Real Estate Due Diligence Infrared Scanning - Part 4

I'm sure you've been waiting anxiously for the next installment of a Day in the Life of a Thermographer. So far I've showed how how I did a roof and building envelope thermal scan as part of a Real Estate Due Diligence Infrared specific transaction. This week I'll tell you what it all means.

The results from the roof and building scan were pretty good.  As a brief review, I began the thermal inspection while the sun was still heating the roof and building surfaces. I then watched the temperature drop over several areas so I could check for irregular and elevated temperatures in different areas of the roof and building (remember, if it has moisture, it cools down slower than dry areas).

I also noted any equipment because equipment (and the areas below equipment) will generally exhibit a hotter temperature. In other words, I can't compare the temperature of the roof surface to the temperature of an air conditioning unit; I have to compare the temperature of the roof surface to the same area on the roof surface as it cools, and likewise I have to compare any equipment to the same equipment.

There were no significant anomalies as the roof cool. However, I always recommend that areas however around the floor drains and roof mounted equipment be included in a regular maintenance program since they are very vulnerable.

The exterior wall system also showed very small temperature differentials as the surface cooled, indicating there no significant moisture entrainment in the sheathing areas. However, when I did a visual inspection, I did see some areas where the caulk was cracking. This means that even though moisture hadn't gotten in yet, maintenance should be done to make sure the integrity of the EIFS system remains intact.

So far so good, right? But wait until you hear what happened when I took a look at the mechanical and electrical systems.
When was the last time you checked what was going on behind the walls? Want more information? Call me at 803-328-2889 or drop me an email!

We believe so strongly in using Infrared Thermal Imaging for your Real Estate Due Diligence, that we created a Discount Membership for our repeat customers. Learn more about it here: http://www.irinfraredservices.com/PremierMember.html

IR Infrared Services provides top quality thermographic service at a competitive price to commercial and residential end users in North Carolina and South Carolina. For more information, visit www.irinfraredservices.com or follow us on Twitter: www.twitter.com/infraredscans. We are proud to offer the very best thermography services in North and South Carolina!

Real Estate Due Diligence Infrared - Part 3

So I've been telling you about a commercial roof scan as part of a Real Estate Due Diligence Infrared project in Myrtle Beach, South Carolina. (A Day in the Life of a Thermographer Part 1 and Part II).


I also had to scan the building itself. One challenge with EIFS (Exterior Insulation Finishing System) is that it is dependent upon proper installing. If flashing installing isn't properly installed around the windows, water can get in and pool, resulting is structural damage that you can't see until it becomes extensive, resulting in large repair bills.


This means I needed to "see" if water had penetrated below the surface or caulk and see if the wood underneath was soaked.

Just like scanning a roof, I needed to check the daytime heat of the sheathing and how it cooled down at night. Remember that a wet surface will take a longer time to cool - so if there were areas that cooled down at a different rate, we would know that moisture had gotten in.

View with infrared and without.

Of course, I took a lot more pictures than this, but this gives you an idea of what it looked like during the day and then at night with the thermal scan.


So far so good. Next week, I'll tell you results of what I found.


When was the last time you checked what was going on behind the walls? Want more information? Call me at 803-328-2889 or drop me an email!

We believe so strongly in using Infrared Thermal Imaging for your Real Estate Due Diligence, that we created a Discount Membership for our repeat customers. Learn more about it here: http://www.irinfraredservices.com/PremierMember.html

IR Infrared Services provides top quality thermographic service at a competitive price to commercial and residential end users in North Carolina and South Carolina. For more information, visit www.irinfraredservices.com or follow us on Twitter: www.twitter.com/infraredscans. We are proud to offer the very best thermography services in North and South Carolina!

A Day in the Life of a Thermographer: Part II

Last week I began the series A Day in the Life of a Thermographer. If you recall, I was in Myrtle Beach getting ready to do a commercial roof scan as part of a Real Estate Due Diligence Infrared effort for a local hotel. After a few Mai Tais and a couple of hours on the beach (just kidding honey!) it was time to start. Actually, to tell the truth - I didn't have time for any of that because you have to start fairly early. Let me explain how roof scanning works so you have an idea.

Infrared scanning measures temperature change and differentials. A surface that is dry will cool faster than a surface that is wet. This means I have to take a couple of different measurements so I can compare the rates of cooling to see where the moisture is entrained.

But Brian, you're saying - it just gets hot during the day at Myrtle Beach - how can you track if the roof is getting cooler?

