Home Inspection FYI

Providing Help, Knowledge and Other Useful Information To Home Owners Everywhere

Home Inspection FYI - Providing Help, Knowledge and Other Useful Information To Home Owners Everywhere

Protect Your Property From Water Damage

Water Damage

Water may be essential to life, but, as a destructive force, water damage can diminish the value of your home or building. Homes as well as commercial buildings can suffer water damage that results in increased maintenance costs, a decrease in the value of the property, lowered productivity, and potential liability associated with a decline in indoor air quality.

The best way to protect against water damage and this potential loss is to ensure that the building components which enclose the structure, known as the building envelope, are water-resistant. Also, you will want to ensure that manufacturing processes, if present, do not allow excess water to accumulate causing water damage. Finally, make sure that the plumbing and ventilation systems, which can be quite complicated in buildings, operate efficiently and are well-maintained. This article provides some basic steps for identifying and eliminating potentially damaging water damage and excess moisture.

Identify and Repair All Leaks and Cracks To Protect Against Water Damage

water damage Protect Your Property From Water Damage

The following are common building-related sources of water intrusion that can cause water damage:

  • windows and doors: Check for leaks around your windows, storefront systems and doors.
  • roof: Improper drainage systems and roof sloping reduce roof life and become a primary source of moisture intrusion causing water damage. Leaks are also common around vents for exhaust or plumbing, rooftop air-conditioning units, or other specialized equipment.
  • foundation and exterior walls: Seal any cracks and holes in exterior walls, joints and foundations. These often develop as a naturally occurring byproduct of differential soil settlement.
  • plumbing: A huge source for water damage. Check for leaking plumbing fixtures, dripping pipes (including fire sprinkler systems), clogged drains (both interior and exterior), defective water drainage systems and damaged manufacturing equipment.
  • ventilation, heating and air conditioning (HVAC) systems: Numerous types, some very sophisticated, are a crucial component to maintaining a healthy, comfortable work environment. They are comprised of a number of components (including chilled water piping and condensation drains) that can directly contribute to excessive moisture in the work environment. In addition, in humid climates, one of the functions of the system is to reduce the ambient air moisture level (relative humidity)throughout the building. An improperly operating HVAC system will not perform this function.

Prevent Water Damage and Water Intrusion Through Good Inspection and Maintenance Programs

Hire a qualified InterNACHI inspector to perform an inspection of the following elements of your building to ensure that they remain in good condition to help protect against water damage:

  • flashings and sealants: Flashing, which is typically a thin metal strip found around doors, windows and roofs, are designed to prevent water intrusion in spaces where two building materials come together. Sealants and caulking are specifically applied to prevent moisture intrusion at building joints. Both must be maintained and in good condition to protect against water damage .
  • vents: All vents should have appropriate hoods, exhaust to the exterior, and be in good working order.
  • Review the use of manufacturing equipment that may include water for processing or cooling. Ensure wastewater drains adequately away, with no spillage. Check for condensation around hot or cold materials or heat-transfer equipment.
  • HVAC systems are much more complicated in commercial buildings. Check for leakage in supply and return water lines, pumps, air handlers and other components. Drain lines should be clean and clear of obstructions. Ductwork should be insulated to prevent condensation on exterior surfaces.
  • humidity: Except in specialized facilities, the relative humidity in your building should be between 30% and 50%. Condensation on windows, wet stains on walls and ceilings, and musty smells are signs that relative humidity may be high. If you are concerned about the humidity level in your building, consult with a mechanical engineer, contractor or air-conditioning repair company to determine if your HVAC system is properly sized and in good working order. A mechanical engineer should be consulted when renovations to interior spaces take place.
  • moist areas: Regularly clean off, then dry all surfaces where moisture frequently collects.
  • expansion joints: Expansion joints are materials between bricks, pipes and other building materials that absorb movement. If expansion joints are not in good condition, water intrusion can occur.

