Understanding moisturemigrationpathways(nachi 101916)
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This document provides case studies of homes with moisture intrusion and mold issues to illustrate moisture migration pathways. The case studies examine clues such as musty odors, stained walls and floors, and elevated moisture readings. Public data on soil types, historic maps and aerial photos are analyzed to understand the hydrology of sites. Proper drainage, ventilation, and moisture barriers are discussed as important to managing moisture in homes.
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Understanding moisturemigrationpathways(nachi 101916)
- 1. CASE STUDIES UNDERSTANDING MOISTURE INTRUSION AND MIGRATION PATHWAYS OCTOBER 2016 VICTOR COPPOLA, CGP Environmental Advisor • Scientist • Principal GreenWorks Environmental, LLC Healthy Starts at Home 2105 Princeton Ct., Allenwood, NJ 08720 • (732) 223-2073 • www.greenworksllc.com @GreenWorksLLC • @VictorVerde0927
- 2. JOHN UMINA Sr. Environmental Investigator • Building Materials Specialist • CRMI, CMR, CCMI DID YOU KNOW THAT I HAVE: • 25 Years in the Building Community • Owens Corning Basement Finishing System • Building Professional Institute (BPI) Trained • Exterior Products and Flooring Specialist • Certified Mold Investigator / Remediator • Mold Sensitized Individual / Mold Survivor • I am a chef & love a good steak and cigar • Ask for my Digital Business Card www.greenworksllc.com 2 “I joined the GreenWorks family after experiencing health related mold issues and realizing how prevalent enviro concerns are in our homes. It has become my mission to educate and bring awareness to the causes of Sick Building Syndrome.”
- 3. Why Moisture Management “Poorly managed moisture is the primary driving force leading to “Sick Building Syndrome” that often shows up as biological contamination, building material biodeterioration, structural settling and overall IAQ degradation. Having a good working knowledge of the “Water Cycle” is the first part of assessing how our Built Environments collide with the Natural Environment. But getting into the minutia of Moisture Migration Pathways is what’s ultimately needed to truly understand one’s home environment”. Victor Coppola, CGP www.greenworksllc.com 3
- 4. The TIPPING POINT Talk about moisture and the health of our homes often revolves around a series of “Seemingly Insignificant Events.” That transition line - where we go from “everything’s fine” to “disaster” is called the “Tipping Point”. It can reveal itself at any time. You will know when it hits; look for the puddle or health complaints from the occupants! www.greenworksllc.com 4
- 5. CASE STUDY DISCUSSION Remodeled Older Home (Built ca. 1945, major expansion 9 years earlier ) • Home built in 1945 on basement and crawl • Home is immaculate where Home Inspector called out Moisture concerns in basement due to slight staining on walls and strange odor in the finished basement • No puddles or history of flooding • One older sump chamber and one newer observed with high silt line in chamber 10/14/15 www.greenworksllc.com 5
- 6. CASE STUDY DISCUSSION Remodeled Older Home 10/14/15 www.greenworksllc.com 6
- 7. CASE STUDY DISCUSSION Finished Basement Clues 10/14/15 www.greenworksllc.com 7 • Note stains on baseboard and tile flooring
- 8. CASE STUDY DISCUSSION Finished Basement Clues 10/14/15 www.greenworksllc.com 8 • Sump pump chambers and sediment lines • Newer secondary chamber – Why???? • Older corrugated pipe chamber shows seasonal high water table within inches of finished floor (not good!)
- 9. CASE STUDY DISCUSSION Finished Basement Clues 10/14/15 www.greenworksllc.com 9 • Note door frame stains • We pull the baseboard • Moisture Readings (not always reliable)
- 10. CASE STUDY DISCUSSION What About Soils 10/14/15 www.greenworksllc.com 10 • Soils information tells more of the story. • Good draining soil, but Cemented Pan makes basements not recommended.
- 11. CASE STUDY DISCUSSION How Can You Be Sure? 10/14/15 www.greenworksllc.com 11 • Moisture meters are intermittent (at best). • Groundwater levels fluctuate. • Other physical clues can be subjective. But overall environment created is hard to dispute as to the life forms attracted • Testing for Water Damaged Building (WDB) indicators like: Stachybotrys, Chaetomium, & Aspergillus / Penicillium often quantifies how bad moisture is.
