CLOSED CRAWLSPACES. Have you ever been in your crawlspace? If not, have you ever even

Size: px
Start display at page:

Download "CLOSED CRAWLSPACES. Have you ever been in your crawlspace? If not, have you ever even"

Transcription

1 CLOSED CRAWLSPACES What s In the Crawlspace? Wet Sagging Fiberglass Improper Drainage Have you ever been in your crawlspace? If not, have you ever even opened the door to look inside and see what it looked like? For many homeowners, crawlspaces epitomize the old saying, Out of sight, out of mind! The scary thing is that many of the problems that are occurring in your crawlspace might as well be occurring in your living space. The crawlspace and the living area of your home are both connected and they directly interact. Studies estimate that as much as 50 percent of the air in your home has been in the crawlspace at one time. Air is a carrier and it brings moisture, mold, mildew, dust, pesticides, insulation, radon, and other unwanted contaminants with it. See For years, building codes and conventional wisdom have prescribed ventilation with outside air as the primary method of moisture control in crawlspaces. Most everyone naively believed that somehow the good air would flow into the foundation vents and that the bad air would somehow be flushed out of the same vents while taking the moisture with it. In the humid South, ventilation with outside air only makes moisture problems worse. There is now overwhelming evidence that proves that traditional methods of constructing All rights reserved by Synergy Airflow and Ventilation, LLC Page 1

2 crawlspaces with foundation vents is completely wrong. Synergy Airflow and Ventilation offers a new type of crawlspace construction that eliminates vents to the outside as well as traditional fiberglass batt insulation under the flooring. Our new closed crawlspace construction techniques will greatly improve moisture control while significantly reducing energy costs. A Closed Crawlspace Foaming the Crawlspace Closed Crawlspace Termite Viewing Strip Foundation vents need to be either eliminated or closed in the South, if only in the humid spring and summertime. To understand why, you need to understand relative humidity and dew points. For years, I listened to my local weather person announce the relative humidity and dew point for the day but I never knew what he or she was talking about. It is a relatively simple concept. The amount of moisture that air can hold is determined by its temperature. Warm air can hold more moisture than cold air and vice versa. Relative humidity is the ratio of the amount of moisture contained in the air compared to the maximum amount of moisture the same air can hold at a given temperature. For example, air holding half the maximum amount of moisture it is capable of holding at a given temperature has a relative humidity of 50 percent. Air holding the maximum amount of moisture possible at a specific temperature has a relative humidity of 100 percent. At 100 percent relative humidity, the air is said to be saturated. It has reached its dew point and the vapor turns into water. Take a All rights reserved by Synergy Airflow and Ventilation, LLC Page 2

3 sample of air at 95 degrees and 90 percent relative humidity. This is pretty standard Alabama summertime air. It only takes a drop in temperature of a few degrees to cause the relative humidity to go up to 100 percent which is the saturation point or dew point. This is the main problem we are fighting with air-transported moisture in our area. We are attempting to dry out our crawlspaces by bringing in hot, humid outside air that condenses on cool crawlspace surfaces in the summertime. It amazes me that there are companies that continue to sell motorized foundation vents that actively bring in hot, humid outside air in an attempt to dry out foundations. When I tell them that what they are doing is wrong and that it is actually causing the problem, they look at me like I am the stupidest person in the world. But have you noticed all of the foundation repair companies that are now advertising on television, newspaper, and the radio? There are unbelievable problems going on in new and existing crawlspaces that must be addressed. A Thermostatically Controlled Foundation Vent A Supply Vent Next to Foundation Vents Serious Condensation Improperly insulated and leaking HVAC supply ducts dump cool air into the crawlspace. The temperature of the framing members, ducts, plumbing, etc. are below the dew point of the outside ventilation air which allows condensation and creates fertile areas for mold growth. In a best case scenario, we recommend All rights reserved by Synergy Airflow and Ventilation, LLC Page 3

4 that HVAC ducts should be brought into the conditioned space to avoid most moisture and/or condensation problems. Bringing ducts into the conditioned space eliminates the thermal penalty as well. Otherwise, HVAC ducts that are installed in the crawlspace or attic must be completely sealed and insulated to minimize duct leakage. We offer HVAC equipment load calculations (Manual J) and HVAC duct design and sizing (Manual D) as well as other consulting services to help you avoid these problems. We have testing services where we use a Duct-blaster which is a piece of equipment that blows air into your ducts and measures the amount of duct leakage. We have a fog machine that we use in conjunction with the duct-blaster to physically see where the ducts are leaking. Plumbing has to be pressure tested to insure that it does not leak. Why is ductwork any different? As a simple test, open the access hole to your crawlspace during the summertime and if you can feel cold air leak out, your ducts are leaking. Manual J Blower Door Duct Blaster Mold requires five (5) things in order to flourish: mold spores, oxygen, food, temperatures between 40F and 100F, and relative humidity over 70 percent (moisture). The first four are difficult to control. Mold and All rights reserved by Synergy Airflow and Ventilation, LLC Page 4

5 oxygen are always present. It is impossible to eliminate them. Almost every product within a home is great mold food especially sheetrock. Most people refuse to live in a house with temperatures below 40 degrees or above 100 degrees. Relative humidity is by far the easiest to control. Ideal health and comfort for humans occurs at 30 percent to 50 percent relative humidity. This can be a daunting task when we consider that we routinely experience outside humidity levels of 90 percent or better, and most wall vented crawlspaces are found to have humidity levels that are very close to the outside air. Microban Mold on Joist in Crawlspace There is a serious problem with having one prescriptive building code for all of the different conditions in the U.S. Ventilating crawlspaces with dry air is a good idea in some parts of the country, but when do we ever have dry air here in Alabama? The 2003 IRC code, Section R408 calls for foundation vents but allows for elimination if any one of five exceptions is met. It is The humidity was 89 percent in this crawlspace. All rights reserved by Synergy Airflow and Ventilation, LLC Page 5

