Don't let Water Intrusion Sink Your Deal

Don’t Let Water Intrusion Sink Your Deal!P R E S E N T S

Don’t Let Don’t Let Water Water

IntrusionIntrusionSink Your Sink Your

Deal!!Deal!!Mold, Moisture, Mildew…

oh my!

P R E S E N T S

(3) Credit Continuing Education Course

…and a great class!

Continuing Education Providers are subject to audit by the State of Connecticut

Please:Mute your cell phone

Use electronic devices judiciously

Remain in attendance until the end of the class (or we can’t issue your credits)

Thank you!

Your Credits….Are submitted electronically to the State of Connecticut by Tiger Real Estate School

Tiger Real Estate School will email you a Certificate of Completion within 14 days

Please make sure we don’t land in “spam” and be sure to save your Certificate where you can find it

There is a $25.00 fee to reissue a Certificate

What is Water Intrusion?

““Water Intrusion is the introduction of any Water Intrusion is the introduction of any moisture into the indoor environment or moisture into the indoor environment or

structural cavity of a building that is not a structural cavity of a building that is not a normal function of the facility”normal function of the facility”

Why Is It So Destructive?

Moisture can be the single most destructive factor to the structural integrity of a home or building

Moisture can dissolve the matrix of drywall, overwhelm the HVAC system, and lead to mold growth, which can destroy building materials

Why Is This Information Important?

Greater understanding of building scienceWhy water/moisture penetrates a buildingWhere water/moisture penetration is most

prevalentWhat it looks likeHow to remediate/remedy

Don’t let water intrusion sink your deal!

AgendaBuilding Envelope ScienceTop 10 Reasons why water intrudes into a

buildingMajor IndicatorsTop 10 Areas of Penetration

Where? What? Why? How?Mold, MildewRemediation Methods and CostsHow to handle the particulars

Exterior Building Enclosure Science

What is the Exterior Building Enclosure?

Exterior perimeter wall and roof of the structure

Separates outdoor from indoor environments

Encompasses composite wall and roof, structure, windows, doors

All penetrations through exterior walls and roof

Where We Want to Contain Conditioned Air Enclosure Penetrations

Interior Building Enclosure Science

Conditioned space

What is the Interior Building Enclosure?

Interior perimeter wall and ceiling of the structure

Separates indoor from outdoor environments

Encompasses composite floor, wall and ceiling surfaces

All penetrations through interior floors, walls and ceiling

Exterior Building Enclosure Components

RoofingChimneysSheathing and House

WrapsBrick & Stone VeneersWood and Composite

Siding and TrimHard Coat StuccoFlashingWindowsDoors

All Building Penetrations Electrical Utility

Installations Vent Installations Nails and Other

Fasteners Exterior Piping and

Conduits

Additional Concerns….

Interior Building Enclosure Concerns

Air Sealing ProcessesInsulation DetailsVapor Barrier

InstallationDraft Sealing Interior

CavitiesTemperature and

Humidity ControlWet Building Materials

Occupancy Issues Lost Energy = Expense Trapped Moisture = Mold IAQ = Allergies/Sickness

Additional Concerns….

Top 10 Reasons WHY Water Intrudes into a Building

“No, you can’t list this as an indoor pool!”

1. Weather Conditions – Snow, Sleet, Rain

2. Leaking Plumbing – Appliances, Toilets, Showers, Sinks, Tubs

3. Grading

4. Deteriorated Roof/Flashings

5. Gutters/Downspouts

6. Structural Defects

7. Ductwork

8. Foundation Defects

9. Improper Insulation Installation

10. Windows

Major Indicators of Water Intrusion

Look for the clues…..(use all of your senses)

It’s important to observe and develop an awareness of adverse property

conditions…

You have to know what you are looking at!

So, let’s test your awareness skills

Awareness Test

Standing Water in Basement

Broken SumpPumpor a Plumbing Problem?

Condensation

•Insulation in Insulation in BasementBasement

•Insulation in Insulation in crawlspacecrawlspace

•AtticAttic

Water-damaged ceiling tiles. Air conditioning ducts above the ceiling were not insulated in several areas resulting in condensation on the ducts that dripped onto the ceiling tiles

Windows Stuck/Won’t Open Water Under Door Threshold

Door and Window Rot or Damage

Smelly Basements, Attics, and Crawlspaces

Water Intrusion

Wet, Rotted Wood

Wet building Materials including carpeting, insulation and sheetrock

Other Dampness related conditions and/or Mold

Water Stains/Rings

CeilingsFloorsWallsFurniture LegsBaseboards

Efflorescence Walls/Floors

Sump Pump/Perimeter Drain

Corrosion or Leaking Pipes

Top 10 Areas of Water Penetration

Our Format….