Great question - which is why I have to take thermal images both during the day to measure temperature and then into the night as the heat from the day is released. We started at approximately 6pm when the sun was still bright and shining on the roof surface. I measured the temperature drop until about 9:30 pm, well after the sun went down and the roof surface temperature stabilized. We started at about 120 degrees Fahrenheit (and yes, it was VERY hot) and measure the temperature drop about 40 degrees.

 I've written before about the likely areas where moisture can get into a roof. We paid special attention to those places, especially the flashing, any equipment penetration and heavy traffic areas. Since the roof was covered with gravel, I also moved various areas of gravel were moved to verify what I found.

Here's a "before" and "after" thermal image so you can see what I mean.

Pretty cool to see the temperature changes as the sun goes down.

 But if you remember - we had a whole building to scan as one part of this Real Estate Due Diligence project. What else did I do?
When was the last time you checked what was going on behind the walls? Want more information? Call me at 803-328-2889 or drop me an email!

We believe so strongly in using Infrared Thermal Imaging for your Real Estate Due Diligence, that we created a Discount Membership for our repeat customers. Learn more about it here: http://www.irinfraredservices.com/PremierMember.html

IR Infrared Services provides top quality thermographic service at a competitive price to commercial and residential end users in North Carolina and South Carolina. For more information, visit www.irinfraredservices.com or follow us on Twitter: www.twitter.com/infraredscans. We are proud to offer the very best thermography services in North and South Carolina!

A Day in the Life of a Thermographer - Part I

I want to take a little different approach over the next month and walk you through how a Real Estate Due Diligence Infrared project is done. With an thermal inspection project for Due Diligence, there are a lot of moving parts. For this one, I did a commercial roof scan (and other infrared scans as well) as part of a specific Real Estate Due Diligence transaction for a large hotel chain in Myrtle Beach a few months ago and thought it might make for a fun few blogs.

Let me set the scene for you. It's Myrtle Beach, which is lovely this time of year - the ocean is beautiful as always but it's off-season so it's a perfect time to do a roof scan. Not too many tourists and you have enough time between rainstorms to perform an effective infrared roof scan.

The hotel in question is a little over a quarter of century old. It has two different integrated structures and stands about 9 stories tall. At first glance, it looked like a fairly conventional structure with lots and lots of windows.

It had EIFS (Exterior Insulation Finishing System) panels between the rows of windows (and a lovely view of the beach, I admit it). The hotel had a flat roof - perfect for infrared scanning!

Before starting any Real Estate Due Diligence Infrared project, I talk with the client to determine what the overall goals are. We set 4 goals.

1. Check the roofs to see if moisture had gotten into the insulation.
2. Check the Electrical system using infrared scanning to make sure everything is functioning correctly (remember - stuff gets really hot before it fails!
3. Make sure no moisture was getting through the EIFS.
4. Inspect the interior walls to make sure no moisture was present and make sure the wet walls (walls that carry the supply water, waste water and soil stacks from the top floor to the bottom floors) and the bathroom walls weren't wet.

Big job, huh? Next week I'll tell you what I did.

When was the last time you checked what was going on behind the walls? Want more information? Call me at 803-328-2889 or drop me an email!

We believe so strongly in using Infrared Thermal Imaging for your Real Estate Due Diligence, that we created a Discount Membership for our repeat customers. Learn more about it here: http://www.irinfraredservices.com/PremierMember.html

IR Infrared Services provides top quality thermographic service at a competitive price to commercial and residential end users in North Carolina and South Carolina. For more information, visit www.irinfraredservices.com or follow us on Twitter: www.twitter.com/infraredscans. We are proud to offer the very best thermography services in North and South Carolina!

Lowering Commercial Electric Costs

Did you see that that Phoenix, Arizona recorded a temperature of 119 degrees last week? It has been unbelievably hot across the United States, resulting in increased use of energy grids and power to keep buildings cool.

If you are responsible for the maintenance of a large building or factory, rising energy bills are an ongoing concern. Proper building insulation is the most significant factor in reducing the energy consumption required to heat or cool a building. Unless you have a very old building, today’s insulation does not “go bad”. This doesn’t mean you can breathe a huge sigh of relief just yet.

Missing Insulation

Two insulation factors can affect energy performance. First, missing insulation is a common problem. Once the walls go up, it’s hard to tell if your insulation is installed properly or if it’s missing entirely in places.

Second, if you have or have had any type of water leaks or moisture seepage, the insulation may be wet. Wet insulation has almost no insulating value at all.

Using infrared thermal imaging, we can accurately determine the areas where insulation is insufficient, areas where there are water penetration problems, and air leakage through the building envelope.

