Understanding moisturemigrationpathways(nachi 101916)

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CASE STUDIESUNDERSTANDING MOISTURE INTRUSION AND MIGRATION PATHWAYSOCTOBER 2016VICTOR COPPOLA, CGPEnvironmental Advisor Scientist Principal

GreenWorks Environmental, LLCHealthy Starts at Home 2105 Princeton Ct., Allenwood, NJ 08720 (732) 223-2073 www.greenworksllc.com

@GreenWorksLLC @VictorVerde0927

103/31/2016www.greenworksllc.comUnderstanding Moisture Migration Pathways

JOHN UMINASr. Environmental Investigator Building Materials Specialist CRMI, CMR, CCMIDID YOU KNOW THAT I HAVE: 25 Years in the Building Community Owens Corning Basement Finishing System Building Professional Institute (BPI) Trained Exterior Products and Flooring Specialist Certified Mold Investigator / Remediator Mold Sensitized Individual / Mold Survivor I am a chef & love a good steak and cigar Ask for my Digital Business Card

www.greenworksllc.com2I joined the GreenWorks family after experiencing health related mold issues and realizing how prevalent enviro concerns are in our homes. It has become my mission to educate and bring awareness to the causes of Sick Building Syndrome.

We see uncontrolled moisture issues in homes as the primary issue driving many of the homes problems. While many of the moisture issues are not readily visible to the naked eye. There are clues as to their presence that we should all be more mindful of. These clues are often just the tip of the iceberg regarding the complexity of the water intrusion issue.

We us many different tools from historic aerials and advanced soil mapping combined with years of hands on experience in formulating a water intrusion opinion and a comprehensive remedy.


Why Moisture ManagementPoorly managed moisture is the primary driving force leading to Sick Building Syndrome that often shows up as biological contamination, building material biodeterioration, structural settling and overall IAQ degradation. Having a good working knowledge of the Water Cycle is the first part of assessing how our Built Environments collide with the Natural Environment. But getting into the minutia of Moisture Migration Pathways is whats ultimately needed to truly understand ones home environment.Victor Coppola, CGP

www.greenworksllc.com3

We see uncontrolled moisture issues in homes as the primary issue driving many of the homes problems. While many of the moisture issues are not readily visible to the naked eye. There are clues as to their presence that we should all be more mindful of. These clues are often just the tip of the iceberg regarding the complexity of the water intrusion issue.

We us many different tools from historic aerials and advanced soil mapping combined with years of hands on experience in formulating a water intrusion opinion and a comprehensive remedy.


The TIPPING POINTTalk about moisture and the health of our homes often revolves around a series of Seemingly Insignificant Events. That transition line - where we go from everythings fine to disaster is called the Tipping Point. It can reveal itself at any time. You will know when it hits; look for the puddle or health complaints from the occupants!


This is the underlying thought process we at GreenWorks bring to every job. Our goal is to bring our clients back from the Tipping Point to establish some environmental normalcy.403/31/2016www.greenworksllc.comUnderstanding Moisture Migration Pathways

CASE STUDY DISCUSSIONRemodeled Older Home (Built ca. 1945, major expansion 9 years earlier )Home built in 1945 on basement and crawlHome is immaculate where Home Inspector called out Moisture concerns in basement due to slight staining on walls and strange odor in the finished basementNo puddles or history of floodingOne older sump chamber and one newer observed with high silt line in chamber10/14/15www.greenworksllc.com5


CASE STUDY DISCUSSIONRemodeled Older Home

10/14/15www.greenworksllc.com6


CASE STUDY DISCUSSIONFinished Basement Clues

10/14/15www.greenworksllc.com7Note stains on baseboard and tile flooring



10/14/15www.greenworksllc.com8Sump pump chambers and sediment lines

Newer secondary chamber Why????Older corrugated pipe chamber shows seasonal high water table within inches of finished floor (not good!)



10/14/15www.greenworksllc.com9Note door frame stainsWe pull the baseboard

Moisture Readings(not always reliable)


CASE STUDY DISCUSSIONWhat About Soils

10/14/15www.greenworksllc.com10Soils information tells more of the story.Good draining soil, but Cemented Pan makes basements not recommended.