- 12. CASE STUDY DISCUSSION Bank Owned Home (Built ca. 1948, Bank Owned, Vacant 4 years ) 10/14/15 www.greenworksllc.com 12 • 1 Story Ranch in great neighborhood • Family has been looking for years • Outside of issues w/gutters, leaders, crawl moisture (slight) and moldy showers – Typical vacant home. EXCEPT FOR 1 THING: • THE HOUSE SMELL IS NOXIOUS!!!! (Can smell it 50 feet away)
- 13. CASE STUDY DISCUSSION Smelly Bank Owned Home (Built ca. 1948, Bank Owned, Vacant 4 years ) 10/14/15 www.greenworksllc.com 13
- 14. CASE STUDY DISCUSSION Smelly Bank Owned Home 10/14/15 www.greenworksllc.com 14 • Your typical issues • But what is that smell?
- 15. Smelly Bank Owned Home (Built ca. 1948, Bank Owned, Vacant 4 years ) 10/14/15 www.greenworksllc.com 15 • Courtesy site visit, reviewed inspection report, no mention as to odor issue • Due to elusive nature of odors, GWE recommends full Enviro Site Consultation with testing before buying home
- 16. Smelly Bank Owned Home (Built ca. 1948, Bank Owned, Vacant 4 years ) 10/14/15 www.greenworksllc.com 16 • 7 months later Client buys home, hires another enviro firm to remediate home, installs new kitchen, bathrooms & paints • When start floors, moisture readings very elevated, floors dewatered & finished
- 17. Smelly Bank Owned Home (Built ca. 1948, Bank Owned, Vacant 4 years ) 10/14/15 www.greenworksllc.com 17 • 3 months later – Noxious Smell Returns • Kids get sick – better then sick again with random rashes, ear infections, sinusitus • Husband develops open lesions in throat, blurred vision, headaches, respiratory • Noxious Smell absorbed by occupants hair • GWE contacted, but hire another firm again (who is almost immediately fired)
- 18. So What Could it Be? (Moisture Drives Home Biology Which Has An Aroma) 10/14/15 www.greenworksllc.com 18 • Odor investigation uncovers 3 different odorous areas throughout the home • Crawl Space First – subfloor delaminating
- 19. Smelly Bank Owned Home (Built ca. 1948, Bank Owned, Vacant 4 years ) 10/14/15 www.greenworksllc.com 19 • Weather station with remote sensors used to assess homes relative humidity. From 62% to 77% throughout home – too high
- 20. Smelly Bank Owned Home (Built ca. 1948, Bank Owned, Vacant 4 years ) 10/14/15 www.greenworksllc.com 20 • Moisture migrating into subfloor (now delaminating) from elevated humidity (soil) and failing windows (main floor)
- 21. Smelly Bank Owned Home (Built ca. 1948, Bank Owned, Vacant 4 years ) 10/14/15 www.greenworksllc.com 21 • Flood testing of windows show intermittent moisture intrusion, weather station shows elevated relative humidity thought home
- 22. Smelly Bank Owned Home (Built ca. 1948, Bank Owned, Vacant 4 years ) 10/14/15 www.greenworksllc.com 22 • Start with crawl space – ventilation system and remediate delamination (experimental – client doesn’t want to rip floors)
- 23. Smelly Bank Owned Home (Built ca. 1948, Bank Owned, Vacant 4 years ) 10/14/15 www.greenworksllc.com 23 • Then Dry Ice Blast -160°F kills odorous micro organisms
- 24. Smelly Bank Owned Home (Built ca. 1948, Bank Owned, Vacant 4 years ) 10/14/15 www.greenworksllc.com 24 • Windows presenting unique challenges with isolated odors
- 25. Smelly Bank Owned Home (Built ca. 1948, Bank Owned, Vacant 4 years ) 10/14/15 www.greenworksllc.com 25 • Sheetrock “catcombed” holding odors
- 26. Smelly Bank Owned Home (Built ca. 1948, Bank Owned, Vacant 4 years ) 10/14/15 www.greenworksllc.com 26 • Hydrogen Peroxide reveals infestation within plywood.
