HOW TO REDUCE THE COST OF PROPERTY REPAIRS BY DETERMINING THE EXTENT OF PROPERTY DAMAGE USING THERMAL IMAGING

WATER DAMAGE ASSESSMENT USING INFRARED CAMERA

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How to Reduce the Cost of Property Repairs by Determining the Extent of Property Damage using Thermal Imaging

This past winter was brutal on the structures:  from frozen pipes, to water leaks due to ice damming, to roof collapses, to rain gutter damage, etc.  One of the questions frequently posed by our clients is whether the structure is leaking or not and how can we find out.

There are a number of ways of finding out if a structure is leaking or not:  visual inspections, infrared camera inspections and invasive (drilling holes, etc.) testing are three of the methods we typically employ.  We receive a lot of questions regarding the use of thermal imaging and this blog addresses these questions.

Thermal imaging is a non-destructive method of inspection useful for locating moisture intrusion, building, electrical, and mechanical problems where temperature changes occur.  This includes locating water leaks behind wall claddings or coverings, roof leaks, air infiltration resulting from poor insulation, and many more applications.  A thermographic camera measures the heat emitted in the infrared spectrum, and can operate in complete darkness.  

You should note that a small amount of the leaks are typically visible.  Most of the time, the visible inspection will reveal a damage only after the damage is already done and is manifested by rotted and/or decayed wood framing, peeling paint, stained or moldy walls and carpets, and so on.  Furthermore, the invasive methods involve drilling holes or removing sections from the structure for inspection.  On the other hand, the infrared inspection is non-invasive.

Flat Roof Leaks

We have found that infrared camera is one of the best tools for finding leaks in flat roofs and this past winter we had the opportunity to assist a number of our clients with the flat roof leaking issue.  When inspecting a flat roof for signs of water intrusions, it is best to perform the inspection shortly after sundown because the moisture trapped beneath the roofing membrane will cool down at a much slower rate than roofing surface, rendering problem areas as cooler spots on thermographs.  

In all cases we were able to find where the water moisture impact was located and where the water was getting into the building.  Most of the time, the area of water intrusion was located far away from the area of the manifested impact on the flat roof, and this is where the roofing contractor focused the repair efforts.  Basically, the roofing contractors addressed the “symptom”, without finding and fixing the leak area. 

Reduction of the Cost of Repairs

In a number of cases, we were able to better focus the scope of repairs provided by a roofing or wall cladding contractor through the use of the infrared camera.   The roofing contractor typically prepares an estimate for a complete roofing material removal and replacement, including decking, insulation, and roofing membrane.  In one case, we performed an infrared investigation of the roof to obtain additional information regarding the cause or the source of the water damage to the flat roof, including the extent of damaged roof insulation.

We performed both still images and video recording of the entire roof and were able to map out suspected wet areas of the roof insulation.  These areas were located in the vicinity of the roof drains and were less than 15% of the total roof area.  Afterwards, we were able to develop a repair recommendation that required the removal and replacement of only the wet insulation and decking, thus reducing the cost of repairs by over $24,000.  Poor roof drain maintenance and poor flashing had contributed to the water intrusion.

Metropolitan Engineering, Consulting & Forensics (MECF)

Providing Competent, Expert and Objective Investigative Engineering and Consulting Services

P.O. Box 520

Tenafly, NJ 07670-0520

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