Protection From Water Damage

  • interior finish materials: Replace drywall, plaster, carpet and stained or water-damaged ceiling tiles. These are not only good evidence of a moisture intrusion problem, but can lead to deterioration of the work environment, if having water damage they remain over time.
  • exterior walls: Exterior walls are generally comprised of a number of materials combined into a wall assembly. When properly designed and constructed, the assembly is the first line of defense between water and the interior of your building. It is essential that they be maintained properly (including regular refinishing and/or resealing with the correct materials) to protect against water damage.
  • storage areas: Storage areas should be kept clean.  Allow air to circulate to prevent potential moisture accumulation.

Act Quickly if  Water Intrusion Occurs To Protect Against Water Damage

Label shut-off valves so that the water supply can be easily closed in the event of a plumbing leak. If water intrusion does occur, you can minimize the damage by addressing the problem quickly and thoroughly. Immediately remove standing water and all moist materials, and consult with a building professional. Should your building become damaged by a catastrophic event, such as fire, flood or storm, take appropriate action to prevent further water damage, once it is safe to do so. This may include boarding up damaged windows, covering a damaged roof with plastic sheeting, and/or removing wet materials and supplies. Fast action on your part will help minimize the time and expense for repairs, resulting in a faster recovery.

 

Water Damage Protect Your Property From Water Damage.

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Air Quality in the Home

Air Quality in The Home. How To Improve It

Indoor air quality is generally worse than most people believe, but there are things you can do about poor air quality in your home.

Indoor Air Formaldahyde logo Air Quality in the Home

Some Quick Facts about air quality:

  • Indoor air quality can be worse than that of outdoor air.
  • Indoor air quality problems can arise from moisture, insects, pets, appliances, radon, materials used in household products and furnishings, smoke, and other sources.
  • Indoor air quality effects range from minor annoyances to major health risks.
  • Indoor air quality remedies include ventilation, cleaning, moisture control, inspections, and following manufacturers’ directions when using appliances and products.
  • Research has shown that indoor air quality can be worse than that of outdoor air. Many homes are built or remodeled more tightly, without regard to the factors that assure fresh and healthy indoor air. Our homes today contain many furnishings, appliances and products that can affect indoor air quality.

Signs of indoor air quality problems include:

  • unusual and noticeable odors;
  • stale or stuffy air harming air quality ;
  • a noticeable lack of air movement;
  • Indoor air quality issues from dirty or faulty central heating or air-conditioning equipment;
  • damaged flue pipes and chimneys;
  • unvented combustion air sources for fossil-fuel appliances;
  • excessive humidity effects air quality ;
  • the presence of molds and mildew effects air quality ;
  • adverse health reaction after remodeling, weatherizing, bringing in new furniture, using household and hobby products, and moving into a new home; and
  • feeling noticeably healthier outside.

Common Sources of Air Quality Problems

Poor indoor air quality can arise from many sources. At least some of the following air quality contaminants can be found in almost any home:

  • moisture and biological pollutants, such as molds, mildew, dust mites, animal dander, and cockroaches effecting Indoor air quality ;
  • high humidity levels, inadequate ventilation, and poorly maintained humidifiers and air conditioners;
  • combustion products, including carbon monoxide, from unvented fossil-fuel space heaters, unvented gas stoves and ovens, and back-drafting from furnaces and water heaters;
  • formaldehyde from durable-press draperies and other textiles, particleboard products, such as cabinets and furniture framing, and adhesives harming indoor air quality;
  • radon, which is a radioactive gas from the soil and rock beneath and around the home’s foundation, groundwater wells, and some building materials;
  • household products and furnishings, such as paints, solvents, air fresheners, hobby supplies, dry-cleaned clothing, aerosol sprays, adhesives, and fabric additives used in carpeting and furniture, which can release volatile organic compounds (VOCs) harming air quality;
  • asbestos, which is found in most homes more than 20 years old. Sources include deteriorating, damaged and disturbed pipe insulation, fire retardant, acoustical material (such as ceiling tiles) and floor tiles;
  • lead from lead-based paint dust, which is created when removing paint by sanding, scraping and burning;
  • particulates from dust and pollen, fireplaces, wood stoves, kerosene heaters and unvented gas space heaters; and
  • tobacco smoke, which produces particulates, combustion products and formaldehyde harming indoor air quality.