- 27. Smelly Bank Owned Home (Built ca. 1948, Bank Owned, Vacant 4 years ) 10/14/15 www.greenworksllc.com 27 • Closed Cell Spray Foam reinforces plywood, moisture barrier, biocide no VOC
- 28. Smelly Bank Owned Home (Built ca. 1948, Bank Owned, Vacant 4 years ) 10/14/15 www.greenworksllc.com 28 • Spray Foam Application Video
- 29. CASE STUDY DISCUSSION New Custom Home (ca. 2010 with reused / expanded 1920 foundation) • Home is all top line construction with spray foam insulation, radiant floor heat, etc. • The “Prospective Buyer’s” 12yo daughter has mold sensitivity and childhood asthma • Home is immaculate where some water from Sandy hit crawl space which was visually immaculate as well 10/14/15 www.greenworksllc.com 29
- 30. CASE STUDY DISCUSSION New Custom Home (ca. 2010 with reused / expanded 1920 foundation) www.greenworksllc.com 30
- 31. The Yard Drain (How far from home do you inspect?) www.greenworksllc.com 31
- 32. Gutter Holding Water (Very Common. Ever see the Algae Plug clog a gutter?) www.greenworksllc.com 32
- 33. Crawl with Concrete Slab (Very clean, note spray foam on foundation) www.greenworksllc.com 33
- 34. TGI’s • Lam Beam • SprayFoam www.greenworksllc.com 34
- 35. Old Poured Foundation (What hydrology indicator do you see?) www.greenworksllc.com 35
- 36. What’s in Old Foundation? (Is that charcoal?) www.greenworksllc.com 36
- 38. What’s Spray Foam Lift? (Closed Cell Foam doesn’t stick to Everything!) www.greenworksllc.com 38
- 40. What’s This Leader Fix? (Why landscape guys don’t make good drainage decisions) www.greenworksllc.com 40
- 42. What’s Wrong Here? (Typical SmartVent Type Flood Vent Installation) www.greenworksllc.com 42
- 43. CASE STUDY DISCUSSION 1950’s RANCH (remodeled) (Home Inspector Inspected with Written Report) www.greenworksllc.com 43 • Clients looking to start a family and want baby’s room air quality inspected. • Home extensively remodeled recently. • Home inspection report didn’t show much. • Simple air test and visual observations reveal significant moisture intrusion. • How would you handle this inspection?
- 44. 1950’s RANCH (remodeled) What's Wrong here? www.greenworksllc.com 44
- 45. See Anything Suspicious? (Can you believe that a Home Inspector missed this one!) www.greenworksllc.com 45
- 46. Floor Vent Issues? (What do you see here?) www.greenworksllc.com 46
- 47. Rusty Register Covers (With water comes elevated humidity migration) www.greenworksllc.com 47
- 48. Inside the Duct Collar (what could the rag be for?) www.greenworksllc.com 48
- 49. Inside the Duct Collar (Water intrusion video by the Client) www.greenworksllc.com 49
- 50. What’s Up with Floor Tiles? (Under loose piece of carpet in hall closet) www.greenworksllc.com 50
- 51. Public Data Somewhat Limited Soils (Dwellings Without Basements) www.greenworksllc.com 51
- 52. Public Data Soil Drainage Tendencies (Reveal Hydrology of Site) www.greenworksllc.com 52
- 53. Public Data 1930 Historic Aerials (Historic Site Use - Farmers Loved Wetlands) www.greenworksllc.com 53
- 54. The Water Main (Flooded Chamber) www.greenworksllc.com 54
- 57. Invasive Investigation Saturated Base Plate www.greenworksllc.com 57
- 58. Invasive Investigation Subfloor Moisture Barrier (5/8th Inch Plywood) www.greenworksllc.com 58
- 59. CASE STUDY DISCUSSION WET HOME FOR 30 YEARS (CA 1970 Bi-level Construction) www.greenworksllc.com 59 Owner thought wet crawl was way home was supposed to be. But we know better: • State mapping & observations confirm wetlands • Flat / negative grading around home • No Ventilation in crawl space + condensate dripping • Clogged gutters and underground piping • Suspect gutter layout and pitch • Front yard flat grading / negative pitch
- 60. CASE STUDY DISCUSSION 30 YEAR WET HOME (Ca. 1970 Bi-level Construction) www.greenworksllc.com 60
- 62. Dew Point Effect in Crawl www.greenworksllc.com 62
- 63. Crawl Space “White Wash” www.greenworksllc.com 63
- 67. Still Water in the Garage www.greenworksllc.com 67
