measures thermal
or infrared energy, infrared thermography can
detect
insulation, air leakage, water, electrical, heating,
and cooling problems.
Without any disruptive – or destructive –
exploration, Pacific Northwest Building Inspections can discover water leaks around
windows, doors, interior and exterior walls, roofs,
and water pipes. Wall insulation and the heating and
cooling efficiency of windows and doors can also be
assessed by using an infrared camera.
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Pacific Northwest Building Inspections has uncovered leaks around in typically
non-suspect areas, such as a living room where
no visible damage was apparent. With infrared
thermography, substantial water damage was
discovered. Upon further investigation, a
sprinkler head was found to have been directing
water into and behind the house’s siding.
Several thousand dollars later, the sprinkler
head was redirected and the sheathing and
framing was repaired. A traditional building
inspection would not have been able to identity
this issue.
Here
are some common areas where infrared thermography is
most helpful:
Water Intrusion
Scanning interior surfaces
of a building with an infrared camera can reveal
excess moisture due to plumbing leaks, roof
leaks, and leaks around windows, to name a few. Wet
areas of building materials cool when energy is
transferred during the water evaporation
process; therefore, a wet (“cooler”) area will
stand out from the surrounding dry (“warmer”)
surface.
Insulation Deficiencies
Appreciable
temperature differences, due to variations in
thermal energy (heat) transfer, allow for
detection of deficient or missing insulation
when scanning ceiling and wall surfaces.
Roofing Leaks
Scanning roof coverings
can reveal water intrusion and accumulated
moisture below the surface. Due to its thermal
properties (high thermal capacity), water
typically gives up heat at a much slower rate
than the surrounding roof materials. The areas
of accumulated moisture can therefore be
detected when scanning the roof surface. This
type of roof inspection is best done in the
evening or early nighttime after thermal energy
imparted during the daytime is transferred or
released.
Infrared Thermography is beneficial in the following
areas:
•
Detect problems quickly, without interrupting
service
• Assess priorities for corrective
action
• Minimize preventive maintenance and
troubleshooting time
• Electrical Systems
• Thermal heat loss inspections for buildings
• Moisture contamination
• Concrete integrity inspections
• Concrete water heated floor inspections for
leaks and temperature distribution
• Locate missing or damaged insulation
• Identify air leakage energy losses
• Evaluate the thermal performance of retrofits
• Locate radiant heating wires or pipes
• Detect delaminations in concrete bridge deck
• Locate and identify mold growth areas in
building structures
• Flat roof leak detection for buildings,
plants, facilities
• Identify water damaged
portions of a roof quickly and accurately
• Eliminate unnecessary replacement of roofing
• Document problems before the warranty expires.
• Boilers
• Inspect burners for flame impingement and
burner management
• Look at combustion patterns of fuel
• Heat ventilation air conditioning equipment
evaluation
• Cold Storage cooling losses.
• Detect insulation leaks in refrigeration
equipment
• Environmental Applications
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Moisture in Ceiling |
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Missing Insulation in Ceiling |
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Overheated Breaker Panel |
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Infrared View of a Switch Panel |
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Unshielded Electrical Outlets |
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Recommendations
"As a real estate professional, I have several choices when
it comes to a
home inspector, and am constantly getting
flyers and brochures of other inspectors trying to get my
business. I truly believe in working by referral and working
with the best! When it comes to inspections in Seattle (or
the greater Seattle area, as John has traveled to Puyallup
and beyond for me!), I strongly recommend John Langmeyer of
Pacific Northwest Building Inspections.
I have used John exclusively for all of my clients’ needs
since 1999. John has been amazing! I can always count on
John to be early and to make my clients feel comfortable
with the inspection process.
Several of my clients – and myself – have saved hundreds,
maybe even thousands of dollars, by calling John and asking
him questions.
John is AWESOME!"
~ Ronnie Lee R., Seattle
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