If you touch buildings, YOU can benefit from the Moisture - - PowerPoint PPT Presentation

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If you touch buildings, YOU can benefit from the Moisture - - PowerPoint PPT Presentation

Mar 22, 2024 15 likes •225 views

If you touch buildings, YOU can benefit from the Moisture Encounter Plus In our experience, whatever it is you are doing working on buildings, at some

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SLIDE 1

Ifyoutouchbuildings,YOUcan benefitfromtheMoisture Encounter Plus

  • Inourexperience,whateveritisyouaredoingworkingon

buildings,atsometimeyouhavetodealwithmoisture

Surveying,roofing,leakdetection,pestcontrol,indoorairquality,thermography,buildingmaintenance, restorativedrying,EIFS/SIPS,wood,solarinstallation,plumbing,flooring,homeinspection....

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SLIDE 2

GoalofMoistureDetection

  • Agoalofmoisturedetectionistoidentifyanddocument

abnormallywetareas/locationswhichcancausepotential damageofabuilding/structuresothattheenvironmentcan bereoccupiedorbroughtbacktothe(dry)conditionbefore theintrusion/occurrenceoccurred,anddoitinthemost economicalandefficientmeanspossible.

  • Theprocessbeginsbyidentifyingalloftheaffectedmaterials.

Watermustbetrackedfromitsinitialsourceanddiligently followedineverydirectionitmigratedtoestablishan accuratepictureoftheextentofthedamage.

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SLIDE 3

MoistureProblemsweEncounter

Systematicmeasurementofmoisturecontentcanprovidevitalcluesof hiddendampness– webelievetheMEPisthebestnondestructivetool forrevealingsuddenchangesinmoistureinalmostanymaterial

Condensation Rainpenetration Risingdamp Constructionmoisture Surfacewater Groundwater Leakingpipes Leakingroofs Spillage Visualdamage Structuraldamageintimbers andmetals Mould Poorindoorairquality Frostdamage Puddles

Thesesources... Causetheseissues!

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SLIDE 4

MoistureProblemsinBuildings

  • Evenwithoutanunwelcomeintrusionofwaterintoabuilding,manybuildingswillhave

moistureproblems.Moistureinbuildingshasbeenasourceofconcernforthe constructionandarchitecturalindustryforanumberofyears.

  • Inrecentyears,otherindustriessuchastherestorationindustryandindustriesthat

addressindoorairqualityhavebeguntostudythissciencetobetterunderstandhow moisturemoveswithinabuilding.

  • Understandingtheconceptsofmoisturemovementandsurroundingsinabuildingis

crucialtoincreasingthequalityofworkperformedbyrestorativedryingcontractors.

  • Withoutawaterdamagesituation,normalmoistureproblemscanrangefromsimple

nuisancestoseriousproblemsthatcanaffectthestructuralintegrityofabuildingand canseriouslythreatenhumancomfortandhealthiftheproblemgetsoutofcontrol.

  • TheMEPmoisturemeterallowsyoutorapidlyevaluatewheremoistureisaproblem

withoutpenetratingthematerial’ssurface.Nonpenetratingmetersareveryeffective forinitialtroubleshootingandinspection,becausetheygiveaquickindicationofwhere themoisturesourceislocated,orwherethematerialcontains“abnormal”moisture.

  • Inafewseconds,theycandetectmoisturenotvisiblefromthesurface,andtheyleave

notraceoftheiruse.

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SLIDE 5

Whichmaterialscanbemeasured?

  • ManytypicalbuildingandfinishingmaterialscanbemeasuredformoisturecontentwiththeMEP

including:

  • Wood– SolidandEngineered
  • Plywood/Particleboard/OSB/Engineered
  • Tile– Marble– PorcelainorCeramic
  • Vinyl/Lino/VCT
  • Drywall/Plaster/Gypsum
  • Roofingmaterial
  • Masonry
  • Cabinets
  • Subflooring
  • Concrete
  • StructuralInsulatingBoard
  • BlockWall
  • Ahygroscopicmaterialisonethatreadilytakesupandretainsmoistureuntilitattainsvaporequilibrium

withtheenvironment.Materialsthatarelabeledhygroscopic,absorbmoistureeasily,whetherfromdirect contactwithwaterorfromexposuretohighhumidity.Suchmaterialsgainandlosemoisturecontinuallyin anefforttoequalizewiththewatercontentinthesurroundingairmass.Mostmaterialsinbuildingsare hygroscopic,whichmeanstheynaturallytakeonandgivesoffwatertoachieveequilibriumwiththe surroundingenvironment.Themorehygroscopicthematerial,thefasteritwillcollectwatervapour.