Commercial building thermography is non-invasive and cost-efficient. Local insulation improvement can reduce heat escape during the summer. The larger your building, the greater your potential savings.

When was the last time you checked what was going on behind the walls? Want more information? Call me at 803-328-2889 or drop me an email!

We believe so strongly in using Infrared Thermal Imaging for your Predictive Maintenance, that we created a Discount Membership for our repeat customers. Learn more about it here: http://www.irinfraredservices.com/PremierMember.html

IR Infrared Services provides top quality thermographic service at a competitive price to commercial and residential end users in North Carolina and South Carolina. For more information, visit www.irinfraredservices.com or follow us on Twitter: www.twitter.com/infraredscans. We are proud to offer the very best thermography services in North and South Carolina!

Finding Hidden Construction Defects

Constructions defects can be challenging because once the drywall is up and the brand new paint is on, you simply can't see them. They may be hidden behind or inside of walls or flooring.

Looks good from the outside,
but the inside shows missing grout.

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.

Would you know this much
insulation was simply - missing?

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

How Much Will it Cost to Repair the Roof of My Building?

One of the most popular posts I've ever written was about the cost of  damage to commercial roofs. Just because a roof LOOKS sound, doesn't mean that it is. Remember - what you can't see...CAN hurt you. In other words:

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

Climate Change? Cool and Wet in South

According to the National Climatic Data Center, North and South Carolina have had a cooler and wetter spring than normal. With the increased dampness, mildew can grow within the walls of your commercial building, eventually resulting in the dreaded black mold.

Second, if you have or have had any type of water leaks or moisture seepage, the insulation may be wet. Wet insulation has almost no insulating value at all. Unfortunately in both cases, the problem may not be visible until an enormous amount of damage is already done.

Wet insulation causes massive heat loss

Thermal imaging services can accurately identify weak areas inside a building envelope. Using infrared thermal imaging, we can accurately determine the areas where insulation is insufficient, areas where there are water penetration problems, and air leakage through the building envelope.

Commercial building thermography is non-invasive and cost-efficient. The larger your building, the greater your potential savings.

When was the last time you checked what was going on behind the walls? Want more information? Call me at 803-328-2889 or drop me an email!

We believe so strongly in using Infrared Thermal Imaging for your Predictive Maintenance, that we created a Discount Membership for our repeat customers. Learn more about it here: http://www.irinfraredservices.com/PremierMember.html

IR Infrared Services provides top quality thermographic service at a competitive price to commercial and residential end users in North Carolina and South Carolina. For more information, visit www.irinfraredservices.com or follow us on Twitter: www.twitter.com/infraredscans. We are proud to offer the very best thermography services in North and South Carolina!

Buying an Infrared Camera

So you've been reading my blog for years (indulge me). And I've finally convinced you of the importance of infrared thermal scanning for predictive and preventative maintenance, energy efficiency scans, and roof scans. You are ready to go buy your own infrared camera and do it all yourself.

While that is certainly possible, I don't recommend it (and not just because that's what I do for a living)! Using a certified thermographer, whether it's IR Infrared Services or another infrared services company, is a better choice. Why?

First, a thermographer will have professional level equipment that generally will produce higher and better quality scans. It's his or her job to have the best equipment available. A high quality (and expensive) infrared camera like those used by professionals means a lower probability of missing or misinterpreting a fault. The cheaper infrared cameras on the market are best used for spot checks - not building envelope or roof scans.

The sophisticated level of technology and the value of use makes infrared cameras expensive. One really must look at the economics of purchasing an IR camera. There is a lot of economic merit in using an experienced, qualified full time thermographer, delivering a quality service with good equipment at a fraction of the cost of purchasing a camera to be used occasionally by relatively inexperienced operators.

Last, you can't underestimate the value of experience and knowledge. A certified thermographer has been trained to properly read and interpret the results from the infrared scan and has gone through many hours of ongoing training and certification. Why would you trust the safety of your building, electrical equipment, or roof integrity to anyone but a certified infrared thermographer?

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 http://www.irinfraredservices.com/ or follow us on Twitter: www.twitter.com/infraredscans. We are proud to offer the very best thermography services in North Carolina and South Carolina!

How Do I Know When My Roof's Waterproofing System Has Failed?

The obvious answer is - when you see water! Unfortunately, you won't always see a leak until moisture has contaminated the roofing substrate and insulation. Since most types of roofing systems absorb some amount of water, it is harder to find the exact spot of water contamination in the insulation because it may not leak into the building until the insulation has absorbed all the water it can hold.