6 mandatory that you meet one or more of these exceptions and that you have pre-approval from the inspection department. 1. Where warranted by climatic conditions, ventilation openings to the outdoors are not required if ventilation openings to the interior are provided. 2. The total area of ventilation openings may be reduced to 1/1500 of the under-floor area where the ground surface is treated with an approved vapor retarder material and the required openings are placed so as to provide cross-ventilation of the space. The installation of operable louvers shall not be prohibited. 3. Under-floor spaces used as supply plenums for distribution of heated and cooled air shall comply with the requirements of Section M Ventilation openings are not required where continuously operated mechanical ventilation is provided at a rate of 1.0 cfm for each 50 square feet of under-floor space floor area and ground surface is covered with an approved vapor retarder material. 5. Ventilation openings are not required when the ground surface is covered with an approved vapor retarder material, the space is supplied with conditioned air and the perimeter walls are insulated in accordance with Section N The IRC 2004 Supplement, the 2006 IRC, and the 2009 IRC has eliminated these five requirements. It allows closed crawlspace construction if (1) there is a sealed ground vapor retarder, (2) the perimeter walls are insulated in accordance with Section N , and (3) if the crawlspace is designed with either an All rights reserved by Synergy Airflow and Ventilation, LLC Page 6

7 exhaust ventilation system with an air pathway to the common area or a conditioned air supply with a return air pathway to the common area. It is very important to know what IRC edition your building department uses. We have also learned in the last few years that if insulation is not touching the air barrier it is not working. That is the case with all types of insulation except for foam insulation which also serves as an air barrier. For example, your skin is your air barrier and a blanket is the insulation. If you hold the blanket several inches from your body, it does not work. The same is true for most insulation. In the case of fiberglass batts installed in floor joists, it is virtually impossible to install the batt where it is in complete contact with the sub-flooring. Fiberglass batts are fighting gravity and will almost always pull away from the sub-flooring. Many of the joist cavities are not built exactly on center and in wide cavities the batt oftentimes completely falls out. In narrow cavities, the batt is compressed and the amount of compression is equal to the amount of R-value loss. Plumbing, wiring, ducting, etc. makes it virtually impossible to install the batts in contact with the sub-flooring. Plumbers, electricians, HVAC technicians, and cable installers oftentimes pull it out and do not replace it. Many times the batt is pulled down when it is wetted with moisture from the air. I have installed batts in the crawlspace of my own home. I have installed batts in hundreds of homes under construction and in hundreds of existing homes. I have supervised crews installing batts, and I have sold batts in hundreds if not thousands of crawlspaces. Traditional crawlspace insulation in floor joists does not work and it is a waste of money. For years, I have advised anyone that would listen not to insulate the All rights reserved by Synergy Airflow and Ventilation, LLC Page 7

8 floor joist. But in many jurisdictions, the code required it. With closed crawlspaces, the IRC allows the elimination of insulation in the floor system if the walls of the crawlspace are insulated properly. However, there are strict requirements regarding protection from termites and fire. Proper planning, design, and installation by Synergy Airflow and Ventilation is recommended. However, it is mandatory that you get prior approval from your local building officials. VS. Batt Insulation Not Touching Flooring Foam in Contact with Flooring Notice the Foundation Vents Have Been Foamed Over All rights reserved by Synergy Airflow and Ventilation, LLC Page 8

9 General Steps to Constructing a Closed Crawlspace: It is recommended to have the interior grade of the crawlspace built up several inches above the exterior grade and then drain it at its lowest point. You never want the interior grade of the crawlspace lower than the exterior grade. Otherwise, water pools into the Moisture Problem in Plain View crawlspace. It is mandatory to provide proper drainage both around and inside the crawlspace and that you dry out the crawlspace before sealing it up. A portable dehumidifier used in conjunction with a fan is a great way to dry out the crawlspace. Dehumidifier All rights reserved by Synergy Airflow and Ventilation, LLC Page 9

10 Make sure that the ground outside of the crawlspace is sloped away from the home at a rate of 6 inches of fall for every 10 feet of run. foundation. Make sure gutters are properly installed and drained away from the No Gutters Sidewalk Holding Water Incorrectly Drained Gutters Efflorescence Correctly Drained Gutters Make sure the exterior of foundation walls are damp-proofed. Waterproof Walls All rights reserved by Synergy Airflow and Ventilation, LLC Page 10

11 Six-mil Black Poly should go down immediately on the ground in the crawlspace as soon as the house is blacked in. Moisture from rain should be prevented from pooling on it during construction. 6-mil black poly ground cover needs to be continuous, overlapped, and sealed correctly in the crawlspace. Piers in crawlspaces need to be wrapped in poly or have it under them in order to stop moisture from the ground moving up through them and evaporating into the crawlspace. Poly needs to be sealed to the interior walls of the foundation for the same reasons. Seemingly dry foundations can allow 12 to 13 gallons of water to evaporate daily into Wrapped Piers the building from the soil. A minimum 1 viewing strip needs to be left between the bottom of the framing and the top of the concrete block in order to inspect for termites. There are many different ways to insulate the crawlspace walls. Dow Blueboard or spray applied closed cell foam is my preferred way because it serves as the air barrier and the thermal barrier. Thermal barrier and termite protection code requirements must be followed. Closed Cell Foam All rights reserved by Synergy Airflow and Ventilation, LLC Page 11

12 A sealed crawlspace is usually close to the temperature inside the home. It is a great place to install ducts without the energy penalty from heat gain or heat loss that is associated with an unconditioned crawlspace or attic. Monitor Your Foundation Make sure the crawlspace hatch cover is foamed and air sealed. Make sure the condensate from the HVAC system is planned for and drained away from the crawlspace. Sprinkler systems need to be kept away from the foundation. Do not locate the air handler and condensate drains in the crawlspace. No Plastic Under Air Handler Do not terminate dryer exhaust into the crawlspace for any reason. Do not terminate bathroom exhaust fans or kitchen exhaust fans into the crawlspace for any reason. Controlling moisture almost eliminates rodents and other insects such as spiders and termites. All rights reserved by Synergy Airflow and Ventilation, LLC Page 12