- 68. CASE STUDY DISCUSSION New Home Construction (Same Old Developed Neighborhood) • Previous home built 1940’s on basement • Nothing unusual about water intrusion • 2 homes scraped and re-built • Now getting H²O in basement • Pumps running continuously www.greenworksllc.com 68
- 69. CASE STUDY DISCUSSION New Home Construction (Same Old Developed Neighborhood) www.greenworksllc.com 69
- 70. Water Discharge at the Curb www.greenworksllc.com 70
- 71. Catch Basin in the Street www.greenworksllc.com 71
- 73. Public Data Rear Finished Basement Wall (Note Sheetrock Patch) www.greenworksllc.com 73
- 74. Client Photo Finished Basement Closet (Interior Central Wall) www.greenworksllc.com 74
- 75. Public Data 2012 Enviro Aerials (Public Data via NJDEP GeoWeb w/Enviro Layers) www.greenworksllc.com 75
- 76. Public Data 1930 Enviro Aerials (Public Data via NJDEP GeoWeb w/Enviro Layers) www.greenworksllc.com 76
- 77. Public Data Historic Topography Mapping (Public Data via NJDEP GeoWeb w/Enviro Layers) www.greenworksllc.com 77
- 78. Public Data Soil Mapping (Dwellings with Basements / Public Data Via NCRS) www.greenworksllc.com 78
- 79. Public Data Depth To Saturated Zone (Dwellings with Basements / Public Data Via NCRS) www.greenworksllc.com 79
- 80. Soil Boring Profile (Hand Auger w/5’ Extension Rod) www.greenworksllc.com 80
- 81. Hand Auger “BUCKET” (Saturated Soils @ 2.5 Feet) www.greenworksllc.com 81
- 82. This is a Filled Wetland! www.greenworksllc.com 82
- 83. Hydrology Inspection Checklist (Some Pointers to Consider) www.greenworksllc.com 83 1) Review the Property Survey & Property Disclosure Document for clues as to the site’s hydrologic properties & history 2) Interview buyer (& seller) as to concerns, health issues, etc. that could be impacted by elevated humidity 3) Perform a limited Natural Resource Inventory of the site & area Streams, Wetlands, T&E Species, Tidelands, Soils, etc.) 4) Be Aware of Seasonality (Late summer dry spells vs Wet Winters) 5) Research Historic uses of the property 6) Assess exterior Water Management Strategies (WMS) Grading, Gutters, Piping, Wet-Wells, off-site concerns Do the same for Off-Site areas (Neighbors)
- 84. Hydrology Inspection Checklist (Some Pointers to Consider) www.greenworksllc.com 84 7. Assess common interior water problem areas and look for clues Bathrooms, Boiler/Utility Areas, Below Grade Rooms Stains, Efflorescence, Material Swelling / Deflection French Drains, Sump Pumps, Dehumidifiers, Ventilators 8. Insects – What’s Creeping & Crawling Cave Crickets, Centipedes, Springtails, Mites, Spiders, Rodents Just visitors or are they residents / see Complete Life Cycle? 9. The Nose Knows – What does it smell like? Vapor Intrusion / MVOC’s / Formaldehyde / Petroleum Odors – Damp Musty, Sweaty Sock, Sweet Prickly, Cat Urine (But I have no Cat), Foul Raunchy Type odors all tell a story as to what is causing the aroma, often tied to a moisture source.
- 85. Hydrology Inspection Checklist (Some Pointers to Consider) www.greenworksllc.com 85 10. Hidden sources of moisture (Visual) Lumber vs. Engineered (Free H2O/Lignins & Wood Rot-White) Cheap wood/particle board in undersides of furniture / Contents Basement Finishing Sys (Walls, Ceilings, Vinyl Floating Floors) Sub-Slab drainage pipe networks Municipal Rqmnts to hold stormwater / Groundwater Mounding Dry Wells & Recharge Chambers 11. Technical Equipment Assistance Moisture Meters (Surface vs. Penetrating) IR Camera (Phone devices are good & inexpensive) Borescope (stand alone or for today’s smart phones) Hygrometers, Portable Weather Stations
Notas del editor
- We see uncontrolled moisture issues in homes as the primary issue driving many of the homes problems. While many of the moisture issues are not readily visible to the naked eye. There are clues as to their presence that we should all be more mindful of. These clues are often just the “tip of the iceberg” regarding the complexity of the water intrusion issue. We us many different tools from historic aerials and advanced soil mapping combined with years of hands on experience in formulating a water intrusion opinion and a comprehensive remedy.