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SLIDE 6

IdentifyingDamp

  • Visible– Initialinspectionproceduresbeginswithidentifyingandstoppingthesourceofwater

intrusion.Formsofvisualdamage,condensation,rainpenetration,risingdamp,frost,construction moisture,leakingpipesandbuildingenvelopleaks.Whilecondensationinitselfmaynotgiveriseto morethanatemporarynuisance,themouldgrowthwhichoftenaccompaniespersistent condensationismuchmorelikelytogiverisetoseriouscomplaint.

  • Hidden Isoftenthehardesttofind.Theprocessbeginsbyidentifyingalloftheaffectedmaterials.

Watermustbetrackedfromitsinitialsourceanddiligentlyfollowedineverydirectionitmigrated toestablishanaccuratepictureoftheextentofthedamage.Investigationisrequiredtoprovide recommendationandresolutionoftheproblem.Oftenthereareseveralreasonsforaproblem,and thereforeseveralremedies.Dampnesscanseriouslyaffectpartsofthebuildingthatarenot immediatelyvisible.Hiddendampnessmustbediscoveredbecauseitcanalsoleadtosevere deteriorationinbuildingproducts,andcanresultinstructuralproblems.

  • Knowledgeofwhat’swetandwhat'sdry,andtheextentisvitaltoRestorationandBuilding

Diagnostics.Wemustunderstandwhat“wet”isandwhat“dry”iswhencomparingtoa“Dry Standard”.Thisisestablishedbyobtainingamoisturereadingusingaknownunaffectedmaterial.

  • Inmanysituationstheprofessionalinvestigatingthedampnesswillneedanindicationoftheactual

levelofmoisturewithinthestructure,whichiswheretheMEPcomesin.

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SLIDE 7

Howdoesmoisturemove?

  • Itisimportanttounderstandhowmoisturemovestobeabletoproperlytracethesourceofthewater

leaks.Waterintrusionisthepassageofwaterthroughtheenvelopeofastructureresultinginleaks andeventuallywetrot,mould,dryrotanddeteriorationofbuildingcomponents.

  • Youmustidentifyandsolvethemoistureintrusionproblemsfirst.Sourcesofwaterintrusioncanvary

fromfailuresinfixturesandotherplumbing,weatherevents,flooding,andbuildingdefects.Identify thesourceandcorrectingtheprobleminordertopreventadditionalwaterintrusionorfuturedamage tothestructureanditscomponents.

  • LiquidFlow
  • Putsimply,wateralwaysgoeswhereveritwantstogoandgravityplaysasignificantroleinwhere

itgoes.

  • CapillaryAction
  • Thisistheabilityofliquidtoflowupwardsspontaneouslyrisinginanarrowspaceorinporous

materials.Thiseffectcancauseliquidstoflowagainsttheforceofgravityandoccursbecauseof intermolecularattractiveforcesbetweentheliquidandsolidsurroundingsurfaces.

  • AirMovement
  • Airmovementhasasignificantroleinthemovementofmoisture.Whenairismovedacrossthe

surfaceofamaterialthatcontainsmoisture,aslongastheambientconditionsaredrierthanthe airinthe“boundarylayer”,thisdrierairwillhelpaccommodateevaporation.Airmovement acrosswillalsocreatea“suction”effectthatwillhelppullliquidmoisturefromporousmaterials

  • racrossothersurfaces.
  • VaporDiffusion
  • Moisturevapourwillalwaysmovefromwettodryandwillmovethroughmaterials.Thisisa

functionofthepermeabilityofthematerialaswellasthevapourpressuredifferential.

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SLIDE 8

EstablishingExtentandSeverity

  • Investigate
  • Identifytheexistence,location,pathandsourceofthedampproblem,thismayrequireinternalandexternalnondestructive

measurementwiththeMEPalongwithotherdestructivetypesofinvestigations.

  • Document
  • Whenwaterintrusion/damageoccursthesinglemostcriticalfactorindefiningtheamountofpotentialdamageisbytheuseof

moisturedetectionandevaluation,moisturemappingcanhelpindocumentingtheextentandlocationsofthedamage. Moisturemeterswillquantifythemoisture,oneitherarelativeorabsolutescale.Thisnumericalvaluecanthenbedocumented andcommunicatedtointerestedpartiesinamucheasierway.

