By Alan Trauger

Moisture in building materials can destroy structural integrity and nurture mold. The first step in moisture problem remediation is to quickly and accurately locate and remove sources of moisture. Infrared cameras instantly show you what’s wet and what’s dry. IR can instantly find the ultimate source with little or no physical disassembly of the premises and minimal disturbance of inhabitants.

Infrared thermography can provide remarkable, nondestructive information about construction details and building performance. Often the problems, as well as their causes and consequences can not be seen until after costly damage has already been done. Typically, at this stage or point the only recourse may be extensive and costly reconstruction.

The major building applications for IR technology are:

• Excessive Energy Use due to missing or damaged insulation, or insulation that is performing inadequately. It is essential to know the type of insulation in the building and construction details, including how the insulation was installed.

• Air Leakage Locations can be excessive and account for up to half of the energy consumed to condition buildings. Adequate air exchange is essential to the health of a building. Sometimes the root cause of excessive leakage can be poor design and or construction which allows air to move across the thermal perimeter.

• Moisture intrusion and damage due to leaks or condensation especially walls and roof areas. Building designs and technologies have caused tighter thermal envelopes and have trapped moisture in impermeable building materials.

• Poor HVAC distribution or performance caused by design and installation problems resulting in excessive energy use and uncomfortable buildings.

• Finding Termite Infestations

• Verification of Construction Details or structural performance. Great success has been accomplished to verify proper reinforcement in concrete masonry buildings, as well as concrete filled grouted cells.

• Water leaks from pipes in either walls or slabs

* Delamination of Fascade Materials

• “Sick Building Syndrome”, mold growth and health related issues.

• Exterior Insulation and Finish System (EIFS) construction is particularly susceptible to water intrusion causing mold growth and wood decay problems.

A great value of infrared thermography is that it enables building owners, architects, contractors, and inspectors to locate problems, verify building performance, and validate solutions. The primary return on investment in building thermography is gaining a higher level of assurance that the building will perform as intended and occupants will be more comfortable, often at a lower cost.

Alan Trauger is a Building Consultant that performs property condition assessments for residential and commercial properties. An experienced and knowledgeable problem solver, understanding processes and issues related to building structures and their systems. An expert witness, trainer, and educator. To view past newsletters on construction and buildings: http://newsletters.alantrauger.com/
To review authors bio, qualifications, and interest in receiving future email newsletters: http://www.alantrauger.com

By Alan Trauger

Infrared Thermography How It Works In Building Science

Thermography enables us to see and measure heat. All materials on earth emit heat energy, in the infrared portion of the spectrum. Unfortunately, the unaided human eye cannot see in the infrared. However, infrared cameras can not only see, but record infrared images and measure the temperatures of objects quite accurately.

Infrared thermography is the technique for producing an image of invisible (to our eyes) infrared light emitted by objects due to their thermal condition. The most typical type of IR camera resembles a typical camcorder and produces a live TV picture of heat radiation. More sophisticated cameras can actually measure the temperature of any or surface in the image and produce false color color images that make interpretation of thermal patterns easier. An image produced by an infrared camera is called a thermogram or sometimes a thermograph.

Objects are characterized by a variety of physical by a variety of physical parameters such as size, shape, and weight. The most frequently measured physical property is temperature. Heat is the byproduct of all work, whether it comes from electrical, mechanical, or chemical activity. Humans generate, contain, and transfer heat to run our industries and regulate our everyday environments. Unexpected temperature variations may indicate design flaws, poor workmanship, or damaged building components. Temperature variations can be used to recognize numerous anomalies.

Heat is an intangible thing. We cannot directly measure heat. We can only measure the effects of heat; namely by a temperature change. The amount of heat necessary to change the temperature of an object depends on the objects heat capacity. Thermography can pinpoint leaks in roofing and other building materials by exploiting the thermal properties of water. Water stores heat very well; it warms up or cools down more slowly than other materials common in buildings. This property is called “specific heat” by physicists.

Infrared Surveys are a quick and cost effective approach for assessing hidden water damage. Because the heat capacity of water damaged material is greater than that of dry material and air, areas of high moisture content appear warmer or colder than the surrounding infrastructure. Infrared scanning makes finding problem areas much easier. Combined with digital photography, it can greatly enhance the consumers understanding of just what the problem is and how to go about having it repaired. It also enhances the consumers ability to deal with the contractors that may be performing the repair work.

Infrared imaging allows us to evaluate the condition of the exterior cladding systems by mapping areas of moisture entrapment and the delamination due to environmental stress. Exterior cladding surveys are extremely cost effective, surveys are all non destructive. To a building owner or insurance company involved in property damage settlement, clear images of normally invisible damage can be invaluable for planning restoration efforts and rationalizing settlements.