- We see uncontrolled moisture issues in homes as the primary issue driving many of the homes problems. While many of the moisture issues are not readily visible to the naked eye. There are clues as to their presence that we should all be more mindful of. These clues are often just the “tip of the iceberg” regarding the complexity of the water intrusion issue. We us many different tools from historic aerials and advanced soil mapping combined with years of hands on experience in formulating a water intrusion opinion and a comprehensive remedy.
- This is the underlying thought process we at GreenWorks bring to every job. Our goal is to bring our clients back from the Tipping Point to establish some environmental normalcy.
- • Flat roof combined with multiple pitched roofs • Flat roofs pose their own unique water intrusion challenges • Gutters (all discharge to underground pipes (How far from home do you inspect?) • Chimney – possible water intrusion point • Adjoining lot to right is a paper street and drainage easement (per tax map) • Original home was 1930’s construction • Small putting green in rear yard. PAUSE FOR QUESTIONS & DISCUSSION
- Underground piping is often installed incorrectly and is prone to clogging from a multitude of items: Flat / poorly pitched pipe will not move solids as readily as a 2% pitched pipe Clogs from dirt, roof top aggregate, windblown sand, soil fines, organic debris, etc. are common Less common are golf balls. The putting green in the back was a giveaway. 58 balls were clogging this underground system. Rodents – often get chased in piping and can’t get out. The “Chipmunk Plug” is our favorite. PAUSE FOR QUESTIONS & DISCUSSION
- Gutters are most often a good starting point and are the easiest to correct. Here’s a common issue: Gutter is holding some water (very common). Algae starts to grow and when water evaporates algae dries out and forms a matt. When it rains, matt floats to surface and slides over opening to leader clogging the system. Standard 4” gutters often have long runs and 90° bends which often top over PAUSE FOR QUESTIONS & DISCUSSION
- A basement dewatering company took care of Sandy impacts where crawl space was very clean (visually). Note the following: Gas line was submerged and not replaced Foundation was spray foamed with closed cell foam product TGI Joists and Lam Beam construction. No apparent odor. Crawl was strangely devoid of duct work where numerous open drop downs were observed. Owner Builder says all was ok, that’s way system was designed. PAUSE FOR QUESTIONS & DISCUSSION
- Very extensive foaming of the understructure seen throughout the crawl space. Interior existing foundation was not foamed on top. Some missed all together. Note OSB flange bottom of TGI joists not foamed Concrete slab moisture readings at 39% RH PAUSE FOR QUESTIONS & DISCUSSION
- Interior original foundation. Was a type of poured in place structure. Owner Builder decided to re-use as was structurally sound. Note moisture diffusion pattern in the wall (Rising Damp) Moisture reading over 50% RH on this stretch of foundation wall. Discoloration of the wall (dark areas) PAUSE FOR QUESTIONS & DISCUSSION
- Original poured foundation salvaged and re-used. Note the aggregate mix. Black chunks are coal (an organic food source for micro-organisms). Sea shells, stones, and wood all mixed in with this foundation. PAUSE FOR QUESTIONS & DISCUSSION
- Old pieces of wood framing found embedded in the foundation. Probably where the old crawl space hatch was located. Note drill with hole corer – we cored some TGI webbing to see if moisture was migrating up under the foam covered areas. PAUSE FOR QUESTIONS & DISCUSSION
- Closed cell spray foam is often considered permanently attached to just about anything you spray it on. Not alwys the case with moisture issues: Try this tip – tap of the foam over foundation. If it is lifting from moisture penetration it will have a hollow sound. It will still be very hard, but will lift off the wall with ease Note the efflorescence and water intrusion pattern underneath Top of foundation is not foamed where moisture rises up into crawl space. PAUSE FOR QUESTIONS & DISCUSSION
- Open duct drop downs were seen throughout the crawl space. Builder says everything was ok with HVAC system ducts. This was primary route of air migration from crawl to main home where HVAC contractor forgot to install half of the home’s duct work. Four (4) drop downs were not connected. Lab tests confirm spore migration in home with decreasing counts as you ascend the home. GWE called this out numerous times until it was investigated (and quietly corrected). PAUSE FOR QUESTIONS & DISCUSSION
- All underground discharge piping should have minimally an overflow indicator. This is what you get from a builder when you call it out and force it to be corrected. This is not an acceptable overflow indicator. Don’t worry, we caught this the second and third time we re-inspected. Turns out the underground line was clogged with 48 golf balls. Seems the kids had invented a new version of chip and put where the would chip balls up onto the roof and then put into the gutter. As the underground discharge line did not have a “Catch basin” the balls went down the line which was flat and ultimately clogged up smaller debris. PAUSE FOR QUESTIONS & DISCUSSION
