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Was Your Last Home Inspector Blind?

If your home inspector did not use thermal imaging technology then he was!

Here’s why:

By now you have probably heard of thermal imaging. From the DIY network to the Sci Fi channel, finding moisture intrusion to detecting ghosts (not personally found one myself), thermal imaging is a newest coolest technology and a great “green” tool. Keep reading and you will find out why.

How does it work?

Infrared radiation is everywhere. Everything we see is constantly absorbing or emitting infrared radiation at different rates. Thermal imaging is the practice of using thermal imagers to SEE this energy (which our naked eye cannot). Obviously, this can be a valuable tool. During home inspections, because different building materials absorb and emit radiant energy at different rates, it can reveal problems that would otherwise go undetected.

What Problems?

• Poor Insulation/ Breaks in your Thermal Barrier
• Electrical Issues
• Moisture Problems
• Plumbing Leaks
• Leaky Ducts

Insulation Issues

With the ability to see the infrared light spectrum we can see studs in walls absorbing heat at different rates than the insulated wall space between the studs. VIEW IMAGE This is important because wall spaces that are properly insulated will look differently than those with poor or missing insulation. VIEW IMAGE Deteriorating insulation or improperly installed insulation (not properly flush with the drywall) will look differently as well. VIEW IMAGE Think of your house as a thermal envelope . . . an insulated bubble that protects you against heat and cold. Your home is only as good as its thermal barrier.

Your home’s thermal barrier is made up of house wrap, exterior wall sheathing, insulation, and interior finishes that play a large role in determining how much you pay each month in energy bills. Identifying thermal breaks (missing/poor insulation in wall spaces) will save you money that would otherwise be wasted. Not only will these insulation issues cost you money, they cause comfort issues, as with this new home in the Austin area. VIEW IMAGE 1 VIEW IMAGE 2 This homeowner called me for a warranty inspection. He was having comfort issues in his master bedroom. It was winter at the time of this inspection and thanks to the thermal camera we found the problem. This wall shared the cavity with the fireplace, a cavity that was open to the attic. You can see the missing insulation in a large part of the wall. If you have not been living in this house, how would you know it was a problem? Issues like these will cost you money in wasted energy. It was causing him comfort issues and stress because he didn’t know what was causing his master bedroom to be overly hot in the summer and overly cold in the winter. His comfort issue has been resolved and he is a lot happier not to be paying for the builder’s mistake. With energy prices on the rise, this is a more costly problem than in years past. You can have this information up front with a thermal scan that Aardvark Home Inspections provides routinely.

Electrical

The number one use for infrared thermography is electrical systems analysis and preventative maintenance. This type of inspection is usually done in large commercial buildings or industrial plants. By comparative analysis a properly trained thermographer can diagnose a problem often BEFORE a failure occurs. Loose connections, improper loading, improperly gauged wires serving oversized breakers, and overloaded circuits are just a few examples. VIEW IMAGE VIEW IMAGE What does that mean for YOU? It means this top tier technology, usually reserved for the commercial services sector, will be used on your house giving you the best defense against electrical problems like failing breakers, improper loads, or overloaded circuits.

The Thermal Imaging Advantage:

Without thermal imaging technology, you are simply not going to be able to identify an insulation problem in a one time inspection. It will be too late after you own your home to figure out that your bedroom gets too cold in the winter and too hot in the summer. VIEW IMAGE Unless you want to tear down your walls and then rebuild them (not an option). How will you negotiate a lower price for a home that has poor insulation if you don’t know it HAS poor insulation? With thermal imaging, you won’t be left wondering what kind of protection your home has against the extreme heat and cold.

Moisture/Mold Problems:

Moisture is a problem that can cause major problems. Moisture leads to mold. Read it here on the EPA’s website. If you don’t have moisture, you won’t have mold. If you have mold, you have a moisture problem. Cut out the moisture and stop the mold, period. Thermal imaging is the BEST way of identifying moisture in walls and other hidden areas of your home during a home inspection (Remember that as Home Inspectors, we are not at liberty to open holes in the walls of a house you do not own yet. Otherwise, we would be held responsible for the repairs.) Keep reading to see example of active leaks with moisture damage.

Water Leaks:

It’s the same principle we discussed earlier. Every material in your home absorbs and emits radiant energy differently. This includes the SAME material that is wet v. dry VIEW IMAGE. Sometimes, you can pick out wet spots with the naked eye due to peeling or discolored paint, separation of baseboards to walls, or even visible moldy/mildew-esque patches on the finished surfaces. But this is not the case with all leaks, especially not with new leaks. As was the case here VIEW IMAGE This house was vacant for months. The owners took the refrigerator, but then the ice maker hose started leaking. You can see the green/blue coloration in the thermal image. Notice how high the moisture crept up the wall. Water was seeping out of the house under the sill plate and foundation as well. VIEW IMAGE This would have gone unnoticed without a thermal scan of the house (the water on the outside wall was right at the exterior hose spigot, which was operated) and is exactly why thermal imaging is so invaluable. Some inspectors have thermal imaging technology, but have a “use as needed” or “use when necessary” policy. The problem is . . . seeing is knowing. If you are not using thermal imaging every time, you simply won’t “see” a problem like this because you are not looking at the infrared light spectrum that is hidden from what we can see. Inspectors with this philosophy rely on visible clues to alert them to a problem. Sometimes the visible clues are simply not there yet. If you can’t see the problem, how do you know you have it?
As for the old peeling paint that caused a leak long ago, but has been since fixed, thermal imaging can rule out what appears to be a problem area in most cases. That is why we do a thermal scan on EVERY house regardless of circumstance. The point is you just cannot foresee what might be uncovered.

Leaky Ducts:

This can be a problem with old and new houses alike. I have walked into attic spaces of brand new homes and felt cold air from the AC all around me. In this case, the entire system had to be resealed. It is not uncommon for a builder to find the cheapest subs they can to get the HVAC work done. Often times this means the least experienced companies get the work, because they are in desperate need and quote a low price. That is the only area that they can compete with their competitors. Inexperience inevitably leads to poor workmanship as seen here:
VIEW IMAGE The seal around the duct register (which feeds air to the home) is loose. This is blowing cool air around the duct in the attic but not a good percentage of that conditioned air is actually making it to the home. This costs money and comfort. There is no other way to find a leak of this nature without crawling around every inch of an attic space. We all know that this is not possible. You can only get to those areas for which space allows. Thermal imaging again wins the day.

So, let’s review:

1. Spot moisture intrusion and possible mold BEFORE it shows itself on the surface of walls; the sooner the better in this case.
2. Find faulty breakers, undersized wires, overloaded circuits, and loose connections BEFORE they become a hazard to your home.
3. Be aware of the ENERGY EFFICIENCY of your home
   • Find missing insulation hidden in walls.
   • Discover air loss from your home or air intrusion into your home; faults in your homes envelope.
   • Know precisely where your air ducts are leaking to become more energy efficient.
   • Know which rooms will have hot/cold problems during the extreme Texas weather.

**Detecting roof leaks is best when the roof surface is dry and after sundown.
Sometimes this can cause scheduling problems.

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