  • Damageassessment
  • Primary– Lookforwherethewaterhasenteredandlocatethesource
  • Secondary– Leaktracingallowsyoutoverifywheretheextentofthedamagehasspread
  • GYRratings– Isasystemformarkingareasthatarewetanddrybyacolourcodesystem
  • Green=Normally/Safe
  • Yellow=AbnormallyHighMoisturecontent
  • Red=ExtremelyHighMoisturecontent
  • Whattolookfor
  • Woodsurfacefungiistypicallynotsupportedonwoodwithamoisturecontentbelow16%
  • Moisturecontentgreaterthan20%cansupportthegrowthofdryrotfungus.Ifallowedtoremainabove20%moisturecontent,

woodcanlosestructuralintegrity

  • Fiber saturationpointformoststructuralwoodisabout30%
  • Manybasicbuildingmaterialsarenotuniforminquality,weightandflexibility
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SLIDE 9

Moisturemapping

  • Moisturemappingisausefulmethodforidentifyingthelocation

andactualsizeoftheaffectedarea,andprovidesareferencefor thelocationswheretheinstrumenthasbeen/willbeused.

  • Moisturemapsaredrawingsofaffectedroomsorareaswith

correspondingmoisturelevelsforthestructuralmaterialsineach locationorroom.

  • Usingmoisturemappingisaformattedwaytoincludethe

conditionsfromthefirstinspection,toanyfollowupinspectionsto documenttheamountofchangebetweeneach.

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SLIDE 10

HowtooperatetheMEP

  • TheMEPhastworubberelectrodeswhicharespacedaparttogivestablereadings

andadeeppenetratingsignalwhichcaneasilyreadthroughtiles,vinyl,roofing, woodsurfacesetc.

  • First,switchtheuniton.Iftheunitdoesnotcomeon,checkthebattery.
  • Then,youmustselectthescalerelevanttothematerialsbeingtested
  • #1 for Wood/Timber for a quantitative measurement using a percentage of

moisture content

  • #2 using a dry standard for comparative/qualitative moisture levels in

Drywall/Roofing

  • #3 again using a dry standard for comparative/qualitative moisture levels in

Plaster/Brick)

  • HoldtheMoistureEncounterdirectlyontothematerialbeingtestedensuringthe

softrubberpadsareinfirmcontactwiththesurface.Nocuttingorpenetratingof thematerialbeingtestedisnecessary.

  • Forwood,readthemoisturecontentofftheupperscaleinpercentagemoistureby

weight.

  • Fordrywall,plaster,brickandfeltroofingusetherelativescale.
  • Batterycheck.WhentheMoistureEncounterisswitchedon,theLEDwill

commencetoflash.Thisisaremindertoavoidstoringtheunitwhileitison therebydrainingthebattery.Ifthelightdoesnotflashwhenswitchedon,the batteryneedsreplacing.

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SLIDE 11

IBSCASESTUDY:WATERDAMAGE TORESIDENTIALBASEMENTWALL

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SLIDE 12

ObjectiveandBackground

  • IBSwereselectedtoassistin

resolutionofongoingwater intrusionintothefinished basementofahighend residence specificallythe exteriorbasementwallareas belowpatio.

  • Internalwatersourceshave

beendiscounted.

  • Someattemptsweremadeto

dryoutaswellasrepairthe exteriorareas.Noneofthese havebeensuccessful.

  • Constantinternalrepairand

redecorationrequired.

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SLIDE 13

ApproachUsedbyIBS

1. Establishbaselinemoisturelevel acrossproblemareasusingMEP anddocumentonamoisture map. 2. Watertestingtotheexterior. 3. Monitormoisturelevelsof internalsubjectwallovera24 hourperiod. 4. Identifylikelywateringress pointsbasedonMEPreadings andallotherinformation available

2. 4. 1. 3.

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SLIDE 14

PreparingtheGridforMapping

  • Decideonapracticalgridsizefor

specificproblem(e.g.15cm/6”or 60cm/2ft)andmarkouta“virtual grid”usingnonmarkingtapealong the2axes.

  • Onawall,tosavetime,sometimes

atapemeasurecanbelaidonfloor toprovidehorizontalaxis.

  • Markthegridonsquaredpaperto

replicatewallorfloorundersurvey.

  • Makeanoteofthelocationofany

visualinformationonthegrid(e.g. spalling,stainingorotherdefects)

  • rconstructiondetail(e.g.

apertures,joints,fixingsor features).

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SLIDE 15

TakingMeasurementswiththeMEP

  • Determinethesurfacematerialtobe

tested,whichinthiscasewasplaster, setthecorrectscaleto#3.

  • Pickasuspectlocationandputthe

MEPfirmlyonthesurfacetogetan elevatedmoisturereading,thenlook forareasthatarenonsuspectand takeafewreadingsinthose locations.Thiswillallowyoutoget comparative“wet”and“dry” baselinesreadings.

  • Usingthemarkerreferencepoints

alongthe2axes,placetheMEPon eachvirtualgridpointandnotethe comparative0100readingonthe appropriategridpointonthepaper.

  • MovetheMEPsystematicallyfrom

pointtopoint,liftingitfromrough surfacestoavoidpaddamage.