13 The elimination of standard fiberglass batt insulation installed in the floor joist eliminates its ability to serve as a medium to collect dusts, moisture, insects, rodents, etc. Controlling crawlspace moisture prevents buckling of hardwood floors. Wood does not need to be dried to below 12 percent moisture content. Closed crawlspaces reduce moisture levels during the summer and slightly elevate moisture levels in the wintertime. This produces a more constant humidity level that reduces shrinkage and expansion of construction materials. Controlling crawlspace moisture prevents loading the carpet and the carpet padding with moisture that provides a growth medium for dust mites, mold and mildew. I recommend taking it a step further and completely eliminating carpet in your home. Do not build a sealed crawlspace without thorough planning and consultation. Some homes cannot be built with a sealed crawlspace because of high ground water levels or improper drainage. It is recommended to have a remote controlled hygrothermometer installed in your crawlspace to monitor the humidity and temperature. There are three (3) choices of drying the crawlspace. Install a dehumidifier, supply ducts, or exhaust fans. All rights reserved by Synergy Airflow and Ventilation, LLC Page 13

14 Make sure radon vents are installed properly. Improperly Installed Radon Vent The cost of a sealed crawlspace is about the same as a traditional crawlspace with floor insulation or maybe even slightly less. Make sure your crawlspace is routinely inspected for moisture issues. Flooding or leaks must be taken care of immediately. Monitor Your Foundation Any workers in your closed crawlspace must be informed that damage to the vapor barrier will not be tolerated. Make sure that there are no combustion engines such as lawnmowers stored in your crawlspace. Make sure there are no toxic products stored in your crawlspace. The crawlspace should be separated from adjoining basements, porches, and garages by permanent walls and air sealed. All penetrations to the exterior must be air sealed. All rights reserved by Synergy Airflow and Ventilation, LLC Page 14

15 All construction debris must be removed from the crawlspace. Moisture and Garbage I built my own crawlspace this way when I built my own home and I am a true believer in it! Be sure to consult Call or us for an estimate to close your crawlspace in your new or existing home. All rights reserved by Synergy Airflow and Ventilation, LLC Page 15

Foundation. Foundation

Foundation. Foundation Moisture Aside from structural concerns, the most important consideration for foundation design is moisture. No client wants a wet basement. No client wants a damp basement. No client wants mold in their

More information

bout your HOUSE before you start Renovating Your Basement Moisture Problems

bout your HOUSE before you start Renovating Your Basement Moisture Problems A bout your HOUSE before you start Renovating Your Basement Moisture Problems CE 28 c Condensation of cold surfaces, efflorescence Water leak in corner on floor Mold and decay on floor joists and sill

More information

bout your house before you start Renovating Your Basement Moisture Problems

bout your house before you start Renovating Your Basement Moisture Problems A bout your house CE 28c before you start Renovating Your Basement Moisture Problems Mold and decay on floor joists and sill plates Stuffy air, high humidity, poor air circulation Water draining in from

More information

The Closed Crawl Space: Making the Transition Climate Zones 3A & 4A

The Closed Crawl Space: Making the Transition Climate Zones 3A & 4A TechSpecs A builder s blueprint for construction technologies January 2013 The Closed Crawl Space: Making the Transition Climate Zones 3A & 4A C B A E D H G F A. Wood Floor Framing - p. 2 B. Foundation

More information

ECHO System for Basements

ECHO System for Basements ECHO System for Basements Homeowners looking for more space are all too familiar with the cold, damp and dingy basement. Now, the Enclosure Conditioned Housing (ECHO) System TM, winner of the Ottawa-Carleton

More information

Home Energy Evaluation Report for Fritz Kreiss and Catherine McQueen

Home Energy Evaluation Report for Fritz Kreiss and Catherine McQueen Home Energy Evaluation Report for Fritz Kreiss and Catherine McQueen May 2008 Wisconsin Area PO BOX 115 Lake Geneva, WI 53147 CELL (414) 550-4765 Home Performance with ENERGY STAR Evaluation Report Customer

More information

Best Practices for Crawl Space Insulation

Best Practices for Crawl Space Insulation Best Practices for Crawl Space Insulation Copyright 2011 Basement Systems Inc. All Rights Reserved Table of Contents I - Introduction II - Step By Step Guide 1 - Providing Adequate Drainage 2 - Controling

More information

The Fallacies of Venting Crawl Spaces January 3, 2002 Craig DeWitt, PhD, PE

The Fallacies of Venting Crawl Spaces January 3, 2002 Craig DeWitt, PhD, PE 104 Vista Terrace RLC Engineering, LLC www.rlcengineering.com Clemson, SC 29631 info@rlcengineering.com 864.654.2979 The Fallacies of Venting Crawl Spaces January 3, 2002 Craig DeWitt, PhD, PE Almost 70%

More information

about your house Before You Start Renovating Your Basement Moisture Problems Figure 1 Moisture problems to solve

about your house Before You Start Renovating Your Basement Moisture Problems Figure 1 Moisture problems to solve about your house CE 28 c Before You Start Renovating Your Basement Moisture Problems Mold and decay on floor joists and sill plates Stuffy air, high humidity, poor air circulation Water draining in from

More information

Closed Crawl Spaces. Applied Building Science Team Cyrus Dastur. Presented to the NAWSRC, July 2006

Closed Crawl Spaces. Applied Building Science Team Cyrus Dastur. Presented to the NAWSRC, July 2006 Closed Crawl Spaces Applied Building Science Team Cyrus Dastur Presented to the NAWSRC, July 2006 Advanced Energy ABS Team High performance home programs Training and process consulting Failure diagnostics

More information

2014 British Columbia Building Code Changes

2014 British Columbia Building Code Changes District of Houston 250-845-2238 2014 British Columbia Building Code Changes A District of Houston interpretation of the 2014 Building Code Changes for 9.36 & 9.32 The following changes reflect the most

More information

Contract for Weatherization Management Address City & State

Contract for Weatherization Management Address City & State I. Parties Contract for Weatherization Management Address City & State This contract is made and entered into on and specifies the terms of the agreement between Client Name, homeowner, and Sherlock Homes

More information

Home inspectors are not mold inspectors, however they do inspect for defects that

