Is Thermal Imaging a mystery to some of you? It is possible (and if that is the case, I’d want to use this opportunity to thank you!). A thermal imaging technique uses specialized equipment to view radiant/heat energy instead of light. It’s essentially a color camera, except the color pixels we see reflect the temperature of the object being captured.
In terms of home inspectors, how does this apply? Well, it’s useful in a variety of ways. InterNACHI does not mandate, encourage, or allow for destructive testing by the SOP (see the tab above to review). This technology provides us with a kind of x-ray vision in certain circumstances. Inspectors usually use thermal imaging to search for water. In places or materials that aren’t planned or meant to be exposed to water, water is the number one enemy of our structures. When it comes to destroying dwellings, water is the most destructive force, frequently causing havoc without being seen. Thermal imaging reveals higher moisture levels owing to evaporative cooling.
In the same way that sweat evaporates from our bodies when we’re overheated, evaporative cooling works similarly. Evaporative cooling happens when water is exposed to building materials, and meters allow us to observe this phenomenon. Here are some instances of how this tool may be quite helpful:
CASE STUDY #1
Here’s an example of a very normal living area. A tray ceiling, a ceiling fan, and a great bedroom:
Everything seems to be in excellent condition, with no apparent stains or evidence of damage. Thermal imaging reveals the picture seen in the following image. There is an overall ceiling temperature of roughly 70 degrees Fahrenheit, while the purple parts are in the lower 50s:
The anomaly in temperature may be seen down to the fan’s base. Thank goodness this isn’t a deal-breaker; it’s very frequent. A portion of insulation was missing, which is why there was such a large temperature difference in this area. Even if it isn’t a major issue, missing insulation is still something to be aware of. While inspecting the drywall’s wood frame and the attic side, we noticed darkening stains on some wood and some roof deck “repairs” near a vent stack.
Repairs are what I’m referring to here since adding a sealant to the leak’s outside face simply covers the symptom, leaking or discoloration into the drywall, and doesn’t stop the source. If the roof/envelope above is not treated, this will expose the roof decking to increased quantities of water until the damage is substantial enough to cause a loss of wood strength. Thermal imaging might have missed this problem if it wasn’t for the aesthetic fixes and the sealant coating in the attic. Because of the shoddy roof repair, it’s possible that the homeowner hired a contractor to remove the wet insulation.
CASE STUDY #2
A patch of wall in the garage entrance hall is very grimy. As the dog went back and forth on the wall, I saw similar-looking discoloration on another part of the wall.
When I saw some wood damage or swelling in this one, I used my thermal imager. It didn’t take me long to realize that the materials towards the bottom were noticeably cooler than the rest. The orangish tint of the construction materials is rather constant; however the lowest 12 inches or so was noticeably wet:
This image also gives you a sense of what I’m talking about. When looking at the viewable picture, you can see that there isn’t a ton of staining, but the temperature difference in the bottom left of the image is startling. For some reason, the wall below the triple light switch is completely saturated to a height of about 24 inches above the concrete slab.
There is no discoloration on the plywood side wall of the refrigerator surround. Thermal imaging and moisture meters both proved how wet it was:
The damage was readily apparent as soon as the refrigerator was removed. The icemaker was actively leaking:
So this isn’t a case where thermal imaging saved the day, but it illustrates how relying on what’s visible on the surface may leave you in the dark.
CASE STUDY #3
A very well-kept single-family home was the subject of this one. Before investigating my kitchen sink, I originally believed the small arc of the darkish region was a shadow cast by my sink’s plumbing line (which follows the same contour).
On the other hand, thermal imaging made it clear that there may have been a long-standing problem. In the photograph, you can just make out a brilliant blue plumbing line extending upwards from the number 78. Saturation had reached the right quadrant:
As it turned out, the dishwasher feed pipe was leaking at a very modest but steady rate. Thermal imagers can see things that the human eye can’t.
CASE STUDY #4
Regarding the Start of a New Project, Thermal imaging and a ferrous (steel) detector have been utilized me for New Construction works to map out vertically filled pilasters (structural columns) for CMU walls that have previously been completed. This sort of photography can only be seen under ideal circumstances, including times when the temperature divergence is at its greatest.
Cells filling in the bond beam are tough to notice since we don’t get to be there until they’re done pouring. After the fact, this technology may be used to ensure that the project has been completed to the customer’s satisfaction. A ferrous detector (or other equipment) may be used to verify the existence of steel reinforcement. However, this section just demonstrates that the cells were filled.
CASE STUDY #5
The following one is an abomination. There has been some leakage in the system. When I used thermal imaging to rapidly determine that the area was dry during our examination, I knew that the leak above had most likely been repaired. It is common to notice leaks frequently.
All levels of technology have a place and a time. Will a thermal imager save an inspector who isn’t properly trained? It’s probably not going to happen. Will the inspector’s job be made simpler as a result? Probably. Is there anything it can’t capture that would have been caught by more traditional means? That is a possibility, without a doubt. So, just like everything else, the tool is only as excellent and valuable as the person who uses it. Red Flat Home Inspectors wouldn’t be without this specific instrument in the hands of a professional inspector who understands how to utilize it (including its limits and capabilities). To conduct our checks, we will employ a thermal imaging camera. Most of our competitors charge for using a thermal imager, but we don’t want to take the chance of our clients not picking it up. As a result, you may anticipate thermal imaging to be performed as part of your examination and will not be charged separately. We hope this technology will be a game-changer, but even if it’s a dud, it’ll prove that our inspectors have done their duties well. Thermal imagers, on the other hand, are not a fad. You will not find you Red Flag Home Inspection without a citation for having done thermal imaging (it is just too important to the home inspection process). Dont worry, if you are thinking the home inspection cost will rise due to us adding things like this. It is part of our standard practice, exceeding the standard (every time).
Here are some additional photographs:
General view of typical ceiling. The darkened lines are the outline of the roof
trusses.The dark circle to the bottom right is a small leak. Cannot see it in the next image.
Active water leak at an area of prior repair. Active leak at the corner of a dinette area. Active roof leaking. No leaks, looks great.
Red Flag Home Inspection, LLC’s mission is to provide a superior home inspection and advise our clients on their real estate transactions.