CASE STUDY DISCUSSIONHow Can You Be Sure?

10/14/15www.greenworksllc.com11Moisture meters are intermittent (at best).Groundwater levels fluctuate.Other physical clues can be subjective.But overall environment created is hard to dispute as to the life forms attractedTesting for Water Damaged Building (WDB) indicators like: Stachybotrys, Chaetomium, & Aspergillus / Penicillium often quantifies how bad moisture is.


CASE STUDY DISCUSSIONBank Owned Home(Built ca. 1948, Bank Owned, Vacant 4 years )

10/14/15www.greenworksllc.com121 Story Ranch in great neighborhoodFamily has been looking for yearsOutside of issues w/gutters, leaders, crawl moisture (slight) and moldy showers Typical vacant home.EXCEPT FOR 1 THING:THE HOUSE SMELL IS NOXIOUS!!!!(Can smell it 50 feet away)


CASE STUDY DISCUSSIONSmelly Bank Owned Home(Built ca. 1948, Bank Owned, Vacant 4 years )



CASE STUDY DISCUSSIONSmelly Bank Owned Home


Your typical issuesBut what is that smell?



10/14/15www.greenworksllc.com15Courtesy site visit, reviewed inspection report, no mention as to odor issueDue to elusive nature of odors, GWE recommends full Enviro Site Consultation with testing before buying home



10/14/15www.greenworksllc.com167 months later Client buys home, hires another enviro firm to remediate home, installs new kitchen, bathrooms & paintsWhen start floors, moisture readings very elevated, floors dewatered & finished



10/14/15www.greenworksllc.com173 months later Noxious Smell ReturnsKids get sick better then sick again with random rashes, ear infections, sinusitusHusband develops open lesions in throat, blurred vision, headaches, respiratoryNoxious Smell absorbed by occupants hairGWE contacted, but hire another firm again (who is almost immediately fired)


CASE STUDY DISCUSSIONSo What Could it Be?(Moisture Drives Home Biology Which Has An Aroma)

10/14/15www.greenworksllc.com18Odor investigation uncovers 3 different odorous areas throughout the homeCrawl Space First subfloor delaminating



10/14/15www.greenworksllc.com19Weather station with remote sensors used to assess homes relative humidity. From 62% to 77% throughout home too high



10/14/15www.greenworksllc.com20Moisture migrating into subfloor (now delaminating) from elevated humidity (soil) and failing windows (main floor)



10/14/15www.greenworksllc.com21Flood testing of windows show intermittent moisture intrusion, weather station shows elevated relative humidity thought home



10/14/15www.greenworksllc.com22Start with crawl space ventilation system and remediate delamination (experimental client doesnt want to rip floors)



10/14/15www.greenworksllc.com23Then Dry Ice Blast -160F kills odorous micro organisms



10/14/15www.greenworksllc.com24Windows presenting unique challenges with isolated odors



10/14/15www.greenworksllc.com25Sheetrock catcombed holding odors



10/14/15www.greenworksllc.com26Hydrogen Peroxide reveals infestation within plywood.



10/14/15www.greenworksllc.com27Closed Cell Spray Foam reinforces plywood, moisture barrier, biocide no VOC



10/14/15www.greenworksllc.com28Spray Foam Application Video


CASE STUDY DISCUSSIONNew Custom Home (ca. 2010 with reused / expanded 1920 foundation)Home is all top line construction with spray foam insulation, radiant floor heat, etc.The Prospective Buyers 12yo daughter has mold sensitivity and childhood asthmaHome is immaculate where some water from Sandy hit crawl space which was visually immaculate as well 10/14/15www.greenworksllc.com29


CASE STUDY DISCUSSIONNew Custom Home (ca. 2010 with reused / expanded 1920 foundation)


Flat roof combined with multiple pitched roofs Flat roofs pose their own unique water intrusion challenges Gutters (all discharge to underground pipes (How far from home do you inspect?) Chimney possible water intrusion point Adjoining lot to right is a paper street and drainage easement (per tax map) Original home was 1930s construction Small putting green in rear yard.

PAUSE FOR QUESTIONS & DISCUSSION3003/31/2016www.greenworksllc.comUnderstanding Moisture Migration Pathways

The Yard Drain(How far from home do you inspect?)