Remedies to Indoor Air Quality Problems

Living Areas

Paneling, pressed-wood furniture, and cabinetry may release formaldehyde gas harming indoor air quality.
Remedy: Ask about formaldehyde content before buying furniture and cabinets. Some types of pressed-wood products, such as those with phenol resin, emit less formaldehyde. Also, products coated with polyurethane or laminates may reduce formaldehyde emissions. After installation, open windows. Maintain moderate temperature and humidity for good air quality.

Biological pollutants can grow on water-damaged carpet. New carpet can release organic gases that harm indoor air quality .
Remedy: Promptly clean and dry water-damaged carpet, or remove it altogether. If adhesives are needed, ask for low-emitting ones. During installation, open doors and windows, and use window fans or room air conditioners. Vacuum regularly. Consider area rugs instead of wall-to-wall carpet. Rugs are easier to remove and clean, and the floor underneath can also be cleaned.

Some floor tiles contain asbestos that harms air quality.
Remedy: Periodically inspect for damage or deterioration. Do not cut, rip, sand or remove any asbestos-containing materials. If you plan to make changes that might disturb the asbestos, or if materials are more than slightly damaged, contact a professional for repair or removal. Call your local or state health department or the Environmental Protection Agency.

Moisture encourages biological pollutants including allergens, such as mold, mildew, dust mites and cockroaches.
Remedy: If possible, eliminate moisture sources. Install and use exhaust fans. Use a dehumidifier, if necessary. Remove molds and mildew by cleaning with a solution of chlorine bleach (1 cup bleach to 1 gallon water). Maintain fresh air with natural and mechanical air circulation.

Your fireplace can be a source of carbon monoxide and combustion pollutants.
Remedy: Open the flue when using the fireplace. Have the flue and chimney inspected annually for exhaust back-drafting, flue obstructions, cracks, excess creosote, and other damage. Install smoke and carbon monoxide detectors.

An air conditioner can be a source of biological allergens which harm the air quality.
Remedy: If there is a water tray, empty and clean it often. Follow all service and maintenance procedures, including changing the filter.

Gas and kerosene space heaters can release carbon monoxide and combustion pollutants.
Remedy: Never use unvented kerosene or gas space heaters. In the room where the heater is located, provide fresh air by opening a door to the rest of the house, turning on an exhaust fan, and slightly opening a window.

Tobacco smoke contains harmful combustion and particulate pollutants, including carbon monoxide and combustion byproducts that harm air quality.
Remedy: Do not smoke in your home or permit others to do so, especially near children. If smoking cannot be avoided indoors, open windows and use exhaust fans.

New draperies may be treated with a formaldehyde-based finish and emit odors for a short time.
Remedy: Before hanging, air draperies to ventilate odors. After hanging, ventilate the area. Maintain moderate temperature and humidity.

Paint manufactured before l978 may contain lead that harms air quality.
Remedy: Leave lead-based paint undisturbed if it is in good condition. Before removing paint, test for lead. Do-it-yourself lead test kits are available from hardware and building supply stores. Do not sand, burn off or remove lead-based paint yourself. Hire a person with special training to correct lead-based paint problems. For more information, call 1-800-LEAD-FYI.

Many animals create airborne allergens, such as dander, hair, feathers and skin.
Remedy: Keep pets outdoors as much as possible. Clean the entire house regularly. Deep-clean areas where pets are permitted. Bathe pets regularly.

Biological allergens caused by dust mites harm air quality and can trigger asthma.
Remedy: Clean and vacuum regularly. Wash bedding in water hotter than 130 degrees F. Use more hard-surface finishes; they are less likely to attract and hold dust mites.

