Condominium Association Best Practices Part 2

Moisture Intrusion (a fancy way to say something is leaking!) is one of many reasons why scheduling an annual infrared scan of your condominium should be on your list of Best Practices.
Another reason to schedule a commercial infrared scan of your condominium is to ensure that the walls themselves are structurally sound. After all, once the outside walls have been stuccoed or veneered and the inside walls have drywall, how can you "see" if there is a problem?

Commercial Infrared: Condominiums with Concrete Block Walls

Concrete block walls are not structurally sound without proper rebar and grouting. Grouting is concrete that is pumped into the center of the blocks; this ties the blocks, the rebar, and the entire wall system together. Without proper grouting, concrete walls are dangerous. Another issue is that if the cells of the concrete blocks don't have enough grout, they can collect water. Over time, these "water pools" can lead to moisture intrusion, corrosion of the reinforcement rods, and other structural issues in the condominium building. In the past, the only way to see if the block walls had been grouted and sealed correctly was to randomly drill or hammer holes into the concrete wall. This very small sample size wasn't very efficient - it couldn't show that major issues with grouting or missing rebar existed just a few feet away from the intrusive sample hole! Infrared Thermography is the best practice for making sure grout has been correctly placed in a block wall. It is non-destructive, inexpensive and accurate - and best of all - covers the entire surface, not just a few randomly placed holes.

Why an Infrared Scan Can Reduce Liability for Condominium Developers, Buildings, and Owners

1. A documented record exists of the structure.
2. Any areas that need repair are easy to pinpoint and remediated. Extensive and unnecessary repairs are avoided.
3. A follow-up scan verifies requested repairs.
4. Being able to prove the wall and structural components were sound upon delivery reduces liability in the case of failure due to extenuating circumstances.

Interested in learning more? Call me at 803-328-2889 and let’s talk!

IR Infrared Services provides top quality thermographic service at a competitive price to commercial users in North Carolina and South Carolina. For more information, visit our website or follow us on Twitter:  We are proud to offer the very best infrared thermography services in North Carolina and South Carolina!

Condominium Associations Best Practices: Part I

If you are part of a Condominium Association Board, you have many maintenance and upkeep decisions to make. Unfortunately, some associations wait too long before doing more than the usual maintenance and upkeep and end up with severe issues that must be addressed - resulting in major increases in association fees and unhappy condo owners. Infrared scans are affordable and non-invasive. They give you the knowledge you need to schedule effective maintenance programs, may save you thousands of dollars in avoiding unnecessary roof replacements, and can serve as a selling point. How can an infrared scan on your condominium accomplish this? I'm glad you asked(you did, didn't you?)!

Condominium Leaks: Moisture Detection

Moisture penetration is a common problem seen in many condominiums. Unfortunately, it can be hard to pinpoint exactly where the leak is coming from - especially in a building with multiple units. It could be a roof leak, improperly sealed windows, plumbing issues, exteriors walls (improperly installed or missing flashings), the HVAC system, or (most frustrating of all - it may not be coming from anywhere near the condominium unit where the moisture actually appears.)

What is an Infrared Moisture Scan?

An infrared moisture scan detects even minor temperature changes. Areas that are wet (even if they appear dry to the naked eye) have different temperatures than surrounding dry areas. This allows the commercial infrared thermographer to "see" where the moisture incursion started, the path of the water, and how far it has penetrated.

Advantages of Condominium Building Infrared Scans

1. An infrared scan covers a larger area and is much faster than conventional moisture meters, which can give off false positives.
2. An infrared image shows how extensive the water leak is and where it started.
3. An infrared camera can easily be used to target high ceilings, so you do not need extra ladders and scaffolding.
4. For legal purposes, you can print and use Infrared images to prove presence and extent of the moisture.
5. Since an Infrared scans pinpoints the areas that need repair, precise repairs can be made, lowering both the cost and the inconvenience.

Using an Infrared Scan to Sell Condominiums

Providing an infrared scan can prove to the buyer or occupant that the structure was moisture free upon transfer of ownership or occupancy. The new owner can be assured that the condominium is free of any structural defects or unseen mold issues due to hidden or excessive moisture. While researching this topic, I came across these pictures of condominiums where infrared clearly showed extensive moisture penetration. One of them shows a roof drain leak that actually showed up two floors below the actual source of the leak! If your Condominium Association doesn't schedule an affordable annual infrared scan, perhaps you should ask why!

Interested in learning more? Call me at 803-328-2889 and let’s talk!