On-Roof Infrared Moisture Surveys (also called roof scans) are able to detect if your waterproofing system has been breached before the visible effects of leaks and contaminated insulation and drywall (or the dreaded black mold) appear.

The thermal roof scan picture demonstrates how areas of moisture create heat that is invisible to the naked eye. By using infrared thermography, we find the trapped moisture and mark the wet areas so that repairs can be made surgically. This can save you money because you may not have to replace the roof as soon. By marking paint directly on the roof, repair areas can be seen by anyone standing on the roofs after the survey is performed.

If extending the life of your commercial roof is a concern, why not consider a roof scan? I can work with your roofer to pinpoint the exact areas needing repair and then, just as importantly, verify the roof is no longer leaking.

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 us on the web or follow us on Twitter: www.twitter.com/infraredscans. We are proud to offer the very best thermography services in North Carolina and South Carolina!

What Really Happens During an Infrared Thermal Roof Scan?

Have you ever tried to walk outside during the summer without any shoes on? After awhile, your feet burn, right? The heat of the sun has heated the pavement. Now imagine how much hotter a roof can be!

During the day, heat from the sun warms the roof and the roof substrate. At night, when things cool down (yes, even in the middle of the summer in North and South Carolina!) the roof radiates the heat back into atmosphere. Areas of the roof that are wetter retain heat longer than drier areas.

Using an infrared camera, a certified infrared services thermographer can detect this heat and "see" the warmer and wetter areas. By being able to identify what areas are wet (even when they aren't wet to the touch or visibly leaking), we can see what areas of the roof and roof substrate are actually starting to fail.

By using the information generated by a RoofScanIR™ report, a roofing professional can recommend cost-effective removal and replacement of the wet components to extend the service life of your roofing system.

If extending the life of your commercial roof is a concern, why not consider a roof scan? I can work with your roofer to pinpoint the exact areas needing repair and then, just as importantly, verify the roof is no longer leaking.

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 us on the web or follow us on Twitter: www.twitter.com/infraredscans. We are proud to offer the very best thermography services in North Carolina and South Carolina!

How to Lower Roofing Costs

So here's a fun fact. Did you know the National Roofing Contractors Association estimates that 80% of roofs replaced don't need to be replaced. Eighty percent! Why?

In many cases, it might be easier to replace an entire roof than it can be to figure out the source of the roof leak. Easier on the roofing contractor - but not so easy on your commercial building maintenance budget.

A 5,000 square foot roof can easily start at $30,000 for replacement. Now compare that to the costs of an infrared roof scan which can pinpoint the cause of the leak, allowing you to make targeted and accurate repairs. Most infrared scans cost a small fraction of what it costs to replace an entire roof.

I came across this great video that shows the infrared roof scanning process. Notice the trapped moisture in the roofs - and how easy it is to identify where the problem actually is.

If extending the life of your commercial roof is a concern, why not consider a roof scan? I can work with your roofer to pinpoint the exact areas needing repair and then, just as importantly, verify the roof is no longer leaking.

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 us on the web or follow us on Twitter: www.twitter.com/infraredscans. We are proud to offer the very best thermography services in North Carolina and South Carolina!

Too Hot to Handle? Thermal Imaging and Electrical Safety

Overheated Electrical Systems are A Major Cause of Commercial Fires
A commercial building can have dozens of points where electrical wiring connects to supply apparatus and equipment and every one of those points can cause heat buildup. Junction boxes, electrical outlets, breaker panels and connections to equipment that need electricity to operate all have the potential to develop problems.

Over time lug nuts that hold wiring in place and wire nuts used to connect two or more wires together can become loose or cracked, causing dangerous heat to build up or even cause electrical sparks inside your walls. Add to that electrical equipment heating up because of worn bearings, drive shafts that are out of balance or terminal blocks that are cracked or dirty and you have the potential for real trouble!

Thermal Imaging Can See What Can’t Be Seen!

With Thermal Imaging I can "see" through walls, look behind electrical panels and inside your equipment to find those potential problems. By scanning your building and equipment I can develop an overall thermal picture of your location. Analyzing the results of the thermal pictures allows me to identify the hot spots - allowing you to have them repaired before the fire alarms begin to sound. A yearly Thermal Scan can be a powerful weapon in your maintenance and safety arsenal. Give me a call and let me show you how inexpensive it can be to unleash the power of Thermal Imaging for your business. 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 us on the web or follow us on Twitter: www.twitter.com/infraredscans. We are proud to offer the very best thermography services in North Carolina and South Carolina!