1.Where in the building is water/moisture intruding?2.What does it look like?3.Why did water/moisture intrude?4.How do you remediate?

Top 10 Areas of Penetration1. Basement/Crawlspace

2. Foundation/Exterior Grounds

3. Siding/Exterior

4. Decks/Patio

5. Garage

6. Interior walls/floors

7. Kitchen

8. Bathroom

9. Attic

10. Roof

Basement and CrawlspaceGradingDownspout –

extensionsGutter OverflowHigh Water Table

Foundation Cracks

Lack of perimeter drains

Dirt Floor

Lower Level Water Intrusion

5 Ways Water Enters the Basement

Footing Drain Systems Forms Contain The Concrete

New Construction Water Penetration Prevention

New Construction Water Penetration Prevention

Footing Drains and Water Proofing Foundations

Existing Construction Grade - Level Sources of Moisture

Improper Gutter AND Drainage Installation Or Maintenance

Existing Construction Grade - Level Sources of Moisture

Improper Gutter AND Drainage Installation Or Maintenance

Gutter Discharge Concepts -Piping to Daylight or Collection Area

TrenchingAdding drain piping AND plasticProviding drainage aggregate

Exterior Repair Solutions For Existing Construction

Grading, Swales and Drains Designed To Divert Water Away From Structures

Poor Grading and Drainage Induced Foundation Failure

Grading Not Diverting Runoff From The Structure

Foundation Failure Caused By Hydrostatic Pressures

Active Water Penetration

Structural Injection-Type Repair

Crack or Intrusion Diverter Systems

Floor Trench Type Drain AssemblyCollect Water Before It

Enters The SpaceAttach Trench Type

Drain To A Collection System

Diverting The Water To A Collection System

What Are The Components Of An Exceptional Collection

System?

Will These Sump Systems Work As

Intended?

NO!NO!

EfflorescenceCapillary DrawWater Stains

Evidence of Past Moisture Intrusion in the Basement

CRAWLSPACES

Dry Crawlspace Solutions Are More Commonly

Multi-faceted Than a One-Step Cure

Total System Solutions That Work

Moisture Source Air Quality Issues

• HumidityHumidity• RadonRadon• Mold Mold

Why Do Chimneys Require Separate Moisture Control Activities?

Seepage from the foundationWicking moisture through masonry

Water entry from the top and the flashing

Common Chimney Moisture Penetration Locations

Chimney Moisture Control Solutions

Siding/Exterior Walls

Overflowing GutterIce DamPoor Siding/Trim InstallationFlashing IssuesNo Vapor Barrier under Siding

Ice Dams Explained

Ice Dams Video

Sidewall Flashing Keeps The Water Out

Proper Siding Underlayment Preparation

Proper Masonry Siding Installation and Defects

Patios/Decks/Exterior Stairs

Patio GradePerimeter Seal (patio/foundation)

Cracks/SeparationPerimeter Flashing – DecksStairs – Flashing/Grade

Grading, Gutters and Flashing All Play A Role in Keeping Water Out Of The Structure

• Sliding Doors to Decks

• Flat Roofing to Entry Doors

• Improper or Missing Deck Flashing

• Poor Drainage at Patios

• Improper Masonry Sill Installation

• Unsealed or Poorly Flashed Building Penetrations

• Aged Windows and Doors

Interior Walls/Floors

Roof LeaksGutter OverflowIce DamsSiding IssuesPlumbing LeaksWindow Flashing

Window Video

• Skylights

• Poorly Insulated Ceiling Diffusers

• Roof Flashing Leaks

• Improper Fan Venting

• Missing Insulation and Poor Air Sealing at Unconditioned Spaces

• Improper Dryer Venting and a Lack of Vent Maintenance

• Improper or Deferred System Maintenance

• Installation Defects, Including Un-vented Waste Systems

• Non-Typical Repairs

• Aged Systems and Antiquated Technology

• Unskilled Observation Doesn’t Recognize A Minor Problem Until It Becomes A Major Defect