Home inspectors are not mold inspectors, however they do inspect for defects that CONDENSATION IN THE WALLS Home inspectors are not mold inspectors, however they do inspect for defects that can result in mold. Mold grows in wet or damp environments. Defects that result in a wet or damp

More information

What s Wrong with this Project? Report

What s Wrong with this Project? Report NAHB RESEARCH CENTER INDUSTRY PARTNERSHIP FOR HIGH PERFORMING HOMES Task Order Agreement KNDJ-0-40335-01 Deliverable Task 11.3 What s Wrong with this Project? Report Prepared For: Alliance for Sustainable

More information

CRAWLSPACE ISSUES IN THE NORTHWEST

CRAWLSPACE ISSUES IN THE NORTHWEST CRAWLSPACE ISSUES IN THE NORTHWEST Ken Baker, K energy, Association of Idaho Cities Chuck Murray, Washington State University Extension Energy Program Issue Statement With respect to crawl space design

More information

CENTER FOR ENVIRONMENTAL HEALTH Emergency Response/Indoor Air Quality Program

CENTER FOR ENVIRONMENTAL HEALTH Emergency Response/Indoor Air Quality Program CENTER FOR ENVIRONMENTAL HEALTH Emergency Response/Indoor Air Quality Program Guidance Concerning Remediation and Prevention of Mold Growth and Water Damage in Public Schools/Buildings to Maintain Air

More information

BUILDING ASSESSMENT QUESTIONNAIRE. B. TENANTS Is there more than one tenant in the building? YES

BUILDING ASSESSMENT QUESTIONNAIRE. B. TENANTS Is there more than one tenant in the building? YES Department of Health and Human Services, Division of Public Health Occupational and Environmental Epidemiology Branch 1912 Mail Service Center, Raleigh, North Carolina 27699-1912 BUILDING ASSESSMENT QUESTIONNAIRE

More information

Waterproofing and interior insulation for basements takes new twist in technology.

Waterproofing and interior insulation for basements takes new twist in technology. Waterproofing and interior insulation for basements takes new twist in technology. Free report reveals how to stop all call backs for basements for the life of the structure by installing these 3 low cost

More information

Prestige Home Inspection LLC

Prestige Home Inspection LLC Cover Page Prestige Home Inspection LLC IAC2/ESA - Mold Assessment and Water Damage Report 555 W. Brook ave., Client's town MI, 48059 Inspection prepared for: Client's name Inspection Date: 10/15/2012

More information

2015 1322) SIGNIFICANT CHANGES INCLUDING CODE COMMENTARY

2015 1322) SIGNIFICANT CHANGES INCLUDING CODE COMMENTARY MINNESOTA ENERGY CODE COMPLIANCE COLLABORATIVE 2015 Minnesota Residential Energy Code (MR 1322) SIGNIFICANT CHANGES INCLUDING CODE COMMENTARY (July 15, 2015 Update) Note: The following information contains

More information

Home Performance with ENERGY STAR. Evaluation Report

Home Performance with ENERGY STAR. Evaluation Report Home Performance with ENERGY STAR Customer Information Evaluation Report Customer Name: Sample Report 2 Address of Building: 123 Johnson Street Mailing Address: Same City: Madison State: WI Zip: 53704

More information

Renovating Your Basement

Renovating Your Basement building science.com 2006 Building Science Press All rights of reproduction in any form reserved. Renovating Your Building America Report - 0309 2003 (revised 2007) Building Science Corporation Abstract:

More information

Key energy-efficient features of your new home

Key energy-efficient features of your new home Key energy-efficient features of your new home Your thermal envelope The thermal envelope, or shell, of your home (walls, roof and floor) is designed to keep you dry and comfortable. It protects you from

More information

Iof insurance claims and lawsuits, including successful, multimillion

Iof insurance claims and lawsuits, including successful, multimillion Are you at a loss for what to do when you encounter mold in a crawl space? Here s a review of ground-breaking research that s been conducted in North Carolina. By Bruce Davis and Bill Warren n the past

More information

WET/DAMP BASEMENTS ANSWER: BASEMENT WALLS AND FLOORS CAN BECOME WET BY A LEAK, CAPILLARY SUCTION OR CONDENSATION.

WET/DAMP BASEMENTS ANSWER: BASEMENT WALLS AND FLOORS CAN BECOME WET BY A LEAK, CAPILLARY SUCTION OR CONDENSATION. WET/DAMP BASEMENTS PROBLEM. IS THIS BASEMENT LEAKING OR COULD WE HAVE ANOTHER PROBLEM? Water line arching up on wall in corners of basement. Water collecting on concrete floor starting in corners. ANSWER:

More information

WITH A GOOD FAITH EFFORT BY BOTH TENANTS AND LANDLORDS, WE CAN KEEP MOLD OUTSIDE, WHERE IT BELONGS.

WITH A GOOD FAITH EFFORT BY BOTH TENANTS AND LANDLORDS, WE CAN KEEP MOLD OUTSIDE, WHERE IT BELONGS. MOLD GUIDANCE FOR TENANTS AND LANDLORDS (NOTE: Not applicable to Hot and Humid Climates) Many landlords and tenants do not understand why mold problems start and how to safely clean them up when they do.

More information

Mold Inspection Report (Initial Assessment)

Mold Inspection Report (Initial Assessment) Morlin Home Services, LLC 4435 Nanticoke Court Sw Lilburn, GA. 30047 Phone: (770) 564-1505 Fax: (770) 564-1575 Cell: (770) 344-7416 InspectorRick@Bellsouth.net www.morlinpropertyinspections.com Mold Inspection

More information

Structure Survey Findings:

Structure Survey Findings: Structure Survey Findings: Visible portions of the following were observed: foundations; structure to walls, columns, floors, roofs, overhang posts, and columns; attached or firmly abutting decks, balconies,

More information

Best Basement Water Management Practices

Best Basement Water Management Practices Best Basement Water Management Practices Guide written by Patrick Sluss Sluss Construction (330) 224 5394 When a home owner is faced with a leaking basement there is a way to correct the problem and a

More information

Solving Persistent Moisture Problems and Moisture Damage

Solving Persistent Moisture Problems and Moisture Damage B etter buildings Solving Persistent Moisture Problems and Moisture Damage Summary This three-storey, 15-unit, 1,300 square metre (13,993 sq. ft) walk-up was built in 1958. In the 1980s, the building started

More information

This handout is a guide only and does not contain all of the requirements of the Minnesota State Building Code or city ordinances.