Infrared Scanning and Roof Systems

I’ve been talking a lot about using infrared scanning to locate roof leaks in the past months but with spring just starting and with all the storms that accompany it, I thought it would be a good time to answer a question about thermal imaging and types of roof systems.

Does Infrared imaging work on all types of roof systems?

The answer is mostly yes with the only real exception being roofs that employ masonry elements like terracotta tiles or pre-formed concrete tile as an outer (or top layer). Most roof systems use a series of layers applied to an insulation panel, or insulated roof deck and single ply materials like shingles. Built-up, layered or single ply roof systems provide the best targets for an infrared camera because they are in direct contact with the insulated component of the system allowing it to detect the any inconsistencies in the heat exchange rate between the roof and the evening air. Masonry roofing components hold the heat of the day much longer and release their heat at a much slower rate which often masks the rate of transfer from the insulation to the roof deck making wet areas harder to find.

Keep in mind that while masonry roofing materials do not lend themselves to infrared scans, my infrared cameras can be very effective in finding construction defects in masonry wall systems. If you’re wondering if Thermal Imaging can help you find a possible roof leak in your building or are considering adding Thermal Imaging to your yearly maintenance program, give me a call! Is it time to schedule your infrared inspection?

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 us on the web or follow us on Twitter: www.twitter.com/infraredscans. We are proud to offer the very best thermography services in North Carolina and South Carolina!

THERMAL IMAGING AND ELECTRICAL SAFETY

Overheated Electrical Systems are A Major Cause of Commercial Fires!

Are you prepared for fire? Did you know that one-third of all commercial fires are traced to electrical failure? A commercial building can have dozens of points where electrical wiring connects to supply apparatus and equipment and every one of those points can cause heat buildup. Junction boxes, electrical outlets, breaker panels and connections to equipment that need electricity to operate all have the potential to develop problems. Over time lug nuts that hold wiring in place and wire nuts used to connect two or more wires together can become loose or cracked causing dangerous heat to build up or even cause electrical sparks inside your walls. Add to that electrical equipment heating up because of worn bearings, drive shafts that are out of balance or terminal blocks that are cracked or dirty and you can see the potential for real trouble.

Thermal Imaging Can See What Can’t Be Seen!

With Thermal Imaging I can see through your walls, look behind electrical panels and inside your equipment to find those potential problems. By scanning your building and equipment I can develop an overall thermal picture of your location and then by looking at that picture point out the hot spots allowing you to have them repaired before the fire alarms begin to sound. A yearly Thermal Scan can be a powerful weapon in your maintenance and safety arsenal. Give me a call and let me show you how inexpensive it can be to unleash the power of thermal Imaging for your business. Is it time to schedule your infrared inspection?

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 us on the web or follow us on Twitter: www.twitter.com/infraredscans. We are proud to offer the very best thermography services in North Carolina and South Carolina!

Preventing Mold in Commercial Buildings

“MOLD!!!!!” It’s a word that can turn even the strongest heart into a trembling mess…..and for good reason. A mold problem can be very expensive to remedy and cause a number of health issues for you, your employees and customers. Thermal imaging can help you find out if you have a mold problem or if conditions exist in your building that can lead to mold development.

WHAT CAUSES MOLD TO GROW?

All mold needs to get a foothold on your property is moisture, heat and a dark place to get started. Modern buildings are full of construction materials that can make a wonderful home for mold; drywall, insulation, ceiling tiles and wood products all provide a porous surface for mold to attach.

Now we need a water source. There are two ways for water to get into a building; the most common way is through a roof leak or through gaps in the exterior caulking or chinking around windows or places where different types of building materials meet (i.e. brick and siding). Water can form inside the building itself due to lapses in the insulation blanket around your building or around HVAC ducts.

Moisture is introduced into the inside of every building simply because people are there. As we exhale, moisture is picked up by the air and rises with the heat. If your building is properly insulated that moisture is pulled back through the HVAC system and carried away. The problems start when the insulation has fallen out of place or is torn and the moisture comes into contact with surfaces that are either colder or warmer than the air temperature causing it to condensate and drip on to those building materials that I mentioned earlier.

HOW CAN THERMAL IMAGING HELP?

Thermal Imaging can locate areas that are prone to growing mold or where it may already have started by (1) Spotting the temperature differences caused by weaknesses in the insulation blanket, (2) Locating the temperature differences in wet and dry building materials, or (3) finding the areas where your building is losing conditioned air to the outside.

Remember, when it comes to the health of your building, "What you can't see, can hurt you!" Is it time to schedule your infrared inspection?

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 us on the web or follow us on Twitter: www.twitter.com/infraredscans. We are proud to offer the very best thermography services in North Carolina and South Carolina!