Underground piping is often installed incorrectly and is prone to clogging from a multitude of items:Flat / poorly pitched pipe will not move solids as readily as a 2% pitched pipeClogs from dirt, roof top aggregate, windblown sand, soil fines, organic debris, etc. are commonLess common are golf balls. The putting green in the back was a giveaway. 58 balls were clogging this underground system.Rodents often get chased in piping and cant get out. The Chipmunk Plug is our favorite.

PAUSE FOR QUESTIONS & DISCUSSION


Gutter Holding Water(Very Common. Ever see the Algae Plug clog a gutter?)


Gutters are most often a good starting point and are the easiest to correct. Heres a common issue:

Gutter is holding some water (very common). Algae starts to grow and when water evaporates algae dries out and forms a matt. When it rains, matt floats to surface and slides over opening to leader clogging the system.Standard 4 gutters often have long runs and 90 bends which often top over



Crawl with Concrete Slab(Very clean, note spray foam on foundation)


A basement dewatering company took care of Sandy impacts where crawl space was very clean (visually). Note the following:Gas line was submerged and not replacedFoundation was spray foamed with closed cell foam productTGI Joists and Lam Beam construction.No apparent odor.Crawl was strangely devoid of duct work where numerous open drop downs were observed. Owner Builder says all was ok, thats way system was designed.



TGIs Lam Beam SprayFoam


Very extensive foaming of the understructure seen throughout the crawl space. Interior existing foundation was not foamed on top. Some missed all together.Note OSB flange bottom of TGI joists not foamedConcrete slab moisture readings at 39% RH



Old Poured Foundation(What hydrology indicator do you see?)


Interior original foundation. Was a type of poured in place structure. Owner Builder decided to re-use as was structurally sound.Note moisture diffusion pattern in the wall (Rising Damp)Moisture reading over 50% RH on this stretch of foundation wall.Discoloration of the wall (dark areas)



Whats in Old Foundation?(Is that charcoal?)


Original poured foundation salvaged and re-used.Note the aggregate mix. Black chunks are coal (an organic food source for micro-organisms).Sea shells, stones, and wood all mixed in with this foundation.



Lots of Stuff!


Old pieces of wood framing found embedded in the foundation.Probably where the old crawl space hatch was located. Note drill with hole corer we cored some TGI webbing to see if moisture was migrating up under the foam covered areas.



Whats Spray Foam Lift?(Closed Cell Foam doesnt stick to Everything!)


Closed cell spray foam is often considered permanently attached to just about anything you spray it on. Not alwys the case with moisture issues:Try this tip tap of the foam over foundation. If it is lifting from moisture penetration it will have a hollow sound.It will still be very hard, but will lift off the wall with easeNote the efflorescence and water intrusion pattern underneathTop of foundation is not foamed where moisture rises up into crawl space.



Open Duct Drop-Downs


Open duct drop downs were seen throughout the crawl space. Builder says everything was ok with HVAC system ducts.This was primary route of air migration from crawl to main home where HVAC contractor forgot to install half of the homes duct work.Four (4) drop downs were not connected.Lab tests confirm spore migration in home with decreasing counts as you ascend the home.GWE called this out numerous times until it was investigated (and quietly corrected).



Whats This Leader Fix?(Why landscape guys dont make good drainage decisions)


All underground discharge piping should have minimally an overflow indicator.This is what you get from a builder when you call it out and force it to be corrected.This is not an acceptable overflow indicator.Dont worry, we caught this the second and third time we re-inspected.Turns out the underground line was clogged with 48 golf balls. Seems the kids had invented a new version of chip and put where the would chip balls up onto the roof and then put into the gutter.As the underground discharge line did not have a Catch basin the balls went down the line which was flat and ultimately clogged up smaller debris.



Inaccessible Areas


The Author shown here on the opposite side of a seemingly inaccessible part of the crawl space.Every corner of the foundation really should be checked when dealing with moisture issues.We do this type of investigation in pairs for safety purposes.Yes, I had to get really small to get under that beam.