Building envelope performance is vitally important for energy efficiency as well as occupants safety and comfort. An infrared scan may help detect or resolve hidden electrical, plumbing, insulation voids, storm drainage or structural problems, minimize risks and maintenance costs. Although infrared inspection does not directly detect mold, it is quite useful to find hidden moisture, where mold may develop.

How does Infrared fit into the Big Picture: It is a non destructive test that is able to detect problems before physical symptoms appear. Use to optimize building envelope performance to reduce energy costs. Increase building durability through timely minor repairs and reduces life cycle costs.

Alan Trauger is a Building Consultant that performs property condition assessments for residential and commercial properties. An experienced and knowledgeable problem solver, understanding processes and issues related to building structures and their systems. An expert witness, trainer, and educator. To view past newsletters on construction and buildings http://newsletters.alantrauger.com/ To review authors bio, qualifications, and interest in receiving future email newsletters http://www.alantrauger.com

Best Home Remodeling Investments (ROI)
By Ryan Paul Adams

Many homeowners that are unable to sell their existing home (or don’t want to) in the current housing market are considering remodeling their Maine homes. Homeowners should find a contractor in Maine to advise them about their home improvement options. Most importantly, a Maine contractor should be able to tell you which home improvements will net the highest return on investment, and which remodeling plans should be skipped altogether.

When to Spend:

o Kitchen Remodel: When remodeling a kitchen, it is best to keep everything in moderation. There is certainly money to be made from updating an outdated kitchen. However, when you add in expensive upgrades like restaurant quality appliances and high end custom cabinets, you may not make your money back.

o Bathroom Remodel: Bathroom remodels almost always earn a great return on investment, even with high quality upgrades. Bathrooms are one area of the home where buyers really appreciate upgrades and modern conveniences.

o Attic Bedroom Remodel: If your attic is large enough, it makes sense to finish the space into a large bedroom. It adds value and because you are finishing existing space rather than creating new space it is very cost effective.

o Basement Remodel: More than in other parts of the country, most New England homes have existing basements. If yours is unfinished, finishing it can be an easy way to add some additional square footage without the cost of an addition. Similarly to adding an attic bedroom, the space is already existing, which is much more cost effective than starting from scratch.

o Upscale Siding Replacement: Upgrading siding to maintenance-free siding is a good investment and can be a great selling point. You can achieve a fairly reasonable return with vinyl, and even more so with the higher end and nicer looking fiber cement.

When to Save:

o Family Room or Home Office Addition: While these spaces are nice to have, they don’t make or break a home purchase and generally cost more than the value they add to the home. Unless you can streamline to building process of a family room or home office addition with a panelized or modular addition, you will most likely save enough money to make it worth the effort.

o Window & Roofing Replacement: Windows and roofs are expensive to replace, and it is often unnecessary to replace them if they are functioning properly.

o Bathroom Addition: For very small spaces, bathrooms sure are expensive to add because they require electrical and plumbing contractors.

o Custom Additions (Wine Cellars, Home Theaters, etc.): Because custom additions are just that – custom – they rarely have the same value to another person as they do to you. It is unlikely that you will recoup your spend on these upgrades. A better option is to build a panelized or modular addition to save costs and streamline the process.

o Custom Amenities (Swimming Pools, Tennis Courts): Similarly to the custom additions above, custom amenities are a lifestyle choice and may not be universally appealing. In fact, some amenities, like swimming pools, may actually detract from the value of your home with some potential buyers.

How to Decide:

o Check Comparables: See what else is in your area. While master suite and bathroom additions don’t generally make good investments, you may consider them if all the other homes in your area have them. It brings your home up to par and levels the playing field.

o To Stay or to Go? Ask yourself how long you are planning on staying in your current home. If you plan on staying five years or more, it may be worth making upgrades. If not, ask yourself what the return on your investment is going to be.

o Investment vs. Resale: Are you looking to remodel your home as an investment or are you trying to improve it to make it more attractive at resale? If you’re planning on selling, stick with the suggestions above and skip the rest.

o Quality of Life: Sometimes it’s worth spending the money on an upgrade even if you know you won’t get it back. For example, how much is having an extra bathroom or swimming pool worth to you? For some people, it’s priceless.

o Consult an Expert: Consult a home improvement contractor in your area before taking on any new remodeling projects or visit Built By Adams for more home remodeling tips http://www.builtbyadams.com

Ryan Adams leads the marketing efforts of Built By Adams http://www.builtbyadams.com. He received his Bachelors degree from the University of Southern Maine as well as earning an Executive Certificate in Negotiation from Notre Dame and a Certificate in Financial Management from Cornell University. Ryan has an extensive background in Search Engine Marketing and Web Development and has helped Built by Adams and Ryzen Homes (sister company) grow their businesses in Southern Maine. Ryan is passionate about the new home construction and remodeling market and is a regular writer on several blog and article sites.

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