This handout is a guide only and does not contain all of the requirements of the Minnesota State Building Code or city ordinances. Basement Finishing Guide Community Development Department Building Inspections Division 5200 85 th Avenue North / Brooklyn Park, MN 55443 Phone: (763) 488-6379 / Fax: (763) 493-8171 6/15 www.brooklynpark.org

More information

Cuyahoga County Urban Mold & Moisture Project

Cuyahoga County Urban Mold & Moisture Project Cuyahoga County Urban Mold & Moisture Project Housing Remediation Environmental Health Watch and HouseMender, Inc. 1 What I will cover: Mold & moisture problems in Cleveland housing Remediation strategy

More information

Green and Energy Efficient Homes What you need to know

Green and Energy Efficient Homes What you need to know Green and Energy Efficient Homes What you need to know Introductions Agenda Why green or energy efficiency? What does it mean for a home to be green or energy efficient? Energy Efficient Construction Techniques

More information

Insulating Basements: Part 3 Basement Wall Systems

Insulating Basements: Part 3 Basement Wall Systems The Pennsylvania Housing Research Center Insulating Basements: Part 3 Basement Wall Systems Builder Brief: BB0710 Brian Wolfgang, PHRC Fellow INTRODUCTION The perception of a basement has changed significantly

More information

Inspection Item COMMENTS

Inspection Item COMMENTS APPENDIX 9 AFFORDABLE HOUSING PROGRAM INSPECTION CHECKLIST Participating Jurisdiction: Homeowner Name: Assisted Property Address: Date of Physical Inspection of Property: Total Square Footage of Property:

More information

Water Damage & Repair

Water Damage & Repair Water Damage & Repair Chinatown Preservation Talks 2015 James Engler, P.A Glenn Mason, AIA Mason Architects Program Outline Terminology & Waterproofing Basics Discussion of why this is important Below

More information

Preventing Ice Dams on Roofs

Preventing Ice Dams on Roofs Preventing Ice Dams on Roofs Facility Manager November/December 2005 When a roof leaks, facility managers inevitably receive complaints from building occupants. If it is winter, ice dams are often the

More information

Common Problems with Walls

Common Problems with Walls Common Problems with Walls Common Problems with Walls There are problems and concerns that are shared by all walls and siding installations. In this article, we will learn about the following commonly

More information

What I will cover: Cuyahoga County Urban Mold & Moisture Project. Mold & moisture problems. Mold and moisture problems. Mold & moisture problems

What I will cover: Cuyahoga County Urban Mold & Moisture Project. Mold & moisture problems. Mold and moisture problems. Mold & moisture problems Cuyahoga County Urban Mold & Moisture Project What I will cover: Housing Remediation Jim LaRue Environmental Health Watch www.ehw.org 1 Mold & moisture problems in Cleveland housing Remediation strategy

More information

HVAC INSTALLATION SUCCESS WITH 2012 IECC DELAWARE. for Builders & Trades. Recommended Practices for Optimized Energy Savings

HVAC INSTALLATION SUCCESS WITH 2012 IECC DELAWARE. for Builders & Trades. Recommended Practices for Optimized Energy Savings SUCCESS WITH 2012 IECC DELAWARE Recommended Practices for Optimized Energy Savings for Builders & Trades COPYRIGHT 2015 ADVANCED ENERGY. ALL RIGHTS RESERVED VERSION 2015.1.0 CHECKLIST: JOB READY 1. 2.

More information

Basements are Changing. Basements Part of the Enclosure. Basements. Energy Efficient, Durable, Healthy. Below grade enclosure

Basements are Changing. Basements Part of the Enclosure. Basements. Energy Efficient, Durable, Healthy. Below grade enclosure Basements are Changing John Straube, Ph.D., P.Eng Basements: New & Retrofit Energy Efficient, Durable, Healthy Increasingly used as living space Not a root /coal cellar anymore! High quality space expected

More information

Water Management & Damage Prevention:

Water Management & Damage Prevention: Water Management & Damage Prevention: A Guide for Homeowners This article provides homeowners with basic information to make these decisions and take the appropriate actions to keep their homes dry and

More information

Chapter 2: Foundations

Chapter 2: Foundations Chapter 2: Foundations Crawlspace [V502.1.2] Vents. Vents in the crawlspace help keep floor insulation and floor framing dry. Crawlspace vents also reduce the potential for radon buildup under the floor.

More information

energy-saving checklist a guide for rental property owners

energy-saving checklist a guide for rental property owners energy-saving checklist a guide for rental property owners taking responsibility As an individual, your efficient use of energy brings benefits such as lower bills, improved comfort levels in your home

More information

Liabilities of Vented Crawl Spaces And Their Impacts on Indoor Air Quality in Southeastern U.S. Homes

Liabilities of Vented Crawl Spaces And Their Impacts on Indoor Air Quality in Southeastern U.S. Homes Liabilities of Vented Crawl Spaces And Their Impacts on Indoor Air Quality in Southeastern U.S. Homes Jonathan Coulter, Bruce Davis, Cyrus Dastur, Melissa Malkin-Weber and Tracy Dixon Advanced Energy,

More information

HOW TO INSULATE A CRAWLSPACE

HOW TO INSULATE A CRAWLSPACE HOW TO INSULATE A CRAWLSPACE Many homes throughout the United States have what are commonly referred to as crawlspaces. Crawlspaces are open spaces underneath a portion of a home. They are very common

More information

Attachment #23 Health Safety Table. Client Education Inform issue and document. How to clean & maintain gutters. How to adjust sprinklers

Attachment #23 Health Safety Table. Client Education Inform issue and document. How to clean & maintain gutters. How to adjust sprinklers Exterior Visual Health & Safety Issue Allowable Action Site Drainage Exterior grade does not slope 2% within the first 10' Site drainage causing bulk moisture in crawl space or basement Repairs to existing

More information

*Trademark of The Dow Chemical Company A business unit of The Dow Chemical Company and its subsidiaries Copyright 2003 The Dow Chemical Company.