Whats Wrong Here?(Typical SmartVent Type Flood Vent Installation)


Smart vents have a very detailed manufacturers requirement for installation:Adhesives and metal straps are required (which were not used here).This installation used nothing more than a hope and a prayer to hold it in place. Simple tap from your hand popped this vent out of the foundation.All the foundation vents for this home were not installed correctlyVent Doors are not insulated.Note the efflorescence.Any deviation form the manufacturers installation specification will void the manufacturers warranty.There is an installation / inspection certification you can receive from SmartVent for these structures.This unit is not an insulated vent which does not work well with a conditioned crawl environment.



CASE STUDY DISCUSSION 1950s RANCH (remodeled)(Home Inspector Inspected with Written Report)

www.greenworksllc.com43Clients looking to start a family and want babys room air quality inspected.Home extensively remodeled recently.Home inspection report didnt show much.Simple air test and visual observations reveal significant moisture intrusion.How would you handle this inspection?


1950s RANCH (remodeled)What's Wrong here?


Upon walking into this home the place was immaculate. Heres some observations:No strange odors were detectedA new HVAC system was being installed in the attic where the exisiting sub-slab ducted system was being abandoned.Entire home has a newer tongue & groove oak floorThe oak floor was heaving and cupping throughout the home (See above picture)Suspect moisture intrusion is to blame. But extent of issue is not immediately known



See Anything Suspicious?(Can you believe that a Home Inspector missed this one!)


New owners had custom base board installed throughout the entire home. What else do you see?Do you see the floor board cupping?Does anyone see that dark stain coming up through the floor in the hallway?That is water staining / suspect biological growth often associated with water intrusion.Air testing may be inconclusive as biological growth is mostly encapsulated under floor. Interpret labs with that in mind.



Floor Vent Issues?(What do you see here?)


It is not uncommon to see sub-slab ducts in this era of home. Looking into the duct often reveals hydrologic tendencies of the home.The pile of dirt in this duct is not just Dirt to be cleaned out of the duct as described in the report. This is soil fines which accumulates after water leaves / drains out of the pipe. And this is a lot of dirt which would indicate that a lot of water or frequent water events flood this pipe.Distribution is via a cement pipe which is often Tranzite which contains asbestos. Note the friable ends.Recommend asbestos air test if relying on the duct system.



Rusty Register Covers(With water comes elevated humidity migration)


The older metal floor registers often pit and rust when exposed to elevated humidity for a long time.These registers are very rusted which is indicative of extensive water intrusion.GWE often pulls these register covers to assess hidden moisture intrusion. What do Home Inspectors do?



Inside the Duct Collar(what could the rag be for?)


Looking closer we found a rag stuffed in between the duct collar and the soil void on the other side. This is indicative of historic attempts to stop water intrusion.Rag was the size of a beach towel when removed.Rag was a giant blob of mold growth (Stachybotrys Toxic Black Mold)Water comes in to this duct at a slow constant stream (See video very impressive flow rate)



Inside the Duct Collar(Water intrusion video by the Client)


The client was able to take this video for GreenWorks as part of diligent hydrology observations It appears that water is migrating under the slab and entering the duct system.Sub Slab soils are super saturated which is wicking up into the home via capillary action. As moisture enters the home elevated humidity is created which is warping the floors.What else is going on under these floors?



Whats Up with Floor Tiles?(Under loose piece of carpet in hall closet)


These floor tiles are often comprised of ACM and when in use are very durable and often repel water. Suspect ACM floor tiles may be present below wood floor, but why is floor warping? Only a licensed asbestos inspector can confirm / deny ACM and only by lab testing.



Public DataSomewhat Limited Soils(Dwellings Without Basements)


So whats going on with this home. Lets get down to the soils making up the propertyPublicly available Soil Mapping from NRCS is used by the agriculture industry, but is a good enviro indicator toolSoil mapping shows soils as very limited for dwellings without basements.This home is on a slab what does Very Limited mean? It means moisture intrusion issues / shifting soils / structural suitability / squishy yards / water ponding in yards / not good!