Kitchen

Unhealthy and irritating vapors may be released from chemicals in household cleaners and similar products. Remedy: Select nonaerosol and non-toxic products. Use, apply, store and dispose of them according to manufacturers’ directions. If products are concentrated, label the storage container with dilution instructions. Use up a product completely before discarding its container.

Pressed-wood cabinets can be a source of formaldehyde vapor that harms air quality.
Remedy: Maintain moderate temperatures (80 degrees maximum) and humidity (about 45%). When purchasing new cabinets, select solid wood or metal cabinets, or those made with phenol resin; they emit less formaldehyde. Ventilate well after installation.

Unvented gas stoves and ranges are sources of carbon monoxide and combustion byproducts.
Remedy: Keep appliance burners clean. Have burners periodically adjusted (blue-flame tip, not yellow). Install and use an exhaust fan. Never use a gas range or stove to heat your home.

Bathroom
Organic gases are released from chemicals in some personal care products, such as deodorant, hair spray, shampoo, toner, nail polish and perfumes.
Remedy: Select odor-free or low odor-producing products. Select nonaerosol varieties. Open a window, or use an exhaust fan. Follow manufacturers’ directions when using the product and disposing of containers.

Air fresheners can release organic gases effecting air quality.
Remedy: Open a window or use the exhaust fan. Follow manufacturers’ directions. Select natural products.

Bedroom
Humidifiers and cold-mist vaporizers can encourage biological allergens, including mold, mildew and cockroaches, that can trigger asthma, and encourage the spread of viruses and the growth of bacteria.
Remedy: Use and clean these appliances according to manufacturers’ directions. Refill daily with fresh water.

Moth repellents often contain the pesticide paradichlorobenzene.
Remedy: Avoid breathing vapors. Place them in tightly sealed trunks or other containers. Store separately, away from living areas.

Chemicals used in the dry-cleaning process release organic gases.
Remedy: Bring any odors to the attention of your dry cleaner. Try to air out dry-cleaned goods before bringing them indoors. Seek alternatives to dry cleaning, such as hand washing items. Consider using green dry cleaners who use newer, non-toxic solvents and methods to clean garments.

Utility Room

Unvented gas clothes dryers produce carbon monoxide and combustion byproducts and can be a fire hazard as well as harming air quality. Remedy: Regularly dispose of lint around and under the dryer. Provide air for gas units. Vent the dryer directly to the outdoors. Clean the lint trap, vent and ductwork regularly.

Gas and oil furnaces and boilers, and gas water heaters can produce air-quality problems which include back-drafting of carbon monoxide and combustion pollutants.
Remedy: Have your heating system and water heater, including gas piping and venting, inspected every year.

Asbestos pipe wrap and furnace insulation can release asbestos fibers into the air.
Remedy: Periodically check for damage and deterioration. Do not cut, rip, sand or remove any asbestos-containing materials. If you plan to make changes that might disturb the asbestos, or if materials are more than slightly damaged, contact a professional for repair or removal.

Basement
Ground moisture encourages biological allergens, including mold and mildew that effects air quality.
Remedy: Inspect for condensation on walls, standing water on the floor, and sewage leaks. To keep the basement dry, prevent outside water from entering indoors by installing roof gutters and downspouts, by not watering close to the foundation, by grading soil away from the home, and by applying waterproofing sealants to the basement’s interior walls. To prevent the accumulation of standing water, consider installing a sump pump. If sewage is the source of water intrusion, have drains professionally cleaned. If moisture has no obvious source, install an exhaust fan controlled by humidity levels. Remove mold and mildew. Regularly clean and disinfect the basement floor drain.

Radon is an invisible, radioactive gas that harms air quality which poses the risk of lung cancer.
Remedy: Test your home for radon. Do-it-yourself kits are inexpensive and easy to use. Have an experienced radon contractor mitigate your home if your radon level is 4 picocuries per liter (pCi/L) or higher.