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SLIDE 16

BeforeandAfterWaterTest

  • Comparativemoisture

readingsweretakenbefore andafterwatertestingand documentedwithhigh readingsnotedasREDareas

  • nthegrid.
  • Thisapproachprovided:
  • Baseline
  • Comparison
  • Finding the extent of

damage

  • Leak tracing

information

  • Documentation
  • Communication –

process –progress- determination-results

35 30 30 30 30 35 30 30 35 35 35 8 30 30 30 30 30 30 25 30 30 30 30 6 30 30 30 30 30 30 25 30 35 30 30 4 30 30 30 75 75 30 30 35 35 55 35 2 Apparentseaminwall 35 75 90 95 90 80 90 90 80 80 80 80 90 38 Visiblestain 28 26 24 22 20 18 16 14 12 10 8 6 4 2 feet WestWallBaselineMeasurement17/11/2010(ComparativemeasurementusingMEP) Mirror 35 30 30 30 30 35 30 30 35 75 100 8 30 30 30 30 30 30 25 30 30 35 35 6 30 30 30 30 30 30 25 30 35 70 90 4 30 30 30 75 75 30 30 35 35 55 55 2 Apparentseaminwall 35 75 90 95 90 80 90 90 80 80 80 80 90 95 Visiblestain 28 26 24 22 20 18 16 14 12 10 8 6 4 2 feet WestWallMeasurement20hoursAfterFlooding18/11/2010(ComparativemeasurementusingMEP) Mirror

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SLIDE 17

1. Ongoingground waterintrusionto baseofbasement wallviadefective sealingofjunction withfloorslab 2. Rainwaterintrusion totopRHScorner

  • froomvia

defectivedriptray sealing 3. Nointrusionvia verticaljointsin wallslabs

MoisturemappingwiththeMEP helpedreachtheseconclusions:

1. 2.

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SLIDE 18

IBSTipstoAvoid“FalsePositives”

  • “Falsepositives”canalwaysbeaconcern.Typicaltriggersoffalsepositivesincludehiddenservices

andfeaturessuchas:

  • Steel studs
  • Nails/Screws
  • Corner beads
  • Lead or heavy metal paints
  • Foil backed Insulation and wall paper
  • HVAC Ducting
  • Plumbing
  • Electrical wiring, conduits and boxes
  • Inordertoavoidincorrectconclusions:
  • Like any instrument, you should not use the MEP blindly: always use your eyes (and ears) !
  • Try turning the MEP through 90˚ - metal objects across both pads will cause a high reading and

avoiding both pads will remove the problem

  • Step back and search for obvious clues (sockets, switches, fixings, visible features etc)
  • Use any other sources of information – drawings, other peoples knowledge of the building
  • If you suspect you are getting a false reading, move the meter around the location, look for

patterns, test in various areas for a better reading

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SLIDE 19

GeneralTipsandHints

  • Carryextrabatteries
  • Alwaystesttheequipmentbeforegoingtotheinspection
  • Makesurethatthesurfaceyouaretestingisdrywithno

liquidmoisture

  • Usesecondarymeansofverification
  • Useacameratodocumentfindings
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SLIDE 20

TypicalMoistureRelatedRoofing Issues

  • Leaksatroofingfeaturesandabutments: blockedvalleyguttersand

downpipescancauserainwatertopondandoverspilltheflashings. Parapetsandchimneyscanbecomeextremelywetand,inthe absenceofeffectivedampproofing,waterwilldraindownwardsto

  • therpartsofthebuilding,showingasdamppatchesinrooms

below.

  • Allbuildingcomponentshavealimitedlifespan.Elementswearout,

erode,becomewornordecayed,andgenerallyfailwithtime.They canbeconstructedincorrectly,byhavingwrongtheconstruction detailorthewrongcomponentsbeinginstalled.Allcancause constructionrelateddampproblems.Thesecanmanifest themselvesinabuildinginmanyways– Damptothe interior/exteriorofabuildingorwateringressorpenetration.

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SLIDE 21

TypicalRestorationIssues

  • Damageassessment– visualvs.hidden
  • InspectforPrimaryandsecondarydamage
  • Inrestorativedrying,moisturemonitoringanddocumentationfromstartto

finishisvitalandpartoftheIndustryStandard

  • Knowledgeofwhat’swetandtheextentisvitaltoRestorationandBuilding

Diagnostics

  • Decisionsmustbemadeonacasebycasebasis,foundedonproperdiagnosis

foreachstructureanditscomponents;thegoodnewsisthatmoisturemeters willprovideuswiththeabilitytomakethosedecisions

  • Understandwhatis“wet”andwhatis“dryiswhencomparingbuilding

materials.Thisisestablishedbyobtainingamoisturereadingusingan unaffectedmaterialasreferencedintheIndustryStandarddocumentsIICRCS 500&S520