November 2004 • Cleaning & Restoration 1

C&R has reported extensively on the time, cost andbenefits of using infrared (IR) thermography toinspect buildings in order to trace the source and

scope of water damage, and thus potential mold. In addi-tion, IR thermal imaging is extremely fast, noninvasiveand provides evidentiary-quality, intuitively understand-able data that have a much higher degree of accuracy andreliability than other moisture detection technologies.

But moisture detection is only one of a number of waysthat IR cameras can earn their keep by helping cleaningand restoration professionals locate and diagnose a broadrange of ailments—existing or potential—in buildings.

That’s important for smaller operators whose volumemight make the typical return on investment of less than ayear somewhat longer if they were to rely on using thecamera solely for moisture detection projects.

The following are actual examples of how cleaning andrestoration professionals are “exploiting” their infraredcameras to assess energy efficiency; reveal constructiondefects; inspect electrical, mechanical and HVAC systems;

Tracking Down More than Just Moisture ProblemsTracking Down More than Just Moisture ProblemsBy Ronald D. Lucier

Infrared Thermography:Infrared Thermography:

Above: An IR thermogram taken in the morning of theunderside of a standing-seam metal roof. The wet sectionshows up as purple; dryer areas, warmed up by sun,appear yellow and orange.

November 2004 • Vol. 41 No. 11 The Official Publication of ASCR International

$9.00

2 Cleaning & Restoration • November 2004

find roof leaks; perform post-disaster inspections andmuch more—maximizing their value as a business asset.As you’ll see, the uses for infrared are limited only by theimagination of the user.

Energy efficiency. An IR camera can quickly and non-destructively detect areas of missing, moisture-laden or oth-erwise damaged insulation in walls, crawlspaces and atticsor around doors, windows, electrical outlets and otheraccess plates. All of these problems can increase a building’senergy costs by allowing cold air to enter the building andheated air to escape in the winter, and the reverse in thewarmer summer months. IR can also identify poorly oruninsulated pipes, another source of costly heat loss.

One process that assists in the thermal inspection of abuilding envelope for energy loss involves the use ofpressurization or depressurization of the structure todetermine air leakage, which in turn often helps locatepoints of water damage as well. The building is scannedunder normal operating pressure and the operating pres-sures for each floor documented. The structure is sealed andthen pressurized or depressurized. The highest sustainedpositive operating pressure is sustained and documented foreach floor. The building is then scanned again with the IRcamera following the same inspection pattern as in the firstinspection and the surface temperatures for each inspectionare compared to reveal any significant differences, whichmight provide the basis for further investigation to find aleakage, and then to make the necessary repairs.

Construction defects. The increased use of EIFS (Exte-rior Insulation and Finish Systems) and stone, stucco,brick veneers and siding as facades on residential as well ascommercial buildings invites the possibility of water intru-sion if they are not properly installed. IR can detect or ver-ify moisture infiltration in these weatherproofing “barrier”systems, which are usually the result of insufficient detail-ing such as inadequate or improperly applied flashing orsealants. These are the cause of many “mystery” leaks thatare virtually impossible to find without an IR camera,which can reveal moisture migration paths within thewalls, floors and ceilings.

Electrical, mechanical and HVAC systems. Infrared cam-eras are very effective at detecting overloaded circuits, faultywiring and loose electrical connections, which generate heatand can pose serious fire hazards. IR can detect thin spots infurnace heat exchangers and flues; mechanical problemssuch as worn, under-lubricated pumps, motors and bear-ings in fans, compressors and furnaces; electrical faults;refrigerant leaks and blockages in HVAC components.

Roof leaks. Roof leaks can cause costly damage to abuilding’s contents and discomfort to its inhabitants. An

Above Top: IR identified a partially inoperative heat cablesection in a gutter ice melt system, the result of a damagedcable and connection.

Above Middle: The red hot spot on the IR thermogram indi-cates a missing sheet metal ‘kicker’ flashing was the causeof moisture infiltration behind EIFS façade of a single familyhome.

Above: The infrared image shows normal operation of anin-floor radiant heating system.

Above Top: The IR thermogram clearly identifies the sourceof a cold spot in a residential living room: a stud baymissed during the blow-in insulation process.

Above: The IR thermogram spotted potentially catastrophiclevel of heat being generated by an exothermic reaction ofsodium hydrosulfite and water in a 32-gallon drum.