Chemicals in hobby products, such as solvents, paint, glue and epoxy, release organic gases. Remedy: Follow manufacturers’ directions for use, ventilation, application, clean-up, and container storage and disposal. Use outdoors when possible. When using indoors, open a window or use an exhaust fan. Re-seal containers tightly. Clean tools outside or in a well-ventilated area.

Garage
Car and small engine exhaust are sources of carbon monoxide and combustion byproducts.
Remedy: Never leave vehicles, lawn mowers, snowmobiles, etc., running in the garage.

Paint, solvent and cleaning supplies may release harmful vapors hurting the air quality.
Remedy: Provide ventilation when using them. Follow manufacturers’ directions. Buy only as much as you need. If the products contain methylene chloride, such as paint strippers, use them outdoors. Re-seal containers well. Keep products in their original, labeled containers. Clean brushes and other materials outside. Opt for non-toxic green products whenever possible.

Pesticides and fertilizers used in the yard and garden may be toxic.
Remedy: Use non-chemical methods whenever possible. Follow manufacturers’ directions for mixing, applying and storing. Wear protective clothing. Mix or dilute these products outdoors. Provide ventilation when using them indoors. Store them outside of the home in their original, labeled containers. After using the product, remove your shoes and clean your hands and clothing to avoid bringing the chemicals into your home.

Smoke and Carbon Monoxide Detectors
Install a smoke detector in each bedroom or in the adjacent hallway.
If you have gas or other fossil-fuel appliances in the house, install carbon monoxide detectors in these locations.
Combination smoke and carbon monoxide detectors are available.
Check the batteries frequently, at least annually.

Amount of Ventilation For Good Air Quality

If too little outdoor air enters a home, pollutants can accumulate to levels harming air quality that can pose health and comfort problems. Unless they are built with a special mechanical means of ventilation, homes that are designed and constructed to minimize the amount of outdoor air that can “leak” into and out of the home may have higher pollutant levels than other homes. However, because some weather conditions can drastically reduce the amount of outdoor air that enters a home, pollutants can build up even in homes that are normally considered “leaky.”

How Does Outdoor Air Enter a House?

Outdoor air enters and leaves a house by infiltration, natural ventilation and mechanical ventilation. In a process known as infiltration, outdoor air flows into the house through openings, joints and cracks in walls, floors and ceilings, and around windows and doors. In natural ventilation, air moves through opened windows and doors. Air movement associated with infiltration and natural ventilation is caused by air-temperature differences between the indoors and outdoors, and by wind. Finally, there are a number of mechanical ventilation devices, from outdoor-vented fans that intermittently remove air from a single room, such as the bathroom and kitchen, to air-handling systems that use fans and ductwork to continuously remove indoor air and distribute filtered and conditioned outdoor air to strategic points throughout the house. The rate at which outdoor air replaces indoor air is described as the air-exchange rate. When there is little infiltration, natural ventilation or mechanical ventilation, the air-exchange rate is low and air quality decreases and pollutant levels increase.

Indoor Air Quality Pollution and Health

Health effects from indoor air pollutants may be experienced soon after exposure or, possibly years later.

Immediate Effects From Polluted Indoor Air Quality

Immediate effects from polluted air quality may show up after a single exposure, or it may take repeated exposures. These include irritation of the eyes, nose and throat, headaches, dizziness and fatigue. Such immediate effects are usually short-term and treatable. Sometimes, the treatment is simply eliminating the person’s exposure to the source of the bad air quality or pollution, if it can be identified. Symptoms of some diseases, including asthma, hypersensitivity pneumonitis, and humidifier fever, may also show up soon after exposure to some indoor air quality pollutants.

The likelihood of immediate reactions to poor air quality due to air pollutants depends on several factors. Age and pre-existing medical conditions are two important influences. In other cases, whether a person reacts to a pollutant depends on individual sensitivity, which varies tremendously from person to person. Some people can become sensitized to biological pollutants after repeated exposures, and it appears that some people can become sensitized to chemical pollutants, as well.