*Trademark of The Dow Chemical Company A business unit of The Dow Chemical Company and its subsidiaries Copyright 2003 The Dow Chemical Company. Dow Chemical is a Registered Provider with The American Institute of Architects Continuing Education Systems. Credit earned on completion of this program will be reported to CES Records for AIA members.

More information

NCMA TEK CONCRETE MASONRY FOUNDATION WALL DETAILS. TEK 5-3A Details (2003)

NCMA TEK CONCRETE MASONRY FOUNDATION WALL DETAILS. TEK 5-3A Details (2003) NCMA TEK National Concrete Masonry Association an information series from the national authority on concrete masonry technology CONCRETE MASONRY FOUNDATION WALL DETAILS TEK 5-3A Details (2003) Keywords:

More information

Last year we reported on closed crawl spaces as a technology

Last year we reported on closed crawl spaces as a technology Closed crawl spaces do double duty as a moisture solution and as an energy saver, according to research out of North Carolina. By Cyrus Dastur and Bruce Davis Last year we reported on closed crawl spaces

More information

Glossary of HVAC Terms

Glossary of HVAC Terms Glossary of HVAC Terms Heating, Ventilation and Air Conditioning (HVAC) is a major sub- discipline of mechanical engineering. The goal of HVAC design is to balance indoor environmental comfort with other

More information

Old Dominion University Mold Management Plan

Old Dominion University Mold Management Plan OFFICE OF ENVIRONMENTAL HEALTH AND SAFETY 5255 Hampton Blvd. Spong Hall, suite 2501 Norfolk, Virginia 23529 Phone: (757) 683-4495 Fax: (757) 683-6025 Occupational Safety & Health Environmental Health Laboratory

More information

How To Prevent Water Damage To A Home

How To Prevent Water Damage To A Home Having inspected about 800 homes in the last four years, I have seen a lot of problems with many homes. Most of these problems are minor; however, there are some problems that are quite serious. One of

More information

ROOFS, SNOW AND ICE DAMS

ROOFS, SNOW AND ICE DAMS ROOFS, SNOW AND ICE DAMS The Problem Ice dams are a common roof performance problem in cold climate buildings. Simply put, they are ridges of ice and icicles caused by melt water from further up the roof

More information

HVAC INSTALLATION. Success with 2015 IECC Northeast & Mid-Atlantic. Checklist for Builders & Trades

HVAC INSTALLATION. Success with 2015 IECC Northeast & Mid-Atlantic. Checklist for Builders & Trades Success with 2015 IECC Northeast & Mid-Atlantic Checklist for Builders & Trades COPYRIGHT 2015 ADVANCED ENERGY. ALL RIGHTS RESERVED TEMPLATE 2015.1.0 PAGE 1 CHECKLIST: JOB READY 1. 2. 3. 4. 5. 6. 7. 8.

More information

Dry Notes from the Underground

Dry Notes from the Underground Dry Notes from the Underground Research shows that homeowners invite mold growth and serious health risks with a finished basement that has moisture problems. by Don Fugler S ome basements are dry, usable

More information

Answers to Your Questions from the Webinar

Answers to Your Questions from the Webinar 2008 Desert Aire and USA Swimming. Used by permission. Desert Aire & USA Swimming - Aquatics Webinar - Answers to Your Questions Answers to Your Questions from the Webinar Thank you for your interest in

More information

Vision Home Inspection

Vision Home Inspection Vision Home Inspection 324 Rams Run Shepherdsville KY 40165-7877 Inspector: James McFadden Property Inspection Report Client(s): Property address: Inspection date: View report summary This report is the

More information

The Ultimate Guide To Protecting Your House From Water In The Basement

The Ultimate Guide To Protecting Your House From Water In The Basement The Ultimate Guide To Protecting Your House From Water In The Basement Table of Contents 3 Causes of Water in the Basement!... 3 Reason Number 1: Poor Grading!... 3 Reason Number 2: Improper Drainage!...

More information

Development Services City of Lawrence, KS

Development Services City of Lawrence, KS Development Services City of Lawrence, KS Building Planning Table R301.2 (1) Climatic & Geographic Design Criteria Building Planning The design criteria for wind speed increased from 90 MPH to 115 MPH.

More information

CHAPTER 4 VENTILATION

CHAPTER 4 VENTILATION CHAPTER 4 VENTILATION SECTION 401 GENERAL 401.1 Scope. This chapter, in conjunction with the building code, shall govern the ventilation of spaces within a building intended to be occupied. Mechanical

More information

HOME INSPECTION CHECKLIST

HOME INSPECTION CHECKLIST CLOSING.COM LEARNING CENTER HOME INSPECTION CHECKLIST CONTENTS Attic 1 Balconies 1 Basement 1 Bathroom 2 Ceiling, Floors and Walls 2 Crawlspace 3 Decks and Porches 3 Doors and Windows 4 Drainage 4 Driveways

More information

Home Management Checklist: Preventing Home Moisture Damage. Exterior Checklist

Home Management Checklist: Preventing Home Moisture Damage. Exterior Checklist HL 235 Rev. August 1998 In all instances where there is excess moisture in a house, the most important thing to do is to determine the source of the water and eliminate that source. The Extension publications

More information

Preparation for 2015 Residential Code Changes Discussion with Local Builders and Designers

Preparation for 2015 Residential Code Changes Discussion with Local Builders and Designers City of Duluth Preparation for 2015 Residential Code Changes Discussion with Local Builders and Designers Thank you for taking the time to join us today. We know you are busy and your time is valuable.

