Diagnostic Methods and A/E Design...
Transcript of Diagnostic Methods and A/E Design...
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Diagnostic Methods and A/E Design Solutions
Greg Baker, CIH, CSP, CHMMAMEC Earth & Environmental, Inc.
October 17, 2006
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Three Questions…
Why Does Mold Grow in Building Envelopes?
How Do You Deal With Mold?
How Do You Design To Avoid Mold?
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Why Does Mold Grow in Building Envelopes?
Too Much Water !
In the liquid stateIn the vapor stateIn the solid (ice) state transitioning to liquid
…and insufficient means to prevent, inhibit, control, manage and remove excess moisture
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Why Does Mold Grow in Building Envelopes?
• Failure to prevent and control excess moisture• Poor design: By design buildings are…• Inadequate planning, material sequencing, etc• Circumstances / poor choices
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Why Does Mold Grow in Building Envelopes?
• Insufficient construction management • Inadequate QA/QC• Insufficient commissioning• Lack of proper maintenance• And….inadequate or untimely responses
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How Do You Deal With Mold?
Resolve moisture issuesRemove suspect visible mold and debris following established guidelines (i.e., the standard of care)
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How Do You Deal With Mold?
Proactively
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How Do You Deal With Mold?
ProactivelyRisk = Hazard + Outrage
Tomoko Kurauchi Age 115
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How Do You Deal With Mold?
Plan ahead to prevent moisture & moldManage construction activities (CM)Include 3rd party inspections & verification
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How Do You Deal With Mold?
Follow applicable building codesImplement BMPs appropriate for the macro and micro-environmentsInclude preventive I & M programs in terms of sales and leases
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Identifying The Proximate Cause(s) of Mold Growth Related to Moisture Intrusion
We are better at identifying causation because we have:• Better understanding of why construction and installation
practices fail• Better understanding of how and why various
construction materials and products fail
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Identifying The Proximate Cause(s) of Mold Growth Related to Moisture Intrusion
We are getting better at identifying causation because we have:
• Better understanding of how lack of maintenance contributes to failures
• Better equipment to detect failures
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Infrared Thermography
Chronic Firewall Moisture (purple areas below white line)
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Photograph 25: Firewall completed section. Note moisture profile.
Photograph 26: Firewall section opened. Note mold on fire resistant GWB. Inspection holes cut by contractor.
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Infrared Thermography
Missing Insulation
Balcony Header Moisture
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Infrared Thermography
Balcony Door Leak
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Flashing Detail Brick to Roof
Flashing Detail at Balcony Headers
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Balcony attachment to house. Note leak..
Interior leak in area of balcony. Note paint blistering and peeling.
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Identifying The Proximate Cause(s) of Mold Growth Related to Moisture Intrusion
We are getting better at identifying causation because we have:
• Greater appreciation for rapid response with regards to water losses
• We are further along on the defects learning curve
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What conditions promote mold growth?
• Moisture• Humidity• Temperature• Carbon• Oxygen• Time
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• Water intrusion• Building defects• Design defects• Product defects• Maintenance• Occupant lifestyles• Catastrophic events• Ventilation; infiltration and
exfiltration
What building related factors What building related factors exacerbate mold growth?exacerbate mold growth?
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• Condensation• Latent moisture• Vapor transport• Pressurization• Topography• Hydrostatic pressure• Drainage
What building related factors What building related factors exacerbate mold growth?exacerbate mold growth?
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Moisture Intrusion-Wall Assembly
Latent MoistureDrainage ProblemsCapillarityThermal BridgingCondensationDefects allow Liquid Transport
DefectDefect
Convection (Stack Effect)and vapor transport
Air movement andvapor transport
Vapor pressureand diffusion
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Moisture Intrusion-Pitched Roof Assembly
Defects allow Liquid TransportCondensation and Dew PointInadequate Ventilation
Potential for ice jams
DefectDryer venting not adequate
Blown-in insulationcovers bird screens
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A bathroom fan exhausting into an attic crawlspace.A bathroom fan exhausting into an attic crawlspace.
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Moisture Intrusion-Foundation Assembly
Latent Moisture from ConstructionPoor DrainageVapor PressureHydrostatic PressureCapillarityThermal BridgingCondensationDefects allow Liquid Transport
Defect
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Faulty Vapor Barrier
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Moisture Intrusion-Foundation Assembly
Stressed vegetation
Improper installation
Building Constructed on Filled WetlandPoor DrainageUnfavorable TopographySoils with low Permeability
Blocked or plugged foundation vents
Sump pump failure
Parking Lot
Dryer exhaust broken
Storm sewer
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Bad Sump Pump
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Moisture Intrusion-Foundation Assembly on Daylight Basement
Condensation and Dew PointHydrostatic PressurePoor DrainageVapor Pressure
Poorly conceiveddownspouts
Concrete foundationextends above soil levelSlab on grade
Parking Lot
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SummaryWhat we just covered…
• Why some buildings fail by design• Why some construction and installation practices fail• How and why various construction materials and
products fail• How the lack of maintenance contributes to failures• Some new equipment in use to detect failures• Why rapid response to water losses is critical• Why we know more about predicting defects and
anticipating damaged conditions than we used to
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For more information:Greg Baker, CIH, CSP, CHMM
AMEC Earth & Environmental, Inc.503 639 3400
www.amec.com