AtticRoof LeaksRoof Penetration LeaksFlashing IssuesIce Dams – improper, inadequate

insulation, ventingGable and Vent LeaksWind Blown Rain

The Role of Proper Ventilation

Roof

Attic

Bathroom

Laundry

Kitchen

How To Insulate The Home

RoofWorn and Aged Materials Improper Surface InstallationMissing or Improper Underlayment

(tar paper and/or ice & water shield)Missing or Improper FlashingIce Dams

Incomplete Ridge Cap Shingles Missing Counter Flashing

Workmanship Issues Are Common

Awkward Designs (unpredictable) Improper Underlayment (rot)

Workmanship Issues Are Common

Flashing Deficiencies Caulk and Tar Problems

Workmanship Issues Are Common

Skylights Generally = Leaks Flat Roofing in New England

Workmanship Issues Are Common

Cracking Shingles Worn Materials

Material Defects and Age Issues

Understanding The House As A System

Removing or Diverting Water From The Structure and Surrounding Areas

Maintaining the Interior and Exterior of The Building Enclosure

Controlling Moisture and Improving Air Quality in The Building With Proper Insulation and Ventilation Techniques

Grandma’s House Video

B R E A KB R E A K

15 MINUTE15 MINUTE

2014 – 2016 (3) Credit Continuing Education Courses

Don’t Let Water Intrusion Sink Your Deal! Smart Energy Updates for Existing Homes Innovation in Sustainable Housing – Green Building Best PracticesThis Old Connecticut House Minimize Your Risk, Maximize Your Earnings Environmental Issues – Evolution to Resolution What to Expect When We’re Inspecting! Mold to Sold! Residential Building Practices

Your Opinion Matters….

Before the end of class, please take a moment to complete our evaluation form…

Buyer “B”V

Seller “S”Case Heard: April, May 2010

Decision: November 2010

Case Study

Property History

Built 1959, 1320 sq. ft.

“S” purchases property in 2001

Resides at property until 2005

Rents property to tenant McCann

The Subject House

Inspection ConditionsHouse is perched on a hill, with a side

yard slopeLeft side yard has a swale and a drain at

the rear of the houseUnderground gutter drains and a walkout

basement drain are in placeIt is a quarter mile from a lake

Side Yard Site Conditions

Rear Yard Site Conditions

Yard Drains at Rear Swale LocationWalkout Basement and Gutter Drains to Same Rear Yard Drain Location

Wet Floor Conditions at ChimneyEfflorescence at Perimeter FoundationPrior Foundation Crack Repair(Unfinished part of basement)

Property History

During a rainstorm in March 2007, basement floods

Conduit servicing electrical box is determined to be point of water intrusion entry

Tenant McCann notifies “S” of the water intrusion

Prior Moisture Intrusion at Panel

Deteriorated Service Meter Box Seal at Top Conductor Entry

Sidewall Flashing Omitted

Rust at Interior of Service Panel with Water Stains emanating From the Bottom of The Panel

Corrosion at All Internal Panel Components Including Panel Breakers

So they fixed the leak!!!

What is The Right Amount of Putty For This Job?

Will This “Repair” Stop The Water Intrusion

Is This What The Client Had in Mind When They Requested The Restoration of This System?

Was There an Electrician Consulted as Evidenced By The Patch-job?

Property History “S” vacuums all water out of

basement

Hires a Cleaning Company to dry out the basement and apply an antimicrobial treatment

Upon completion of work, the

Cleaning Company determines there is no evidence of mold

“S” advises tenant to use a dehumidifier

Partially finished section of basement with wood framed and sheetrock covered walls and carpeting

Property History“S” puts house on market March 13, 2007She states in her disclosure report (basement, water

seepage/drainage/dampness)

 “One time only March 2007 major storm water in basement.”

  “has no knowledge of the presence of the conditions that could lead to the growth of mold” (excessive humidity, water leakage, drainage problems, flooding, etc.)”

The Sale

July 2007 “B” submits offer to purchase

Both parties represented by Realtors

Both parties sign disclosure report (prepared by “S”)

The Home Inspection reveals

 “Evidence of prior water penetration - consult with owner or monitor for source and repair”

 “Stains at wall and floor under basement Area Rug -consult with owner”

 “The evidence, source, amount or frequency of water

penetration may not always be observable or evident at the time of this inspection. We suggest you consult the owner for a historical perspective of whether evidence of water penetration has been noted or not”

“No evidence of mold” 

Post Inspection Negotiations

Credits were given to the buyer for:

Roof repairs Plumbing repairs Electrical work A septic riser A radon mitigation system Asbestos removal

Selling price: $385,000

Sale closes on 9/12/07

4 months after closing….“B” hires ServPro to test for mold

High levels of “Black Mold” are discovered

Air testing reveals levels of mold throughout the house

Extensive repairs

“B” (Buyer) v “S”(Seller)

Intentional misrepresentationFraudulent misrepresentationInnocent misrepresentationBreach of contract

The Verdict• Was the Home Inspector thorough in his

evaluation?• Should the Buyer prevail?• Should the Seller prevail?• Should the Seller have disclosed more

information?