Certain immediate effects from polluted air quality are similar to those from colds and other viral diseases, so it is often difficult to determine if the symptoms are a result of exposure to indoor air pollution. For this reason, it is important to pay attention to the time and place that symptoms occur. If the symptoms fade or go away when a person is away from home, for example, an effort should be made to identify indoor air sources that may be possible causes. Some effects may be made worse by an inadequate supply of outdoor air, or from the heating, cooling or humidity conditions prevalent in the home.

Long-Term Effects From Poor Air Quality

Other health effects from poor air quality may show up years after exposure has occurred, or only after long or repeated periods of exposure. These effects on air quality, which include some respiratory diseases, heart disease and cancer, can be severely debilitating or fatal. It is prudent to try to improve the indoor air quality in your home even if symptoms are not noticeable.

While pollutants commonly found in poor indoor air quality are responsible for many harmful effects, there is considerable uncertainty about what concentrations or periods of exposure are necessary to produce specific health problems. People also react very differently to exposure to poor indoor air quality and pollutants. Further research is needed to better understand which health effects occur after exposure to the average pollutant concentrations found in homes, and which occur from the higher concentrations over short periods of time.

Poor indoor air quality and contaminants can be a source of ill health. Hire an inspector trained in air quality to perform your next home inspection.

 

Air Quality

Housing News

Biowalls

Biowalls — also referred to as living walls, vertical gardens, green facades, and green walls – are interior or exterior walls that are covered with living vegetation.

How Are Biowalls Used

Biowalls have practical applications for both indoor and outdoor use. Many indoor biowalls are implemented in homes and offices for their natural air-filtration properties,
biowall 300x206 Biowallsand are used in tandem with traditional HVAC systems. Outdoor biowalls are most commonly found in urban environments, and serve to insulate buildings and combat the urban heat island (or UHI) effect, where exposed concrete surfaces reflect heat and cause urban centers to be excessively hot in the summertime.  Biowalls are also effective for mitigating the UHI effect in urban centers located in warm and dry climates.

Facts and Figures About Biowalls

  • The EPA estimates that even in buildings employing state-of-the-art HVAC systems, indoor air quality can be significantly worse than outdoor air quality due to the emission of volatile organic compounds (or VOCs). VOCs result from the off-gassing of paint, refrigerants, new carpeting, glues, electronics, and other petrochemical products. VOCs may not be hazardous in small quantities but, over time, they contribute to Sick Building Syndrome (SBS), which causes occupants of affected buildings to suffer headaches, dizziness, and irritation of the eyes, nose and throat.
  • In a 1984 study, NASA found that vegetation sequesters and purifies a significant amount of VOCs from enclosed indoor spaces.
  • Plant foliage is responsible for turning carbon dioxide into oxygen, but it is the root system that actually sequesters hazardous VOCs.

How do biowalls function?

There are two main types biowalls:

  • In panel system biowalls, soil packed in plastic bags oftentimes comprises the growing medium. Plants and soil are placed in compartments and connected to a support and irrigation system in these biowalls.
  • In felt system biowalls, panels of felt are used as the growth medium that the plants fit into. The felt sits against a waterproof layer, which is mounted onto a support structure. Roots grow downward and hold the plants in place.

A drip-irrigation system may be installed to run across the top of biowalls, allowing water and added nutrients to cascade down and soak the growth medium and plant roots. Excess water that pools at the biowalls bottom then recirculates back to the top of the wall by means of a pump. Some systems utilize captured rainwater or recycled greywater to minimize the water requirements of biowalls.

There are two main classifications that distinguish biofiltration intensity of biowalls:

  • passive biowalls filter air naturally, as plant foliage absorbs carbon dioxide and emits fresh oxygen; and
  • active biowalls are indoor systems that take this process a step further. Fans draw polluted air through the biowall’s growing medium.  The plants’ roots trap harmful VOCs, which microbes may use as a source of energy. The building’s HVAC system then circulates newly filtered air throughout indoor areas.

