SOS Consulting Services

Condensation in Buildings

I receive regular calls regarding water intrusion and mold growth in buildings; you cannot have the latter without the former (mold needs water to grow).  However, especially this wet La Nina year, I received a number of calls from residents or tenants in older homes where the problem is condensation - not one of the normal water intrusion issues I normally inspect.   Typically, this occurs in older homes with uninsulated walls, single-pane wood or aluminium-framed windows with a single source of heat (normally natural gas) in a central location of the dwelling.  Normally, the mold is located on exterior walls behind furniture that is close to the wall.  Sound familiar?

The last one inspected was a classic example:  Eleven-hundred square feet, 5 occupants, mold in two bedrooms off the hallway, single source of gas heat in the hallway, mold on exterior walls behind or next to furniture against exterior walls.  This mold is typically cladosporium species, normally found around windows and in bathroom tubs and showers.  It is the most common and easily dispersed spore in our atmosphere and requires a relatively high level of water activity to grow.

Here are the important environmental factors in this particular investigation as measured by a thermal hygrometer that calculates the relative humidity, temperature, dew point and specific humidity or Grains Per Pound of air.  I will spare you information on the GPP since the entire story is contained in the first three measurements as indicated below:

Bedroom #1:  Temperature - 67.5 F, Relative Humidity - 69.6%, Dew Point Temprature - 56.7 F

Bedroom #2:  Temperature - 67.2 F, Relative Humidity - 67%, Dew Point Temprature - 56 F

Bathroom: Temperature - 68.3 F, Relative Humidity - 69.6%, Dew Point Temprature - 58 F

The bedroom doors are closed at night and with the cold temperatures we have been experiencing, condensation was occurring where there was little or no air circulation - where there was furniture against the exterior walls.  This problem can be further exacerbated by moisture in the crawl space of the structure - a very common problem here in River City (none in this investigation).

The solution is rather straight forward: clean the small amount of mold off the wall with detergent and water (bleach is not necessary!) and leave 4-6" of space between the furniture and the exterior walls.  I further recommended that they leave the doors open (just a "crack" will do) and replace the light fixtures with ceiling fans/light fixtures and run the ceiling fans in the appropriate (winter/summer) direction.  Air circulation and air space between the walls and furniture is a simple and easy fix.  More importantly to both the tenant and the landlord - the accumulation of knowledge of why it happened and how to prevent it in the future.

Contact me if you would like further information on this or other types of water intrusion issues - I'm glad to provide helpful information upon request.

Charles E. Cassani, CR

SOS Consulting

email: ccassani@soshhs.com

phone: (916) 997-3755

 

How can I help?

The majority of issues I look at today are water intrusion issues.  The problem with water intrusion in a building is that it fosters the growth of bacteria and fungi.  Clean, potable water left unattended in any building can be an issue.  That's why most insurance policies limit or exclude the "contaminants" associated with water intrusion.  The rule is clean up the water intrusion quickly and limit your financial exposure.

What if you fail to recognize a slow, on-going water intrusion issue until it has literally "grown" to unmanageable proportions?  You are going to spend some dollars and there will not be insurance or liability resources to assist you unless you hire an attorney to do battle with those responsible.  And guess who they turn to for help - their insurance company!

I have now identified two major issues: Water intrusion and the insurance company.  But the real issue is you, the owner of the property.  You must be diligent in your awareness of the issues mentioned.  I listed some information to help you.

Know and understand your water supply system - the plumbing.  

Become familiar with every outlet of water inside and outside of your home.  A close visual inspection will tell you all that you need to know.  If there is a problem you will often see and smell it.  Most folks look at their plumbing daily; the sink, the faucet, the commode, the shower, tub, etc., but few of us examine where these fixtures connect to the actual water supply.  Typically, the device under the sink and behind the commode is a valve to isolate the flow of water - called an angle stop.  Few of us inspect the angle stops or the lines that connect the angle stop with the plumbing fixture.  Through the years, I have identified the most likely culprits for major leaks and water intrusion:

• Ice-maker and water filter lines
• Washing machine lines
• Commodes - either cracked water closets (that part that holds the water for flushing) or blockage that causes an overflow
• Dishwashers
• Everything else

Usually, the damage associated with failures of these items is catastrophic and very expensive to manage.  But there is more.