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infrared inspection can quickly identify missing or mois-ture-soaked insulation under a flat roof membrane wherethe insulation needs replacement, permitting the surgicalrepair of failed areas rather than the much more costlyreplacement of the entire roof.

Roofing IR inspection is best conducted after sunset,since the wet areas retain the heat absorbed during the daylonger than the surrounding dry areas, causing a tempera-ture difference that can be imaged, with the wet areas show-ing up as hot spots. IR can also be used to inspect roofdecks from inside a building, a highly effective approachwhen working with metal and ballasted roofing systems,which are difficult or impossible to inspect from above. Inthis case, inspection can be performed shortly after sunrise,when the wet areas of the underside of the roof warm upmore slowly than dry areas and show up as cold spots. Suchanomalies are easily imaged with currently available light-weight, handheld IR cameras, which can discern tempera-ture differences down to 0.08 of a Fahrenheit degree.

Ice damming. In extremely cold areas of the country, icedamming, the result of snow or ice that melts at the top ofthe roof and then refreezes when it flows down to the coldeave sections, can pose a serious safety hazard to pedestriansand vehicles below. To combat it, the “cold roof design”system is intended to provide uniform and consistent con-stant-flow ventilation across the roof’s sheathed surface.

“An IR camera can effectively evaluate deficient condi-tions in a cold roof system by measuring temperaturedifferentials indicative of heat loss that can result in heatedsheathing surfaces that allow snow to melt and subsequentice damming,” say Edward L. Fronapfel and Eric G.Amhaus, whose Colorado-based company, ProfessionalInvestigative Engineers, specializes in forensic and con-struction defect engineering. “IR can also be utilized tocheck for dead spots and insufficient coverage of icemelting systems used to prevent the freezing of gutters anddownspouts. And infrared can be used to inspect interiorand exterior in-floor radiant heat systems used, respectively,for heating interior floors and for melting snow and ice onoutside walks and driveways, thereby eliminating the needfor shoveling and reducing the risk of slips and falls.”

Post-casualty inspections. After fires, IR can quicklylocate remnant hot spots, assuring that the fire is completelyextinguished and providing invaluable data for insurancecompanies’ Cause and Origin investigations. The clear IRimages of normally invisible diagnostic evidence can assistin the planning and execution of the restoration effort andin the settlement process. After flooding, IR can quicklyassess the extent of water damage and enhance the dryingprocess by rendering the wet portion of materials visible.

Thermography enables us to see and measure heat.All materials on earth emit heat energy in the infraredportion of the spectrum. Unfortunately, the unaidedhuman eye cannot see in the infrared. Thermographic,or simply thermal, images allow the user to see ther-mally, revealing anomalies that in turn identify prob-lems in buildings and their component electrical,mechanical, plumbing and waterproofing systems.

Today’s lightweight and rugged infrared cameras can-not only see in real-time, but can also record infraredimages and measure the temperatures of target objectsquite accurately—to within 1/10 of a Fahrenheit degreeor better. Points of possible concern show up clearly ashot or cold in relation to their surroundings. Recordedthermal images can be easily inserted into reports ande-mailed, greatly facilitating communications amongtrades, attorneys and other professionals and also serv-ing as invaluable, rational, evidentiary data in casesinvolving controversy.

How InfraredThermography Works

How InfraredThermography Works

New, high resolution FLIR ThermaCAM® B-Series infraredcameras are specifically designed for building inspectionand can instantly and non-invasively detect moistureintrusion and other building defects and problems. The1.5-pound B1 is a rugged, ultra-compact and affordablemodel that can instantaneously inspect entire rooms—including places that are difficult to reach. All B-seriescameras store thermal images as J-PEG files that can beeasily downloaded to a PC and used with MicrosoftOffice® and other software to generate reports with theclick of a mouse.

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Even termites. Although considered cold-blooded crea-tures, termites are hosts to bacteria, which help breakdown and digest cellulose, the main ingredient of thewood they digest. The digestion process generates heat,and when large numbers of termites in nests congregate, asubstantial amount of heat is concentrated in one area. AnIR camera can detect this heat non-invasively as it’s con-veyed to the surface of walls or floors and then facilitatecorrective action.

The unexpected. There are many instances where aninfrared camera will find problems that the cleaning andrestoration professional wasn’t necessarily looking for.Such serendipitous findings can only enhance the contrac-tor’s reputation and standing with his or her client andreinforce the business relationship.