IR Infrared Services provides top quality thermographic service at a competitive price to commercial users in North Carolina and South Carolina. For more information, visit our website or follow us on Twitter:  We are proud to offer the very best infrared thermography services in North Carolina and South Carolina!

Construction Defects: Missing Insulation and Plumbing Breaks

The most challenging construction defects are those you simply can't see because they are hidden behind or inside of walls or flooring. It is not uncommon for a thermal imaging scan to find missing insulation in the walls - or missing or improperly installed insulation around plumbing lines or pipes. Missing insulation can lead to obvious issues like higher energy bills but in some areas, it can result in physical damage because water in pipes or plumbing lines can freeze. Water from plumbing leaks can migrate much further than anticipated, which means that initial remediation efforts may not be adequate. Another issue involving water lines are defects in valves or connections. Again, you can't "see" these issues with the naked eye until water damage or mold overgrowth occurs. Infrared imaging can detect missing insulation by identifying temperature fluctuations. Plumbing and other leaks can be identified by a thermal scan, but more importantly, can be traced both to the source and to the end of the intrusion.

Interested in learning more? Call me at 803-328-2889 and let’s talk!

IR Infrared Services provides top quality thermographic service at a competitive price to commercial users in North Carolina and South Carolina. For more information, visit our website or follow us on Twitter:  We are proud to offer the very best infrared thermography services in North Carolina and South Carolina!

*Ideas for this blog entry derived from:
Infrared Applications in the Fields of Forensic & Construction Defect Engineering, Fronapfel, E.L. & Amhaus, E.G., InfraMation 2003, ITC 092 A 2003-08-15

Construction Defects: Foundation Clearance

Last week I blogged about commercial roof structure defects. What about the opposite problem? How about construction defects at the very foundation of your building?

At-grade foundation clearance refers to ensuring that not only the building foundation but also any facade materials have clearance from at-grade soil and concrete flatwork. Why is this important?

If at-grade foundation clearance is not properly observed, significant moisture intrusion can occur into the facade materials and the structure interior as well. Imagine having to rip out significant portions of both facade, drywall, and framing for repair and remediation of mold, biological growth and rot!

Infrared thermography can detect moisture intrusion problems and water migration paths that lead to deterioration of sheathing, sill plate and framing - before the problem becomes insurmountable. Is it time to pro-actively check your at-grade foundation clearance?

Interested in learning more? Call me at 803-328-2889 and let’s talk!

IR Infrared Services provides top quality thermographic service at a competitive price to commercial users in North Carolina and South Carolina. For more information, visit our website or follow us on Twitter:  We are proud to offer the very best infrared thermography services in North Carolina and South Carolina!

*Ideas for this blog entry derived from:
Infrared Applications in the Fields of Forensic & Construction Defect Engineering, Fronapfel, E.L. & Amhaus, E.G., InfraMation 2003, ITC 092 A 2003-08-15

Commercial Roof Construction Defects

A Million Square Feet of Roof Equals Massive Opportunity for Damage

Representing an investment that can run into the millions of dollars, commercial buildings and their contents are a valuable asset that must be protected (and no, I'm not talking about insurance although you need that too)!

Commercial roofing systems protect the integrity of the building as well as the assets within. It is imperative that your commercial roof is both weather tight and energy efficient. Any compromise could result in excessive heating and cooling costs, property damage, and production loss. Of course, when you stand outside and look up, everything looks ok, right? So how do you know if the integrity of your commercial roofing system is intact?

Infrared thermography is still one of the most effective non-intrusive test methods to determine if moisture intrusion is happening (BEFORE you can actually see the damage) and if you are losing heat or cooled air. In fact, regular infrared roof scans can increase the lifespan of your commercial roof by as much as 300%!

Infrared thermography not only detects and verifies moisture infiltration, but it can also "see" and tracking moisture migration paths. Using infrared thermography can detect stone veneer, stucco, brick or other siding construction defects and it can be a valuable tool to reduce remediation costs by identifying the source of the issue.

Interested in learning more? Call me at 803-328-2889 and let’s talk!

IR Infrared Services provides top quality thermographic service at a competitive price to commercial users in North Carolina and South Carolina. For more information, visit our website or follow us on Twitter:  We are proud to offer the very best infrared thermography services in North Carolina and South Carolina!

*Ideas for this blog entry derived from:
Infrared Applications in the Fields of Forensic & Construction Defect Engineering, Fronapfel, E.L. & Amhaus, E.G., InfraMation 2003, ITC 092 A 2003-08-15