Any opening to the outside, especially openings with a southern exposure may be a problem.  These leaks are slow and hard to detect, especially in newer homes.  What I look for are physical changes in the window components and trim at and below the window.  Many times, the drywall is water-stained or separated from the sill or baseboard.  This could be settlement but most of the time it is and indicator of moisture or water intrusion.  Sometimes, with a good wind-driven rain, you can even feel the dampness in the drywall around the window.  A simple test is to use painters masking tape to seal a small area at the lower corner(s) of the window with clear plastic.  This traps the moisture and condensation collects under the plastic.  I cheat and use an infrared camera that quickly identifies these issues through temperature differences around the openings. Once discovered, the components around and below the window or door must be removed to expose the framing to determine where the water is entering.  Caution is required if mold is discovered in the wall cavity.  Cover it up and call a professional remediation company.

Read, understand, and question the coverage in your insurance policy.

Most of us have an insurance agent we can talk to.  Mine is Bill Batchelder, a really old, experienced State Farm Agent who once was a partner in a fire and water damage restoration company.  That, and my experience in this field, helps me understand the potential issues I would face at the time of a claim.  Use your agent to help understand your policy.  Go to their office or, better yet, invite them to your home or office for a policy review - and document the visit. Write down the date, what you discussed and save the record.  If there is a dispute regarding coverage of a claim, you can use this documentation to strengthen your case since few insureds ever read their policy much less ask their agent to explain it.  If the agent or broker sold you an inadequate policy, that should be come obvious at the time of the review.  By law, they are required to carry Errors & Omissions coverage in case you are under insured due to their negligence.

I am available to assist you with these types of issues.  Please call, fax or email me with any questions or concerns you may have about your plumbing or your policy.  Most initial consults are complimentary.  If there is and issue that requires my employ, I've attached my resume and fee schedule for your consideration.  Stay safe - and dry. 

Charles E. Cassani, CR

SOS Consulting Services

P.O. Box 293660

Sacramento, CA 95829

916.386.8191 Office

916.689.5532 Fax

916.997.3755 Cellular

Email: ccassani@soshhs.com

Download Cassani CV_Fees

A Change in Venue

Steamatic of Sacramento, established in 1972, is closing the service aspect of our well-established business.  We are liquidating all contracting, cleaning and restoration equipment at our temporary site: 8210 Berry Ave, Suite 150, Sacramento, CA 95828.  The warehouse will be open (from the rear roll-up door only) daily from 8:00 am until 5:00 pm for the immediate future.  We have posted an inventory of equipment for sale on this web site.

A Google map of our temporary location is attached as well.

Terms:

- Sales are as is and under the following conditions:

1. We do not "hold" items for sale - a "sale" is when money is exchanged and we provide you with a bill of sale.
2. We have listed purchase prices and asking prices for each item.  We will make the final decision on who we sell what to at what price.
3. Since we are liquidating assets, sales tax will apply on book asset purchases.
4. The buyer must provide transportation of purchase items from our warehouse to their location.  Limited transportation services will be available for a fee.
5. All items are sold as is without any warranty.  If an item is not operational, we will inform the buyers of non-operating conditions before purchase.
6. All sales are final.
   

CLICK HERE TO VIEW ENTIRE ONLINE INVENTORY OF SALE ITEMS

OR VIEW SALE ITEMS BY CATEGORY:
Fire, water and mold damage equipment
More fire, water and mold damage equipment
In Plant cleaning, restoration, and storage equipment

On another note, I intend to continue providing consulting and expert witness services to clients throughout Northern California and beyond.  I have extensive experience in all phases of cleaning, restoration and remediation that will benefit those in need of counsel and guidance on these matters.  Unfortunately, I am not aware of the working capacity of many of the other cleaning, restoration and remediation contractors in our service area and will not make referrals until I personally check out their operations.  Don't be disappointed if I am unwilling to provide referrals for the immediate future, especially for the more esoteric services like attic and crawl space contamination issues.  I have a good working relationship with many service and contracting organizations in the Greater Sacramento Area and can provide project management, scopes of service and bid analysis as needed.  My Curriculum Vitae and Fees Schedule are attached for reference.

I will continue to update both our inventory of items for sale and our contact information as we transition to our consulting only services.  Thank you all for your well wishes and your continued patronage.

Charles E. Cassani, CR

Steamatic of Sacramento, Inc.

Download 8210 Berry Ave, Suite 160, Sacramento, CA 95828

Download EXPERT_CVCC

Download EXPERT_CONSULTING FEE SCHEDULE