Protecting Your Investment From Insurance Claims

Can Infrared Scanning Protect You From Insurance Claims? The Surprising Answer!

We all know that insurance can bring great peace of mind…..at a price. We also know that avoiding claims and possibly lowering the amount of money we spend for that peace of mind is downright delightful. Whether you are a building owner or a General contractor building a commercial, industrial or institutional facility or bock multi-family building you know the importance of protecting your property as well as your financial health. Thermal imaging offers you an inexpensive tool to help with that protection and decrease your liability.

 Yearly Thermal scans can identify possible weaknesses in your building’s roof systems, insulation blanket and electrical systems; they can even help you to identify areas of potential mold colonies. If you’re leasing, a thermal scan can let your tenant know about possible dangers from over heating equipment he may have employed in your building. Thermal imaging can also be of service to the general contractor that is completing a new facility by giving you a new tool to use as part of your final inspection procedures.

Due Diligence?

I can hear you asking, “I’ve done my due diligence. Why should I spend another cent above and beyond?” Or “The county conducted their Final Inspection and I have my certificate of occupancy; that’s all I am required to do.”  Both statements are true but for just a little expense you CAN go above and beyond which could save you in both dollars and aggravation. A thermal scan not only informs you of trouble spots but could also lower you insurance rates. You can establish a history of going the extra mile to insure that your building is safe which could be invaluable in the case of a future lawsuit. Your lawyer will love you!

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 us on the web or follow us on Twitter: www.twitter.com/infraredscans. We are proud to offer the very best thermography services in North Carolina and South Carolina!

Duct Blasting: Warming Popsicle Toes and Curing Runny Noses!

Popsicle toes?

While pricing a bid for a local company, I realized that several of the employees all had little heaters under their desks to keep warm. I had to ask? Popsicle toes and runny noses?

Runny nose?

(Yes, that is why I make a living as an infrared thermographer and not as a comedian.)

But it does raise the question: are your employees cold? Do they suffer from watery eyes, sniffles, sneezes and constant coughs?

The cause of these problems may be leaks in your duct work especially if your building or home is ten years old or older. Leaks in your duct work can cause the air in your building to loose heat and suck in contaminates.

 “But we just replaced the HVAC system!” you say. Unfortunately, many  HVAC contractors don’t check duct connections other than the ones directly connected to the new equipment so the problem could still exist. Over time heat in your attic (which can easily reach in excess of 120 degrees), can cause the mastics used to seal your ducts to equipment and supply registers can break down (and don’t even think about the damage unwanted visitors like mice, birds and squirrels can do). Add air pressure inside the ducts as your furnace or air conditioner try to heat and cool your building and those seals can easily fail. 

As the leaks increase, more and more of that expensive conditioned air is pouring into unwanted areas and depending on whether the leaks are on the supply side or return side of your system, they will also be pulling dust, dirt and biological contaminates like mold into your living space. You can imagine the effects of your staff breathing in all of that stuff year round.

Duct Blasting is a system of pressurizing your duct system then measuring the air losses to determine if leaks are present. I can even help to localize the location of those leaks. So let me see if you can warm those Popsicle toes, turn off your runny nose and stop those pesky leaks!

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 us on the web or follow us on Twitter: www.twitter.com/infraredscans. We are proud to offer the very best thermography services in North Carolina and South Carolina!

Roof Leaking in my Building - Again!

Roof Leaking in Your Commercial Building?

I was recently in a large retail store and right by the registers was a common sight - a yellow "Caution Wet Floors" sign and several large plastic buckets capturing water leaking from the roof. Now, you would think that a large retail store would be able to keep a leak-free roof, right? Not so easy, and if you work in building maintenance, you know it can be challenging and expensive to track down the source of the leak.

I started a series on roof leaks back in January - you can catch up with the series here and here. In our last blog, we talked about how leaks develop in Flat Roof systems. No matter what kind of flat roof system is installed on your building, they all have some weaknesses in common. Whether there is just one layer or several layers, the material in the substrate and the applied membranes will have seams that can become weak with age. Weather, foot traffic and UV rays from the sun can break down adhesives and materials, even PVC, asphalt and tar. Once water finds an opening in the outer layers it will continue to flow along the substrate until it finds another opening. Water will soak any insulation, wood or ceiling tile in the way until it reaches its saturation point, and then continue on its way until it finally reaches your floor.