More information

159 Morningside Avenue, Toronto

159 Morningside Avenue, Toronto 159 Morningside Avenue, Toronto Inspection Report February 6, 2013 159 Morningside Avenue, Toronto Inspection Report Overall Condition: This 60±-year-old home was extensively renovated and extended in

More information

IECC Compliance Guide for Homes in Virginia

IECC Compliance Guide for Homes in Virginia IECC Compliance Guide for Homes in Virginia Amended Version of 2012 International Energy Conservation Code July 14, 2014 Climate Zone Since the entire state of Virginia falls in the IECC Climate Zone 4,

More information

Housing Fact Sheets. Moisture Condensation at the Windows

Housing Fact Sheets. Moisture Condensation at the Windows Moisture Condensation at the Windows Housing Fact Sheets This fact sheet discusses the causes of and remedies for wintertime condensation problems that occur on windows, glass, and other glazing materials

More information

Why is my air conditioner dripping on my customers?

Why is my air conditioner dripping on my customers? De-Mystifying HVAC Why is my air conditioner dripping on my customers? By Ron Prager One of the most frequent emergency service requests is a call for an air conditioner leaking water into the store. These

More information

BUILDING SAFETY UNIT

BUILDING SAFETY UNIT POLICY Page 1 of 5 SUBMITTAL REQUIREMENTS FOR ONE AND TWO FAMILY DWELLINGS, ADDITIONS AND RENOVATIONS All submittals shall be site specific and designed to the provisions of the 2012 International Residential

More information

FOUNDATION INSULATING SYSTEM, INCLUDING WATERPROOFING AND DAMP PROOFING

FOUNDATION INSULATING SYSTEM, INCLUDING WATERPROOFING AND DAMP PROOFING FOUNDATION INSULATING SYSTEM, INCLUDING WATERPROOFING AND DAMP PROOFING insulation installed on foundation walls must be separated from the building interior with a code approved thermal barrier. Foam

More information

Attic condensation during winter can

Attic condensation during winter can Housing Fact Sheet Causes and Cures of Attic Condensation and Roof Ice Damming Problems Attic condensation during winter can decrease the effectiveness of insulation and over time can cause significant

More information

air conditioners how to choose a cooling system

air conditioners how to choose a cooling system air conditioners how to choose a cooling system taking responsibility As an individual, your efficient use of energy brings benefits such as lower bills, improved comfort levels in your home and a reduced

More information

DESERT RESEARCH INSTITUTE MOLD ASSESSMENT AND REMEDIATEION PROCEDURE

DESERT RESEARCH INSTITUTE MOLD ASSESSMENT AND REMEDIATEION PROCEDURE 1.0 Introduction DESERT RESEARCH INSTITUTE This Desert Research Institute (DRI) Mold Assessment and Remediation Procedure was established to assure that consistent and uniform information is provided to

More information

Chapter 8. Duct Design and Sealing

Chapter 8. Duct Design and Sealing Chapter 8 Duct Design and Sealing Duct Materials The three most common types of duct material used in home construction are metal, rigid fiberglass duct board, and flex-duct. Both metal and fiberglass

More information

The Evolution of a Crawlspace Lessons Learned From a Big Energy Retrofit

The Evolution of a Crawlspace Lessons Learned From a Big Energy Retrofit The Evolution of a Crawlspace Lessons Learned From a Big Energy Retrofit Presented by: Mike Barcik, Southface & Skye Dunning, BPS RESNET 2014 Conference 1 About Southface 2 Crawlspaces and the old way

More information

Basic B.S. (building science) insights for. Spray Foam, HVAC and Moisture

Basic B.S. (building science) insights for. Spray Foam, HVAC and Moisture Basic B.S. (building science) insights for Spray Foam, HVAC and Moisture Claudette Hanks Reichel, Ed.D. Professor and Extension Housing Specialist Director, LaHouse Resource Center When the blind leads

More information

Molds and mildew are fungi that grow

Molds and mildew are fungi that grow Appendix C: Moisture, Mold and Mildew Molds and mildew are fungi that grow on the surfaces of objects, within pores, and in deteriorated materials. They can cause discoloration and odor problems, deteriorate

More information

High R-Value Does Not Always Mean High Performance

High R-Value Does Not Always Mean High Performance High R-Value Does Not Always Mean High Performance By Charlie Gohman, Building Science and Efficiency Manager, Energy Office, Arizona Department of Commerce Ever since the energy crisis of the 70s we have

More information

Envelope INSULATION BATT (2) Avoid Using Batt Insulation With Metal Framing. Pressure or Friction Fit

Envelope INSULATION BATT (2) Avoid Using Batt Insulation With Metal Framing. Pressure or Friction Fit R-H-DI1 INSULATION BATT NR-E-IB1 Avoid Using Batt Insulation With Metal Framing Batt insulation should not be used with metal framing systems. Although it is common to see fiberglass batt insulation installed

More information

R E S I D E N T I A L H O U S I N G

R E S I D E N T I A L H O U S I N G HL 252 Rev. April 1997 R E S I D E N T I A L H O U S I N G CONTROLLING EXTERNALWATER PROBLEMS FOR RESIDENCES I II III IV V Lot Drainage Gutter Water Management Foundation Waterproofing Floor Slab Waterproofing

More information

Self-Home Inspection Checklist

Self-Home Inspection Checklist To be used as a first home visit for note taking. Visit www.homeinspectiondirect.com for more tips and information about buying a home and hiring a home inspector. This form in no way replaces a professional

More information

How To Perform A Mold And Indoor Air Quality Assessment

How To Perform A Mold And Indoor Air Quality Assessment TRIANGLE Environmental Science and Engineering Inc. P.O. Box 1026 Rolla, MO 65402 Mold and Indoor Air Quality Assessment Of MARK TWAIN NATIONAL FOREST Roby Ranger Station Roby, MO MARCH 20 2015 Prepared

More information

Rehab Inspection Report Page 1

Rehab Inspection Report Page 1 Rehab Inspection Report Page 1 Home Address: Construction Style: Number of bedrooms Square footage: Value of offer: Estimated rehab cost: Value of resale: Orientation of house: N S E W Note: orientation

More information

Your Personal Home Energy Action Plan

Your Personal Home Energy Action Plan www.centralvalleyenergytuneup.org g Your Personal Home Energy Action Plan 123 Sample Street Fresno, Ca 93710 Home Energy Rater Name Company Evaluation Date Joe Rater Rater Services, Inc. 9/1/2013 This

More information

Moisture Performance of Closed Crawlspaces and their Impact on Home Cooling and Heating Energy in the Southeastern U.S.