The VerdictThe Court found in

favor of the defendant(Seller “S”)

on all counts

Are You Ready?What kind of thinker are you?

Left Brain: Logical

Right Brain: Creative

Left Brain Right Brain

Uses LogicDetail OrientedFacts RuleWords And LanguagePresent And PastMath And ScienceOrder/Pattern PerceptionReality BasedForms StrategiesPractical

Uses Feeling"Big Picture" OrientedImagination RulesPresent And FuturePhilosophy & ReligionSpatial PerceptionKnows Object FunctionFantasy BasedPresents PossibilitiesImpetuous

What kind of thinker are You?

Let’s take the test and find out…….

What kind of thinker are You?

One Minute Break – Your Opinion Matters….

Please take a moment to complete our evaluation form…

What is Mold?•Mold is a microscopic organism that is found everywhere

•Its purpose in the ecosystem is to break down dead materials

•Molds are types of fungi that live on organic based materials

Magnified Mold & Mold SporesSource: EPA

CAR – “Mold” Statement of Policy

Indoor mold associated with allergic responseIndividuals react differentlyParties should deal with issue responsiblySellers/landlords should disclose actual knowledgeWater Stains, musty odors may indicate problemBuyers/tenants at higher risk should inform

seller/agentPlease refer to your handout

CAR – “Mold” Statement of Policy

Assessments and samplings for mold contamination can be performed by qualified industrial professionals

(hygienist, engineer, labs, home inspection companies)

Mold in the EnvironmentMold is everywhereNeeds moisture &

oxygen to growDigests/eats whatever it

is growing onControlling indoor

moisture will control mold

Connecticut Department of Public Health

Mold Guidance for The Real Estate, Banking and Insurance Communities

Please refer to your Handout

Mold and The Home Inspection

According to The State of Connecticut Standards Of Practice for Home Inspectors:

Is a Home Inspector required to identify Mold?

Is a Home Inspector required to identify water penetration/intrusion that may lead to Mold?

Limitations and Exclusions:

The Inspector is not required to

determine the following:

“ the presence of any environmental hazards, including, but not limited to, toxins, carcinogens, noise, and contaminants in soil, water, and air, with the exception of radon, asbestos, lead paint, or lead solder”

Mold and The Home Inspection

According to The State of Connecticut Standards Of Practice for Home Inspectors:

What responsibility does the Home Inspector have with regard to insulation and

ventilation?

Insulation and Ventilation:(a) The inspector shall inspect the insulation and vapor

retarders in unfinished spaces; the ventilation of attics and foundation areas; and the mechanical ventilation systems.

(b) The inspector shall describe the insulation and vapor retarders in unfinished spaces and the absence of insulation in unfinished spaces at conditioned surfaces.

(c) The inspector is not required to disturb insulation or vapor retarders or determine indoor air quality.

Remediation Methods

Got Mold?

Please see Handout“Get The Mold Out”

Are you Ready?

MOLDA

Minute!

Let’s test yourMold IQ!!

The most important factor influencing mold growth indoors is:

A. Temperature

B. Light

C. Moisture or Water

D. Organic Matter

Mold is usually black.

True

False

Condensation can be a sign ofHigh humidity.

True

False

If duct work insulation becomes contaminated with mold, the

insulation must be removed and replaced.

True

False

Using a stove can increase the Humidity in a room.

True

False

Mold and Disclosure

Statute mandates prospective purchaser receive form prior to executing contract

The Seller should complete the form

Realtors should not supply any answers nor guidance

Mold and Disclosure

Realtors have obligation under Code of Ethics and Real Estate Regulations to reveal material facts concerning a property

If conditions are discovered after the Seller has completed the form, and the Seller does not wish to amend the form, the Sellers failure to amend does not relieve the Realtor of the obligation to disclose material facts about the property

Questions???

Thank You!

Thank you!