Public DataSoil Drainage Tendencies (Reveal Hydrology of Site)


Soil mapping is a helpful tool, but should never be relied on without field verificationDepth to water tableDepth to impermeable areasSoil drainage tendenciesSoil components



Public Data1930 Historic Aerials(Historic Site Use - Farmers Loved Wetlands)


This is a 1930 aerial with todays parcel data overlaid on top. What do you see?Note the agricultural areas / farmed areas (in white)Note areas of forest clearing / forest cover (in dark)Note areas not being cleared and compare to soils layer and mapped streams (has anything been missed / extrapolate the data)This is the poorly draining section of a large agricultural operationNote the drainage ditches and bermed areas around the PIQClients home and neighbors sit right in the streams tributary headwater area which by todays standards would never be allowed to be developed.



The Water Main(Flooded Chamber)


A small leak in a water main to the home or within the home can be spotted be inspecting the meter.In this case the meter was at the curb in a small chamber that was flooded.No spinning meter, was confirmed by city water worker (lucky he was out that day)So where is all the water coming from?This is good indication of elevated water table and poorly draining soils.



Invasive InvestigationMoisture Barriers


First, it is never a good idea to lay wood flooring on top of concrete due to vapor transport through concrete.In prying up floor boards quickly see spotty moisture staining of wood underside.Under Rosin paper see a 5/8th inch plywood subfloor with even more staining.



Invasive InvestigationMoisture Creep


As flooring was newer (within past 3 years) moisture had not totally migrated through to the surface yet. But moisture did curl the floor boardsTrapped moisture of this nature will eventually make its way through to the surface and when it does, an intense odor often follows.When floor was opened up the odor was so bad that owners decided to stay with friends even though a negative air environment was established.



Invasive InvestigationSaturated Base Plate


Interior wall base plate is saturated with water adjoining the floor stain.Base plate not pressure treatedNo sill plate gasket used between plate and concrete floorNote Rising Damp - water wicking up into the wood



Invasive Investigation Subfloor Moisture Barrier(5/8th Inch Plywood)


In prying up the subfloor, concrete was at 100% moisture with standing water in many places.Note the concrete discolorationNote the water penetration stains around the nailsThis entire bedroom floor looked like this where the odor necessitated vapor masks, ventilation and additional air-scrubbers



CASE STUDY DISCUSSIONWET HOME FOR 30 YEARS(CA 1970 Bi-level Construction)

www.greenworksllc.com59Owner thought wet crawl was way home was supposed to be. But we know better:State mapping & observations confirm wetlandsFlat / negative grading around homeNo Ventilation in crawl space + condensate drippingClogged gutters and underground pipingSuspect gutter layout and pitchFront yard flat grading / negative pitch

Moisture assessments often involve several moisture sources and are often concealed requiring an expertCall it out as such and add language to protect your self.Always suggest an expert be called in.5903/31/2016www.greenworksllc.comUnderstanding Moisture Migration Pathways

CASE STUDY DISCUSSION30 YEAR WET HOME(Ca. 1970 Bi-level Construction)


This client has owned the home for over 30 years and truly thought the moist conditions of the home was just the way it was supposed to be. An exterminator was concerned about the moist conditions in the crawl, biodeterioration of wood, delamination of floor sheathing and suggested giving GreenWorks a call.6003/31/2016www.greenworksllc.comUnderstanding Moisture Migration Pathways

Channel Drain Assessment


The Trench Drain is often used as a barrier to surface water flow into the garage area. Proper maintenance is key to this item working correctly as it is prone to a variety of Heavy Debris which tend to clof these structures sooner than a gutter.6103/31/2016www.greenworksllc.comUnderstanding Moisture Migration Pathways

Dew Point Effect in Crawl


Condensate droplets from the Dew Point Effect on the floor joists throughout the crawl space. These tell us:Often a seasonal indication of ventilation challenges where we see this a lot in the hot summer months as crawls are inherently cool See mostly on solid materialsMore porous materials (like subfloor) often just absorbs the moisture and distributes it leading to biodeterioration


Crawl Space White Wash


A White Wash looking surface growth is a type of fungi attributed to wood Dry Rot where this organism sends out rod like structures (rhizomorphs) all interlocked together in-search of moisture. 6303/31/2016www.greenworksllc.comUnderstanding Moisture Migration Pathways

Clogged Discharge Lines


Subsurface conditions are often difficult to assess visually, but you can look for these obvious Tells that could indicate sub-surface problems:Perforated corrugated pipe used as a distribution line often clogs with fine rootsPitch of the pipe is critically important to not just water flow, but movement of soil fines that tend to drop out of solution if pipe is not set at a2% pitch.Lack of catch basins / Overflow indicators (if pipe is not day-lighted) often is indicative of poor design and suspect failure.Soil type is indicative of poorly or good draining soils. Wetlands here tells us we have poorly draining soils.