You can see why leaks can be so difficult to locate; the water you are seeing on your floor can be a great distance from where it actually enters the building. You can call a roofer to fix the problem but even an experienced professional may make several attempts before he finally finds and repairs the problem. To add to your frustration and expense, he may have to take out areas of the interior ceiling in order to track the water. Unfortunately, with each failed attempt, you can expect even more damage with each subsequent rain event. Another complication will occur when you have wet insulation mixed with the heat inside the building; mold will begin to infest the insulation. Mold eradication is expensive and dangerous for anyone occupying the space.

Quickly Locating The Source of Roof Leaks

With Infrared Thermal Scanning I can help you narrow down the search area for your roofer to ensure a fast and targeted repair. How does it work? During the day the roof builds up heat. It releases heat as it cools in the evening. The interesting thing is that all that wet material under the roof will hold the heat longer than dry material. Those wet, warm areas show up clearly on an infrared scan allowing me to indicate the most likely areas to check for repair.

Calling a certified infrared thermographer is the quickest and most cost-effective way to identify the source of water leaks in your flat roofing system. 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 us on the web or follow us on Twitter: www.twitter.com/infraredscans. We are proud to offer the very best thermography services in North Carolina and South Carolina!

HVAC Duct Seal Testing in the Carolinas

I know I promised to finish my discussion of commercial roofing systems today, but recently I have had several calls from some panicked homebuilders in the area asking for my help with a new building regulation in both North and South Carolina.

The 2012 building codes in several states including North and South Carolina have added HVAC Duct Seal testing to their building codes. Duct Seal Testing is a service for both builders and private home and business owners to ensure that the HVAC systems in their homes and businesses are performing at peak operating efficiency.

Why is Duct Seal Testing Important to You?

The government estimates that as much as two thirds of all the HVAC Duct systems in the United States leak. Leaky duct work can cause early equipment failure, health issues inside the building and wasted money. Leaks on the intake side of your HVAC system can cause your system to waste precious conditioned air by heating and cooling your attic, crawl space or garage. The extra work load on the system can seriously shorten the life of your HVACequipment.

Leaks on the supply side of your duct system can pull dust, particles of insulation or even toxic mold into the living or working space of your building, endangering the health and quality of life for you, or your employees.

For more information on the new regulations, please check NC energy codes.

If you are a Builder who needs Duct Seal system testing for your final Building inspection, give me a call. 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 us on the web or follow us on Twitter: www.twitter.com/infraredscans. We are proud to offer the very best thermography services in North Carolina and South Carolina!

Flat Roof Systems: More Than Meets the Eye

To continue my post from last week I’m going to go over how the three most common flat roof systems are installed to help you understand how they leak and why leaks can be so difficult to find.

The first thing to keep in mind when discussing roof leaks with any type of roofing system is that water is sneaky stuff; it always follows the path of least resistance. Gravity pulls water along until it finds even the smallest hole to drop through, then it will flow further along, searching for yet another opening and on…and on….and on. As it moves along it will soak anything in its way: wood decking, insulation, drywall or ceiling tiles and facilitating the growth of hazardous mold. Eventually you see it as water stained drywall or a puddle on the floor.

Knowing how your roof system works can be a very big advantage when trying to decide the best course of action to deal with water leaks.

All roof systems start with a roof decking; this decking is most commonly a wood product like plywood or oriented strand board (OSB). The roof deck is a structural element and serves as the base for any roof system.

1) Built Up Roofing. Built up roofing (BUR) is the single most common roof system used in commercial and industrial buildings. It is comprised of layers of felt paper or a reinforcing fibrous material which is then covered by hot tar or asphalt. This process is repeated with each layer comprising piles of waterproof protection. After the final pile is completed, it is covered with an aggregate usually gravel. BRU systems generally have a long life, but when they do break down they are very difficult to inspect from above.

2) Single ply Roofing. Single ply roofing consists of a rubber-like membrane (rubber, thermoplastic or PVC) laid over a later of insulating board. The insulating board usually comes in 4’ by 8’ or 4' by 12’ sections with a water proof tape applied to the seams between boards. The roofing membrane can be adhered to the insulation board by different means depending on the product used. It can be heated and essentially melted to the substrate, fully glued or glued around the perimeter the weighted with stone to hold it in place. Seams in the roofing membrane are either heat sealed or chemically sealed with glue.

3) Modified Bitumen Roofing. MB roofing is also a layer system consisting of reinforcing fabrics covered with a rolled asphalt material. These materials can be adhered with hot asphalt that is mopped on, fully glued on, or some products come with a pre-applied adhesive backing. As with the single ply systems, the seams are either heat sealed or glued. All of these systems can work extremely well but they all have some of the same weaknesses - seams that can fail and mechanical penetration that can break down.