Advantages of Biowalls

  • Active biowalls perform natural biofiltration and decrease the incidence of SBS.
  • Active biowalls reduce the need for indoor heating and cooling, which saves energy and money. Traditional HVAC systems replace indoor air with outdoor air on an hourly basis. This necessitates additional heating or cooling of new air to meet the desired temperature of indoor air. Active biowalls recirculate the same air, thus eliminating the need for further heating or cooling.
  • Active biowalls may remediate hazardous pollutants that some mechanical filtering systems cannot.
  • Vegetation on a building’s exterior walls minimizes direct sunlight on the surface of the building. In this way, the biowall minimizes the summertime UHI effect in cities, as less heat is re-radiated. This shading effect also translates into a reduced need for air conditioning in summer or in warm climates.
  • Vegetation on exterior walls protects buildings from harmful acid rain and UV rays. It also protects building materials from excessive expansion and contraction, as it minimizes temperature fluctuations.
  • Outdoor biowalls provide insulation to buildings, which reduces the energy required for indoor heating and cooling, and saves money. This is particularly noticeable in temperate climates, where buildings lack hardy insulation.
  • Biowalls can tolerate non-potable water, and may even have the capacity to purify polluted water.
  • Water moving through vegetation on a vertical plane is less likely to evaporate than water moving on a horizontal plane.
  • Some biowalls may produce edible foods.
  • Biowalls provide a sense of pleasure and ease for people. This is particularly relevant in office settings, as some studies reported that workers placed amid vegetated walls expressed higher levels of satisfaction and productivity.
  • Biowalls provide some soundproofing to rooms and buildings.
  • Outdoor biowalls capture rainwater and minimize urban runoff.
  • Biowalls provide less structural strain on buildings than green roofs.
  • Existing walls may be retrofitted to accommodate biowalls.

Disadvantages of Biowalls

  • Systems that utilize loose soil are not well-suited for areas that are frequented by the public or that are prone to high winds or rain. Loose soil can become dislodged and spill out.
  • All biowall systems require some maintenance.
  • Felt system biowalls are not thick, and even multi-layer systems are not conducive to the growth of extensive root systems.
  • Felt systems are not efficient at capturing and holding water, and thus require frequent watering or automated re-circulation.
  • Many local building codes typically require traditional air-filtration systems for code compliance. In these cases, biowalls cannot entirely take the place of standard systems.
  • Biowalls may be costly to implement, especially when traditional air-filtration systems are also required.

Hazards of Biowalls

  • Biowalls are ecosystems and, as such, may attract unwanted insects and pests.
  • Roots penetrating into wall structures used with biowalls may be a hazard in systems that are not planned properly.
  • Mold or damage to biowalls may be a problem in systems that do not drain properly.
  • Greywater from biowalls that is improperly handled poses a human health hazard.

What To Look For in Biowalls

  • Loose-growth media on biowalls should be replaced regularly, approximately once every two years for interior systems, and once every year on exterior systems.
  • Artificial lighting should supplement indoor systems that do not receive sufficient sunlight. Outdoor systems should face the direction that provides appropriate sunlight for the needs of the specific vegetation planted.
  • Irrigation systems for biowalls should achieve maximum efficiency by timing the watering cycles appropriately.
  • Root structures should have a sufficient growth medium such that they do not become overly compacted, leading to plant die-off.
  • A ratio of approximately 1 square foot of active biowall for every 100 square feet of floor space should be ensured for adequate air filtration.
  • The system should be drained regularly so as to avoid the growth of mold or the buildup of salts.
  • Adequate air flow is required so that active biowalls achieve maximize efficiency.
  • Plants chosen to populate biowalls should reflect the conditions of the locale, especially in outdoor systems.
  • Indoor systems should employ plants that do not release excessive pollen.
  • A backup water supply should provide irrigation for biowalls in case of a power failure.
  • An overflow basin should be installed to catch excess water from biowalls in case of a mechanical failure.
  • Wall structures chosen for biowalls should be resistant to moisture penetration.

In summary, biowalls have many health, environmental and financial benefits when they are properly installed and maintained.