Moisture Performance of Closed Crawlspaces and their Impact on Home Cooling and Heating Energy in the Southeastern U.S. Moisture Performance of Closed Crawlspaces and their Impact on Home Cooling and Heating Energy in the Southeastern U.S. Bruce Davis Cyrus Dastur ABSTRACT This study compared the performance of closed crawlspaces,

More information

Mold and Mildew Mold and mildew can be detected by sight, smell and touch.

Mold and Mildew Mold and mildew can be detected by sight, smell and touch. Mold and Mildew Mold and mildew can be detected by sight, smell and touch. Molds are usually black (not unlike the molds that grow in showers and between grout), green or tan in color, but can be in various

More information

foundation ventilation systems for moisture and termite control

foundation ventilation systems for moisture and termite control foundation ventilation systems for moisture and termite control Help Protect Foundations with Temp-Vent The foundation is critical to the integrity of the home. That s why foundation ventilation is crucial.

More information

The Optimum Basement Wall

The Optimum Basement Wall The Optimum Basement Wall Solutions to the Wet Blanket Basement Problem February 27 th, 2014 1 Adapting to Change! We ve made significant advances in water management. Customers no longer accept that musty

More information

Inspection Report Atlanta Strip Mall Commercial Building Property Address:

Inspection Report Atlanta Strip Mall Commercial Building Property Address: Page 1 of 25 Inspection Report Atlanta Strip Mall Property Address: Smyrna GA 30082 Page 2 of 25 South East Building Consultants Ray Thoroman Serving the entire State of Georgia 6 678-410-3005 Page 3 of

More information

Walkthrough Inspection Checklist

Walkthrough Inspection Checklist Walkthrough Inspection Checklist This checklist is to aid during an IAQ Walkthrough of the school. The checklist includes considerations both inside and outside the school building: Instructions: 1. Read

More information

Chapter 3 Pre-Installation, Foundations and Piers

Chapter 3 Pre-Installation, Foundations and Piers Chapter 3 Pre-Installation, Foundations and Piers 3-1 Pre-Installation Establishes the minimum requirements for the siting, design, materials, access, and installation of manufactured dwellings, accessory

More information

Accurate Home Inspection of Illinois. Property Inspection Report For Steve & Jenny Hynek 210 W.Chicago Ave., Westmont, Illinois

Accurate Home Inspection of Illinois. Property Inspection Report For Steve & Jenny Hynek 210 W.Chicago Ave., Westmont, Illinois Accurate Home Inspection of Illinois 815-260-1727 1213 Norley st. Joliet, illinois 60435 aaccurate1@yahoo.com We Inspect to Protect!!! Property Inspection Report For Steve & Jenny Hynek 210 W.Chicago Ave.,

More information

KEY ELEMENTS IN PREVENTING AND MITIGATING MOLD CLAIMS

KEY ELEMENTS IN PREVENTING AND MITIGATING MOLD CLAIMS KEY ELEMENTS IN PREVENTING AND MITIGATING MOLD CLAIMS By Jerome E. Spear, CSP, CIH Effective January 1, 2005, consultants who prepare mold management plans for buildings located in Texas must be licensed

More information

PERFORMANCE GUIDELINES

PERFORMANCE GUIDELINES 1. Foundation/Basement 17 PERFORMANCE GUIDELINES 1. FOUNDATION/BASEMENT 1.1 Efflorescence on concrete or masonry surfaces Efflorescence is the formation of a white crystalline or powdery deposit on the

More information

Signs of insulation problems In the winter. In the summer. conditioning system

Signs of insulation problems In the winter. In the summer. conditioning system about your house CE 19 While previous generations may have been content to live in drafty houses, most people now want comfortable warm houses. A healthy house today is well sealed, well insulated and

More information

CITY OF WHITE BEAR LAKE BUILDING INSPECTION DEPARTMENT 4701 Highway 61 White Bear Lake, MN 55110 Fax: 651-429-8503. Re-Roofing: Asphalt Shingles

CITY OF WHITE BEAR LAKE BUILDING INSPECTION DEPARTMENT 4701 Highway 61 White Bear Lake, MN 55110 Fax: 651-429-8503. Re-Roofing: Asphalt Shingles CITY OF WHITE BEAR LAKE BUILDING INSPECTION DEPARTMENT 4701 Highway 61 White Bear Lake, MN 55110 Fax: 651-429-8503 Re-Roofing: Asphalt Shingles This is a summary of the standard requirements based on the

More information

ELIGIBLE REPAIR PROJECT PARAMETERS

ELIGIBLE REPAIR PROJECT PARAMETERS THE DISTRICT MUNICIPALITY OF MUSKOKA ONTARIO RENOVATES PROGRAM FOR HOMEOWNERS ELIGIBLE REPAIR PROJECT PARAMETERS 1. To have your project considered and payment processed, all projects requiring a Building

More information

Improve Comfort. Lower Energy Costs with GREAT STUFF Insulating Foam Sealants.

Improve Comfort. Lower Energy Costs with GREAT STUFF Insulating Foam Sealants. Improve Comfort. Lower Energy Costs with GREAT STUFF Insulating Foam Sealants. Air-Seal Audit Checklist United States Canada l Residential Air leaks account for 25 40%* of the energy used for heating and

More information

Doughty Environmental Hygiene Associates

Doughty Environmental Hygiene Associates Top: Photo #1: View of the top of the elevator shaft from the roof. The open ventilation causes condensation to form inside on the sheetrock. It also allows for the access for insects. Note the discoloration

More information

Controlling moisture. For your home. Bellevue, WA 98009-9734. Puget Sound Energy. pse.com/myrebates. P.O. Box 97034 1210 02/14

Controlling moisture. For your home. Bellevue, WA 98009-9734. Puget Sound Energy. pse.com/myrebates. P.O. Box 97034 1210 02/14 Controlling moisture For your home 1210 02/14 Puget Sound Energy P.O. Box 97034 Bellevue, WA 98009-9734 pse.com/myrebates Control the moisture in your home In this guide 3 Control the moisture in your

More information