In my next post I will explain why leaks in these roof systems can be so difficult to locate and how Infrared Scanning can be an invaluable tool in your maintenance tool box. 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 us on the web or follow us on Twitter: www.twitter.com/infraredscans. We are proud to offer the very best thermography services in North Carolina and South Carolina!

Ice Storms Across the South: Roof Leaks Likely

With heavy rain, ice, occasional snow, cold blowing winds and erratic temperature changes it can only mean that it’s roof leak season. Not much fun!

Let’s face it, a little bit of water can do a lot of damage and a little bit of water over a long period of time can be devastating. I know I often blog about Infrared Scanning and roof leaks, but I am going to get a little more technical over the next few posts. I will concentrate on flat roof systems that are widely used in commercial and industrial construction, how they can leak and how Infrared scanning can help you quickly find the source of the problem.

Flat Roof Covering Systems

There are several systems for covering flat roofs: 

Roll asphalt

Single-ply

Multiple-ply (or built-up roofing)

Modified bitumen

Flat metal roofing

For the purposes of time and space I will only be discussing the three more common methods. Regardless of the roofing system you have, there is one thing that all flat roofing systems have in common: the difficulty they all present when it comes to locating the source of a leak in your roof. Because of the various methods of applying these systems water can travel quite a distance before it actually starts to drip inside your building. Making the problem worse is that the presence of water inside does not necessarily mean that the roof is leaking at all, the source of the moisture may actually be inside the building itself. Air leaking through the roof system can cause temperature variations that may cause excessive condensation to occur, the results can look just like a roof leak.

Complicated, isn’t it? This is why an effective building maintenance program includes infrared roof scans. It is the most accurate and cost effective way to locate the actual source of the roof leak.

If you have an immediate concern about your roof please feel free to check out the section on roofleaks on our web site or better yet, give us a call.

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 us on the web or follow us on Twitter: www.twitter.com/infraredscans. We are proud to offer the very best thermography services in North Carolina and South Carolina!

Infrared Scanning and Commercial/ Industrial Equipment

Ok, let’s see the hands of everyone not interested in saving money this year. Anyone?  Hmmmm, that’s what I thought, everyone is interested in saving money. As anyone who has been responsible for overseeing a maintenance budget knows, one of the biggest budget busters comes in the form of unexpected equipment failures. Fortunately Infrared Scanning can help you avoid those big surprises.

One of the cardinal rules of anything with an electric motor is that they give off heat when operating; fortunately that heat increases as parts become worn or damaged. Whether the culprit is a bent drive shaft, worn bearings, a damaged wiring harness or a faulty breaker, the heat output of that piece of equipment will rise. Infrared scanning is particularly well suited at locating these problems before they fail, allowing for repairs to be made in a timely fashion and saving money as well as down time.

Another cost saving use of infrared scanning as a preventative maintenance tool is its ability to scan interior walls. Worn or damaged electrical wiring can also give off an increased  heat signature, locating faulty wiring can allow for its repair before it can damage equipment or worse, lead to a fire.

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 us on the web or follow us on Twitter: www.twitter.com/infraredscans. We are proud to offer the very best thermography services in North Carolina and South Carolina!

Detecting Flaws in Block Walls Using Infrared Scanning

And we are back! Welcome to 2013 (and how many of you are going to have trouble writing the old year for the next 6 months or so?) I am looking forward to getting back into blogging this year - seems like the holidays always slow me down.

To continue our discussion of Commercial applications for Thermal Imaging, I would like to take some time to talk about Block Wall scanning (block walls are sometimes called CMUs or Concrete Masonry Units - fancy, huh?).

Missing Grout - not visible to the naked eye!

Concrete block walls are a common method used in commercial construction and offer superior strength over wood framing methods. Once the walls are built, the masonry contractor will pour concrete grout in some or all (depending on the engineers specifications) into the hollow cells inside the concrete blocks down the depth of the wall. These cells will be vibrated as the grout is poured to help insure that no voids in the grout occur.  Unfortunately, there is no way to inspect these cells with the naked eye to ensure they have been properly filled. The problem with voids in the block fill is that they can cause structural weaknesses in the wall system and weaken the load baring points that support the upper floors, bond beams and roof system as well as checking for structural components built into the wall system.

Infrared camera scans offer a noninvasive method of examining the wall system to determine that it is properly constructed and structurally sound saving you from expensive and time consuming repairs at a later time.

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 us on the web or follow us on Twitter: www.twitter.com/infraredscans. We are proud to offer the very best thermography services in North Carolina and South Carolina!