- The Author shown here on the opposite side of a seemingly inaccessible part of the crawl space. Every corner of the foundation really should be checked when dealing with moisture issues. We do this type of investigation in “pairs” for safety purposes. Yes, I had to get really small to get under that beam. PAUSE FOR QUESTIONS & DISCUSSION
- Smart vents have a very detailed manufacturer’s requirement for installation: Adhesives and metal straps are required (which were not used here). This installation used nothing more than a “hope and a prayer” to hold it in place. Simple “tap” from your hand popped this vent out of the foundation. All the foundation vents for this home were not installed correctly Vent Doors are not insulated. Note the efflorescence. Any deviation form the manufacturers installation specification will void the manufacturers warranty. There is an installation / inspection certification you can receive from SmartVent for these structures. This unit is not an “insulated vent” which does not work well with a conditioned crawl environment. PAUSE FOR QUESTIONS & DISCUSSION
- Upon walking into this home the place was immaculate. Here’s some observations: No strange odors were detected A new HVAC system was being installed in the attic where the exisiting sub-slab ducted system was being abandoned. Entire home has a newer tongue & groove oak floor The oak floor was heaving and cupping throughout the home (See above picture) Suspect moisture intrusion is to blame. But extent of issue is not immediately known PAUSE FOR QUESTIONS & DISCUSSION
- New owners had custom base board installed throughout the entire home. What else do you see? •Do you see the floor board cupping? Does anyone see that dark stain coming up through the floor in the hallway? That is water staining / suspect biological growth often associated with water intrusion. Air testing may be inconclusive as biological growth is mostly encapsulated under floor. Interpret labs with that in mind. PAUSE FOR QUESTIONS & DISCUSSION
- It is not uncommon to see sub-slab ducts in this era of home. Looking into the duct often reveals hydrologic tendencies of the home. The pile of dirt in this duct is not just “Dirt to be cleaned out of the duct” as described in the report. This is “soil fines” which accumulates after water leaves / drains out of the pipe. And this is a lot of dirt which would indicate that a lot of water or frequent water events flood this pipe. Distribution is via a cement pipe which is often Tranzite which contains asbestos. Note the friable ends. Recommend asbestos air test if relying on the duct system. PAUSE FOR QUESTIONS & DISCUSSION
- The older metal floor registers often pit and rust when exposed to elevated humidity for a long time. These registers are very rusted which is indicative of extensive water intrusion. GWE often pulls these register covers to assess hidden moisture intrusion. What do Home Inspectors do? PAUSE FOR QUESTIONS & DISCUSSION
- Looking closer we found a rag stuffed in between the duct collar and the soil void on the other side. This is indicative of historic attempts to stop water intrusion. Rag was the size of a beach towel when removed. Rag was a giant blob of mold growth (Stachybotrys – Toxic Black Mold) Water comes in to this duct at a slow constant stream (See video – very impressive flow rate) PAUSE FOR QUESTIONS & DISCUSSION
- The client was able to take this video for GreenWorks as part of diligent hydrology observations It appears that water is migrating under the slab and entering the duct system. Sub Slab soils are super saturated which is wicking up into the home via capillary action. As moisture enters the home elevated humidity is created which is warping the floors. What else is going on under these floors? PAUSE FOR QUESTIONS & DISCUSSION
- These floor tiles are often comprised of ACM and when in use are very durable and often repel water. • Suspect ACM floor tiles may be present below wood floor, but why is floor warping? • Only a licensed asbestos inspector can confirm / deny ACM and only by lab testing. PAUSE FOR QUESTIONS & DISCUSSION
- So what’s going on with this home. Lets get down to the soils making up the property Publicly available Soil Mapping from NRCS is used by the agriculture industry, but is a good enviro indicator tool Soil mapping shows soils as “very limited” for dwellings without basements. This home is on a slab – what does “Very Limited” mean? It means moisture intrusion issues / shifting soils / structural suitability / squishy yards / water ponding in yards / not good! PAUSE FOR QUESTIONS & DISCUSSION
- Soil mapping is a helpful tool, but should never be relied on without field verification Depth to water table Depth to impermeable areas Soil drainage tendencies Soil components PAUSE FOR QUESTIONS & DISCUSSION