One such find occurred when Four Star Cleaning &Restoration of Fremont, Calif., was called in to documentthe water damage for insurance purposes at the site of aserious electrical fire at a garment dyeing facility. In addi-tion to the wet walls, which had been soaked by the sprin-kler system and fire department hoses, Four Star’s IRcamera found an unexpected thermal anomaly, an exces-sive heat source within a closed 32-gallon drum contain-ing sodium hydrosulfite, used in the dyeing process. Somewater had apparently penetrated the drum to producepoisonous hydrogen sulfide gas and enough heat to causespontaneous combustion and a potentially explosive con-dition. A hazardous waste hauler was called in, and underthe supervision of HAZMAT and local County HealthServices, the drum was disposed of.

“Not only were we able to document the water damage,but we were able to help prevent a second-order catas-trophe,” says Bill Weber, vice-president of Four Star. “If ithadn’t been for the camera, it’s quite possible there wouldhave been serious damage to person or property. As aresult, the tenant, the property manager, the fire depart-ment, city and county officials and the environmentalprofessionals were all pleased with the outcome. And wewere guaranteed a good reference and a future client.”

In another case, Chris Gerber, a certified indoor envi-ronmentalist with the Environmental Consultant’s Group,Sacramento, Calif., reported that the electric bills of ahomeowner in a rural area were exceeding $1,000 amonth. The owner had the utility company replace theelectric meter but that didn’t fix the problem. The ownernoticed that an automatic waste water pump was runningcontinuously. Thinking that the system was defective andwouldn’t shut off, he replaced the pump motor andinstalled a manual on-off control. The electric billremained high. Then, because his son was frequently get-

5 Cleaning & Restoration • November 2004

ting very sick, the homeowner hired Gerber to perform anenvironmental investigation.

After arriving on site, “I noted that his floor was buck-ling and my contractor’s IR camera confirmed that therewas water underneath,” says Gerber. “When we cut a holein the side of the house to get into a tight crawl space todetermine the source of the leak, we discovered that some-one had installed a second water heater in a pit under thehouse. The second water heater was leaking, and while itwas not the cause of the buckling floor, it was forcing thewater pump to work continuously.

“And when the contractor happened to point the IRcamera at the ground while he was adjusting its color set-tings, it revealed a temperature anomaly traveling on astraight line from the water heater to the pump, indicatingthat the power cable in a trench leading from the house tothe pump had electrical shorts!” Thus revealed, the prob-lem was finally able to be solved.

The eye of the beholderRegardless of what an IR camera is used to look for or

at, its effectiveness is dependent not only on the contrac-tor’s skill in operating the camera, but also on knowledgeand understanding of the component being inspected aswell as the science involved in the assessment of thethermal evidence. The trained and experienced thermog-rapher knows that not every hot or cold spot represents aproblem, but may in fact reflect a component’s normaloperation, performance or location in the structure. Alter-natively, a thermal image may actually show heat fromsources other than the target that is reflected from ortransmitted through the target material. That’s why it’soften said in the industry that: “There are IR camera oper-ators, and then there are thermographers.”

To meet the demand of the building diagnosticsmarket, the Infrared Training Center (ITC), which is theworld’s largest thermographer training organization, inconjunction with the Building Science Institute (BSI) hascreated a curriculum in Building Science. ITC’s three-and-a-half-day Building Science Certification class is the onlytraining course in the U.S. that is ISO-9001 registered.Upon successful completion of the class, students becomeCertified Building Science Thermographers, so if theywork for an ISO-9000 company, they’ll have fulfilled theirobligation for proper training. ITC also offers a two-dayclass for supervisors and a one-day class for technicians. ■

Ronald D. Lucier is a regional thermography course manager at FLIR Systems, aglobal leader in infrared cameras and technology. A mechanical engineer with 26years experience, 20 of those years have been in infrared thermography. He hasworked for FLIR for over five years.

Above Top: Warmer red, yellow and white areas of the IRthermogram of a roof taken after sunset indicate leaksaround the walkway and roof drain that have allowed theunderlying insulation to become soaked with water.

Above: The yellow hot spot on the IR thermal image of adoor jamb indicates termite activity.

Reprinted with permission from the November 2004 issue of Cleaning & Restoration magazine, ©2004, Association of Specialists in Cleaning & Restoration.

FLIR Systems Inc. Visit us at www.flirthermography.com or call 800-464-6372.