Simple Hydrology Tool


Surficial observations can often detect issues such as:Negative slope from the street is a common surface drainage issue for home owners.This garage has always flooded after every rain event.Bur be careful, with grading issues, simple diversionary structures may require some tweeking and/or other issues may be at play.


Driveway Hydrology Deflector


This drainage hump while an inexpensive fix needed to be extended a couple feet in either direction.GWE often re-visits installed solutions after rain events to monitor effectiveness.6603/31/2016www.greenworksllc.comUnderstanding Moisture Migration Pathways

Still Water in the Garage


Still moisture in garage after channel drain corrected and driveway hump installed and extended.Additional moisture coming from gutter topping over.Gutters had to be upgraded to larger 6 size trough and downspouts.6703/31/2016www.greenworksllc.comUnderstanding Moisture Migration Pathways

CASE STUDY DISCUSSION New Home Construction(Same Old Developed Neighborhood)Previous home built 1940s on basementNothing unusual about water intrusion2 homes scraped and re-builtNow getting HO in basementPumps running continuously



CASE STUDY DISCUSSION New Home Construction(Same Old Developed Neighborhood)


So heres the house. Good looking colonial structure with garage.All gutters piped underground and discharge at the curbSump pumps tied to underground piping and running continuously6903/31/2016www.greenworksllc.comUnderstanding Moisture Migration Pathways

Water Discharge at the Curb


Continuous water to the curb is suspect as is the only home on the street doing thisLots of neighbor complaintsWater still flowing to street with pumps turned offSump Pump chambers fill up s of the way



Catch Basin in the Street


To right of the home is a storm sewer (which was dry upon inspection)Says dumps to local waterway.Clues as to local stream presence



Home Rear Yard


Rear yard relatively flat where all gutter piping goes undergroundMany large diameter trees were removed as part of reconstructionAdjoining trees indicative of wetland conditions being presentSod is squishy for weeks after rainGrading is relatively flatConcrete apron around foundation is a nice touch.Windo wells each have drains in them



Public Data Rear Finished Basement Wall(Note Sheetrock Patch)


Client picture showing water intrusion off rear wallNote: replaced / patched sheetrock 1/3 up the wall.Water is actually penetrating the wall not at the floor but up from the floor several feet



Client PhotoFinished Basement Closet(Interior Central Wall)


Client phot of second point of water intrusionThis point is an interior central wallSheet rock inside the closet was covered over with another piece of sheetrock by builder to hide staining.Visible discoloration of sheetrock, wood and trim was apparent.Damp / musty odor



Public Data2012 Enviro Aerials(Public Data via NJDEP GeoWeb w/Enviro Layers)


This is a look at the 2012 aerial with parcel mapping, streets, soils, wetlands, stream layers on topThis type of environmental data review is very helpful in establishing existing conditions of an area prior to development and todays enviro regulationsThe data may or may not be helpful in assessing site conditionsData is SUBJECT TO INVESTIGATOR INTERPRETATIONAlways remember, data is worth what you paid for it



Public Data1930 Enviro Aerials(Public Data via NJDEP GeoWeb w/Enviro Layers)


This is the same parcel data with todays development overlaid on top of a 1930 aerial. What do you see?Note the agricultural areas / farmed areasNote areas of forest clearingNote areas not being cleared and compare to last known location of the streamThis is a headwater environment where the headwaters of the map stream have been filled.Clients home and most of neighborhood sits right in the streams headwater area which by todays standards would never be allowed to be developed.