- This is a 1930 aerial with today’s parcel data overlaid on top. What do you see? Note the agricultural areas / farmed areas (in white) Note areas of forest clearing / forest cover (in dark) Note areas not being cleared and compare to soils layer and mapped streams (has anything been missed / extrapolate the data) This is the poorly draining section of a large agricultural operation Note the drainage ditches and bermed areas around the PIQ Clients home and neighbors sit right in the stream’s tributary headwater area which by today’s standards would never be allowed to be developed. PAUSE FOR QUESTIONS & DISCUSSION
- A small leak in a water main to the home or within the home can be spotted be inspecting the meter. In this case the meter was at the curb in a small chamber that was flooded. No spinning meter, was confirmed by city water worker (lucky he was out that day) So where is all the water coming from? This is good indication of elevated water table and poorly draining soils. PAUSE FOR QUESTIONS & DISCUSSION
- First, it is never a good idea to lay wood flooring on top of concrete due to vapor transport through concrete. In prying up floor boards quickly see spotty moisture staining of wood underside. Under Rosin paper see a 5/8th inch plywood subfloor with even more staining. PAUSE FOR QUESTIONS & DISCUSSION
- As flooring was newer (within past 3 years) moisture had not totally migrated through to the surface yet. • But moisture did curl the floor boards Trapped moisture of this nature will eventually make its way through to the surface and when it does, an intense odor often follows. When floor was opened up the odor was so bad that owners decided to stay with friends even though a negative air environment was established. PAUSE FOR QUESTIONS & DISCUSSION
- Interior wall base plate is saturated with water adjoining the floor stain. Base plate not pressure treated No sill plate gasket used between plate and concrete floor Note “Rising Damp” - water wicking up into the wood PAUSE FOR QUESTIONS & DISCUSSION
- In prying up the subfloor, concrete was at 100% moisture with standing water in many places. Note the concrete discoloration Note the water penetration stains around the nails This entire bedroom floor looked like this where the odor necessitated vapor masks, ventilation and additional air-scrubbers PAUSE FOR QUESTIONS & DISCUSSION
- Moisture assessments often involve several moisture sources and are often concealed requiring an expert Call it out as such and add language to protect your self. Always suggest an expert be called in.
- This client has owned the home for over 30 years and truly thought the moist conditions of the home was just the way it was supposed to be. An exterminator was concerned about the moist conditions in the crawl, biodeterioration of wood, delamination of floor sheathing and suggested giving GreenWorks a call.
- The “Trench Drain” is often used as a barrier to surface water flow into the garage area. Proper maintenance is key to this item working correctly as it is prone to a variety of “Heavy Debris” which tend to clof these structures sooner than a gutter.
- Condensate droplets from the “Dew Point Effect” on the floor joists throughout the crawl space. These tell us: Often a seasonal indication of ventilation challenges where we see this a lot in the hot summer months as crawls are inherently cool See mostly on solid materials More porous materials (like subfloor) often just absorbs the moisture and distributes it leading to biodeterioration
- A “White Wash” looking surface growth is a type of fungi attributed to wood “Dry Rot” where this organism sends out rod like structures (rhizomorphs) all interlocked together in-search of moisture.
- Subsurface conditions are often difficult to assess visually, but you can look for these obvious “Tells” that could indicate sub-surface problems: Perforated corrugated pipe used as a distribution line often clogs with fine roots Pitch of the pipe is critically important to not just water flow, but movement of soil fines that tend to drop out of solution if pipe is not set at a2% pitch. Lack of catch basins / Overflow indicators (if pipe is not day-lighted) often is indicative of poor design and suspect failure. Soil type is indicative of poorly or good draining soils. Wetlands here tells us we have poorly draining soils.
- Surficial observations can often detect issues such as: Negative slope from the street is a common surface drainage issue for home owners. This garage has always flooded after every rain event. Bur be careful, with grading issues, simple diversionary structures may require some tweeking and/or other issues may be at play.
- This drainage hump while an inexpensive fix needed to be extended a couple feet in either direction. GWE often re-visits installed solutions after rain events to monitor effectiveness.
- Still moisture in garage after channel drain corrected and driveway hump installed and extended. Additional moisture coming from gutter topping over. Gutters had to be upgraded to larger 6” size trough and downspouts.
