IR in Home Inspections

IR in Home Inspections Jose Colon 2020inspections.net Sarasota, Florida Abstract Many home buyers have come to rely on home inspections to provide a ...
Author: Job McDowell
1 downloads 0 Views 721KB Size
IR in Home Inspections Jose Colon 2020inspections.net Sarasota, Florida

Abstract Many home buyers have come to rely on home inspections to provide a clear and concise view of the home they are purchasing. Traditionally, home inspectors have relied solely on a visual inspection to disclose patent defects. However, a very fine line exists between patent defects and latent defects that can later result in trouble and difficulties for the home inspector.

This paper will show how an IR scan, used in conjunction with standard home inspection procedures, can minimize the risk a home inspector faces and can provide the home buyer with a more thorough, useful and valuable inspection.

Thermal Solution Proceedings 2005

Introduction

Home inspectors are faced with unique challenges on a daily basis. Masonry or frame, new or historic, rain or shine, vacant or packed – finding any kind of defect is usually a random and chaotic act relative to space and time, and all too often a clear line between patent defects and latent defects is hard to draw or is nonexistent.

Older construction may shows visible signs of wear and tear, but are they signs of active defects? And newer construction may lack visible signs of any problem, but are there defects just below the surface waiting to make themselves known?

Any home inspector can tell you that you have a leak underneath the slab when there is an inch of water ponding on the kitchen floor. But how about when the floor is dry and there is no visual evidence of a water leak? There is what I call a grey zone from the time a defect occurs and the time any visible sign of a problem surfaces. It is this very grey zone that I believe home inspectors should hone in on, to avoid being summoned back to the property shortly after the inspection and being subject to possible claims and litigations.

Thermal Solution Proceedings 2005

Latent Defects vs. Patent Defects: A Spectrum Chart

The spectrum chart of Physical Defects (Latent Defects vs. Patent Defects) illustrates the grey zone that exists between latent defects and patent defects, and it shows the difficulty in finding patent defects.

Green Zone

Grey Zone

Red Zone

Functional

Latent Defect(s)

Patent Defect(s)

No failure

Apparent functionality

Visible failure(s)

Concealed defect(s)

Physical defect

Insignificant anecdotes

Patent defect

No cross-reference failure Historical Anecdotes Cross-reference failure(s)

Thermal Solution Proceedings 2005

The IR approach

A picture is worth a thousand words. Real-life examples of “latent defects,” found with an IR approach, demonstrate the effectiveness of using IR cameras to reveal hidden problems. All examples are current 2005 cases.

(No frontal or identifying pictures were included to protect the privacy of homeowners.)

Thermal Solution Proceedings 2005

Example 1 Visual evidence: missing mortar and displaced ridge tile on the roof.

Some broken tiles and additional missing mortar were observed from the top of the roof.

Thermal Solution Proceedings 2005

Example 1

Interior shots show no evidence of moisture.

In fact, a spot test using a moisture detector did not reveal any evidence of moisture either.

Thermal Solution Proceedings 2005

Example 1

Notice how moisture shows cooler (light shade), as evaporative action causes a cooling effect.

A roofing company confirmed that a new roof was needed.

Thermal Solution Proceedings 2005

Example 2 A stain on the plywood below the attic vent in this home suggested a possible water leak.

This area was not readily accessible because of nearby truss members and air handler.

Lighter shade reveals evaporative action of moisture, starting well above the dark stain.

Infrared scan provided the necessary proof to alert the buyer of a water leak in the roof.

Thermal Solution Proceedings 2005

Example 3 This shower shows no visible evidence of moisture problems.

Infrared scan, however, revealed moisture trapped above the ceiling and in the walls.

This problem would have surfaced at a later time, creating possible claims against the inspector.

Thermal Solution Proceedings 2005

Example 4

Roof age: 4 years old. No patent problems to report related to the condition of the roof or the interior.

Thermal Solution Proceedings 2005

Example 4 Infrared clearly shows considerable moisture, which would have otherwise gone unnoticed. Home buyer was not the only happy person.

Thermal Solution Proceedings 2005

Example 5 This is a new multimillion dollar home with no patent conditions. Buyer requested an infrared scan, because of suspected water intrusion in the utility room. Once at the property, the buyer requested that the entire house be scanned.

Moisture showed up in at least 7 different locations, including the utility room window (shown below).

Thermal Solution Proceedings 2005

Example 5 Utility room window in the same house shows some minor ripples on the wallpaper. Although this was a visible sign of a problem, the infrared image shows the extent of the area affected and the possible point of intrusion.

Infrared shows evaporative cooling action in a blue tint.

Thermal Solution Proceedings 2005

Example 6 A personal tale

Although not the most impressive image, this picture represents the core reason I chose to give this presentation. After purchasing my infrared camera and before I marketed the service, I discreetly used it for the first time in this house. Not knowing what to expect, I chose not to tell anyone about the infrared camera.

Much to my surprise, I found this problem in a new home with NO other problems.

Moisture on the slab is a result of a broken plumbing pipe. The source of the water is circled.

Thermal Solution Proceedings 2005

Example 7 Infrared cameras have many uses, and home inspectors should be encouraged to properly train and use their infrared equipment for diverse applications. This pictures shows an older electric panel.

The infrared camera shows a possible poor connection, causing overheating of the main breaker. This situation was referred to a licensed electrician.

Thermal Solution Proceedings 2005

Conclusion

In legal terms, a latent defect is a fault in the property that could not have been discovered by a reasonably thorough inspection before the sale. Protecting yourself from litigation and problems that could result when a latent defect progresses into a patent defect then becomes an ambiguous act. In some cases, the outcome will be determined by an arbiter, jury or negotiations, with the explicit intent of mitigating liability and expense.

The liability that could result from situations such as those presented in the above examples and anecdotes can be expensive and time consuming. It may also result in damage to your reputation. Prospective home inspectors may be erroneously attracted to this industry by low start-up costs and the ambiguity of the term “visual inspections.” In an industry with so little regulation (and in some cases expectations), it is up to the individual professional to provide exceptional service and excel over the competition.

Infrared technology is not a marketing gimmick for me. It is a tool that helps me to perform a better inspection. It helps me to give better service to my customers, and it helps me protect my time, finances, and reputation as a professional home inspector.

Thermal Solution Proceedings 2005