Public Data Historic Topography Mapping(Public Data via NJDEP GeoWeb w/Enviro Layers)


If you know how to read Topo, this is very helpful in determining surface sheet flow on a site before you get there.Low areas and ridges can be seen with topo



Public DataSoil Mapping(Dwellings with Basements / Public Data Via NCRS)


Every County has soil maps, but they tend to be very limited with regards to land development. There are national sources.We use the NCRS / USDA Web Soil Survey: http://websoilsurvey.nrcs.usda.gov/app/HomePage.htmThis is some of the most advanced soil science available to the General PublicSoil types are characterized by land development capabilities.In historically developed neighborhoods, this soil data allows us to see what a new development might encounter.Unfortunately, most municipalities do not look at developed neighborhoods this way.They are more interested in ratables and not in enforcing State enviro standards.THIS EXHIBIT SHOWS DWELLINGS WITH BASEMENTS IS NOT RECOMMENDED!This is an important clue in what is going on with this siteWe suspect there is an elevated water table / poorly draining soils / soil saturation challenges



Public Data Depth To Saturated Zone(Dwellings with Basements / Public Data Via NCRS)


Soil types with details in support of development recommendations. This is some very good data about soil use that helps paint the picture of what is going on.Different soil characteristics can impact land development in huge waysDepth to Saturation ZoneDepth to Thick Cemented PanFlooding



Soil Boring Profile(Hand Auger w/5 Extension Rod)


Many times a simple soil boring is all that is needed to confirm the public soil data. Heres a break down of what we see in the dirt:The upper 2.5 of red to brownish dirt is fill materialThe middle dark layer is a heavy silty / clay poorly draining soil that is considered Hydric or Wetland soilsThe lower gray area is the area of Redox The amount of fill placed on this site can vary where numerous soil borings would be needed to characterize what is going on underground.



Hand Auger BUCKET(Saturated Soils @ 2.5 Feet)


This is a classic example of super saturated / poorly draining soilsPoorly draining soils are difficult to manage, especially when they are underground as the create a perched water tableWhen punching through this layer, if proper precaustions are not taken, the perched water will flow into your hole (our basement)



This is a Filled Wetland!


It is clear when holding the soil in your hand that drainage is challenging at this site.



Hydrology Inspection Checklist(Some Pointers to Consider)

www.greenworksllc.com83Review the Property Survey & Property Disclosure Document for clues as to the sites hydrologic properties & historyInterview buyer (& seller) as to concerns, health issues, etc. that could be impacted by elevated humidityPerform a limited Natural Resource Inventory of the site & areaStreams, Wetlands, T&E Species, Tidelands, Soils, etc.)Be Aware of Seasonality (Late summer dry spells vs Wet Winters)Research Historic uses of the property Assess exterior Water Management Strategies (WMS) Grading, Gutters, Piping, Wet-Wells, off-site concernsDo the same for Off-Site areas (Neighbors)



www.greenworksllc.com84Assess common interior water problem areas and look for cluesBathrooms, Boiler/Utility Areas, Below Grade RoomsStains, Efflorescence, Material Swelling / DeflectionFrench Drains, Sump Pumps, Dehumidifiers, VentilatorsInsects Whats Creeping & CrawlingCave Crickets, Centipedes, Springtails, Mites, Spiders, Rodents Just visitors or are they residents / see Complete Life Cycle?The Nose Knows What does it smell like?Vapor Intrusion / MVOCs / Formaldehyde / PetroleumOdors Damp Musty, Sweaty Sock, Sweet Prickly, Cat Urine (But I have no Cat), Foul Raunchy Type odors all tell a story as to what is causing the aroma, often tied to a moisture source.



www.greenworksllc.com85Hidden sources of moisture (Visual)Lumber vs. Engineered (Free H2O/Lignins & Wood Rot-White)Cheap wood/particle board in undersides of furniture / Contents Basement Finishing Sys (Walls, Ceilings, Vinyl Floating Floors)Sub-Slab drainage pipe networksMunicipal Rqmnts to hold stormwater / Groundwater MoundingDry Wells & Recharge ChambersTechnical Equipment AssistanceMoisture Meters (Surface vs. Penetrating)IR Camera (Phone devices are good & inexpensive)Borescope (stand alone or for todays smart phones)Hygrometers, Portable Weather Stations


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Understanding moisturemigrationpathways(nachi 101916)