- So here’s the house. Good looking colonial structure with garage. All gutters piped underground and discharge at the curb Sump pumps tied to underground piping and running continuously
- Continuous water to the curb is suspect as is the only home on the street doing this Lots of neighbor complaints Water still flowing to street with pumps turned off Sump Pump chambers fill up ¾’s of the way PAUSE FOR QUESTIONS & DISCUSSION
- To right of the home is a storm sewer (which was dry upon inspection) Says dumps to local waterway. Clues as to local stream presence PAUSE FOR QUESTIONS & DISCUSSION
- Rear yard relatively flat where all gutter piping goes underground Many large diameter trees were removed as part of reconstruction Adjoining trees indicative of wetland conditions being present Sod is “squishy” for weeks after rain Grading is relatively flat Concrete apron around foundation is a nice touch. Windo wells each have drains in them PAUSE FOR QUESTIONS & DISCUSSION
- Client picture showing water intrusion off rear wall Note: replaced / patched sheetrock 1/3 up the wall. Water is actually penetrating the wall not at the floor but up from the floor several feet PAUSE FOR QUESTIONS & DISCUSSION
- Client phot of second point of water intrusion This point is an interior central wall Sheet rock inside the closet was covered over with another piece of sheetrock by builder to hide staining. Visible discoloration of sheetrock, wood and trim was apparent. Damp / musty odor PAUSE FOR QUESTIONS & DISCUSSION
- This is a look at the 2012 aerial with parcel mapping, streets, soils, wetlands, stream layers on top This type of environmental data review is very helpful in establishing existing conditions of an area prior to development and today’s enviro regulations The data may or may not be helpful in assessing site conditions Data is SUBJECT TO INVESTIGATOR INTERPRETATION Always remember, data is worth what you paid for it PAUSE FOR QUESTIONS & DISCUSSION
- This is the same parcel data with today’s development overlaid on top of a 1930 aerial. What do you see? Note the agricultural areas / farmed areas Note areas of forest clearing Note areas not being cleared and compare to last known location of the stream This is a headwater environment where the headwaters of the map stream have been filled. Clients home and most of neighborhood sits right in the stream’s headwater area which by today’s standards would never be allowed to be developed. PAUSE FOR QUESTIONS & DISCUSSION
- If you know how to read Topo, this is very helpful in determining surface sheet flow on a site before you get there. Low areas and ridges can be seen with topo PAUSE FOR QUESTIONS & DISCUSSION
- Every County has soil maps, but they tend to be very limited with regards to land development. There are national sources. We use the NCRS / USDA Web Soil Survey: http://websoilsurvey.nrcs.usda.gov/app/HomePage.htm This is some of the most advanced soil science available to the General Public Soil types are characterized by land development capabilities. In historically developed neighborhoods, this soil data allows us to see what a new development might encounter. Unfortunately, most municipalities do not look at developed neighborhoods this way. They are more interested in ratables and not in enforcing State enviro standards. THIS EXHIBIT SHOWS DWELLINGS WITH BASEMENTS IS NOT RECOMMENDED! This is an important clue in what is going on with this site We suspect there is an elevated water table / poorly draining soils / soil saturation challenges PAUSE FOR QUESTIONS & DISCUSSION
- Soil types with details in support of development recommendations. This is some very good data about soil use that helps paint the picture of what is going on. Different soil characteristics can impact land development in huge ways Depth to Saturation Zone Depth to Thick Cemented Pan Flooding PAUSE FOR QUESTIONS & DISCUSSION
- Many times a simple soil boring is all that is needed to confirm the public soil data. Here’s a break down of what we see in the dirt: The upper 2.5’ of red to brownish dirt is fill material The middle dark layer is a heavy silty / clay poorly draining soil that is considered “Hydric” or Wetland soils The lower gray area is the area of Redox The amount of fill placed on this site can vary where numerous soil borings would be needed to characterize what is going on underground. PAUSE FOR QUESTIONS & DISCUSSION
- This is a classic example of super saturated / poorly draining soils Poorly draining soils are difficult to manage, especially when they are underground as the create a “perched water table” When punching through this layer, if proper precaustions are not taken, the perched water will flow into your hole (our basement) PAUSE FOR QUESTIONS & DISCUSSION
- It is clear when holding the soil in your hand that drainage is challenging at this site. PAUSE FOR QUESTIONS & DISCUSSION