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

ASPHALT SHINGLE WEATHERING

Shingle “weathering” is a general term used to describe the effects of a shingle due to long-term exposure to the elements.

A weathered shingle isn’t necessarily a damaged shingle, although weathering will eventually damage shingles. Weathering is a natural process that causes the shingle to deteriorate over time. The rate at which shingles weather can be affected by a number of things.

Shingle Quality

A low-quality shingle will fail before a high-quality shingle. Quality can vary widely among manufacturers, and even within a single manufacturer’s product line.

Structure Orientation

South-facing roof slopes have shorter lifespans due to increased thermal cycling and UV exposure. Some portions of the roof are affected by prevailing winds more than others.

Degree of Roof Slope

Flatter roofs have shorter lifespans because they shed moisture more slowly and are more directly exposed to UV radiation than roofs with steeper pitches.

Climate

Harsh climates shorten roof lifespans. Wind, moisture and thermal cycling all contribute to deterioration of roofing materials.

Thermal Cycling

Climates with large daily temperature swings shorten roof lifespans because they cause greater amounts of expansion and contraction. This increases the roof’s rate of deterioration.

Roof Color

Darker roofs absorb more heat, which shortens shingle lifespan by accelerating the loss of volatiles and increasing thermal cycling.

Elevation

Homes at higher elevations are exposed to more UV radiation, which deteriorates most roof-covering materials, including asphalt shingles.

Roof Structure Ventilation

Poor ventilation of the roof structure shortens shingle lifespan by failing to keep shingles cool, resulting in accelerated loss of volatiles and greater amounts of thermal cycling.

Quality of Maintenance

Failure to repair damage and keep roofs clean can result in damage and deterioration from moisture intrusion and wind.

Now that you have a good idea of the kinds of conditions that contribute to deterioration, let’s look at an overview of the process of deterioration.

ASPHALT SHINGLE LIFESPAN, Part 1

Asphalt shingle lifespan is strongly affected by weathering. Even though the rate at which shingles weather varies, they still go through a generally predictable lifecycle.

Shingle deterioration chart ASPHALT SHINGLE WEATHERING

 The lifespan of asphalt shingles is related to the rate at which they deteriorate. The long-term deterioration pattern of an asphalt shingle can be broken into three parts:

  • incipient deterioration;
  • accelerating deterioration; and
  • decelerating deterioration.

“Incipient” mean “early,” so incipient deterioration is the first stage. During the incipient stage, deterioration takes place very slowly.

As time passes, deterioration starts to worsen, and shingles enter a period of accelerating deterioration.

By the time the deterioration curve begins to flatten out and the decelerating period begins, the shingles have reached the point of functional failure.  They’re no longer protecting the roof and are trying hard to turn back into the raw materials from which they’re manufactured.

Let’s examine the lifecycle of an asphalt shingle from the time of manufacture onward.

Packaging

Shingles start to age and deteriorate as soon as they’re packaged. This is the beginning of the incipient stage. The deterioration process is very slow at first, and is mostly driven by oxidation, the chemical processes taking place within the asphalt, and sometimes also by heat and pressure, depending on storage and transportation conditions.

Shingle Installation

Deterioration accelerates dramatically once the shingles are installed and exposed to weather. The asphalt layer is new and hasn’t yet had a chance to cure, so this rapid aging continues for a short time until the asphalt layer becomes tougher. This period typically includes minor granule loss as excess granules adhered during manufacturing separate from the shingles and are washed away by runoff.

Slow, Prolonged Aging of a Shingle

Once the curing period is complete, shingles enter a long period of aging at an ever-increasing rate.

At first, the pace will be so slow that it won’t really be visible. Shingle deterioration starts on a very minute scale with micro-cracks in the asphalt, the loss of a few granules, dissipating volatiles, and chemical changes in the asphalt.

The rate at which aging increases depends on a number of factors, such as shingle quality, roof orientation, slope, and other factors. This is the end of the incipient period and the beginning of the accelerating slope.

Accelerating Deterioration of a Shingle

During accelerating deterioration, these factors become more important. Multiple factors can combine to drastically extend or shorten the service life of the shingles.

As they approach the end of the accelerating-deterioration slope, most shingles will have common failures.

asphalt shingle craze cracking ASPHALT SHINGLE WEATHERING

Random surface cracking, called “craze-cracking,” can expose more asphalt to UV radiation.  In cold climates, the potential for damage is increased due to the expansion of moisture as it turns to ice. Craze-cracking will be covered in more detail in the articles to come.

Thermal cycling can cause a shingle to split. Splitting may be due to:

asphalt shingle bridging split2 ASPHALT SHINGLE WEATHERING

• contraction of the shingles themselves; or

asphalt shingle substrate splitting ASPHALT SHINGLE WEATHERING
• contraction of the roof deck.

A shingles can become more brittle as volatiles, which keep them flexible, dissipate. Loss of volatiles can degrade the bond between the asphalt and the granules, resulting in an increase in the rate of both uniform and localized granule loss.

asphalt shingle wind creasing ASPHALT SHINGLE WEATHERING

It also increases the chances of creasing or splitting of a shingle from flexing.

organic shingle distortion ASPHALT SHINGLE WEATHERING

As shingles lose volatiles, they may also become more moisture-absorbent, which can lead to distortion. Shingle distortion exposes more of the under-surface of the shingle to moisture, and increases the chances of roof leakage because wind-driven rain can more easily penetrate the roof.

organic shingle delamination ASPHALT SHINGLE WEATHERING

An organic shingle is more strongly affected by the loss of volatiles because, as the volatiles dissipate, the mat becomes more absorbent. As they deteriorate, organic shingles sometimes delaminate, which can leave the mat directly exposed to weather.

organic shingles trashed ASPHALT SHINGLE WEATHERING

Loss of granules on a shingle increases the amount of UV radiation reaching the asphalt. Although UV rays deteriorate asphalt, leaks from UV-caused deterioration are rare because properly installed shingles are typically at least two layers thick.

Thanks to Kenton Shepard and Nick Gromicko

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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Mold Spores, Mold Growth and Testing Measures

Mold spore and mold growth from water damage and moisture are common. Mold inspections and other testing can help find these problems.

Taking air samples during a mold inspection is important for several reasons.  Mold spores are not visible to the naked eye, and the types of mold present can often be determin
air sample mold Mold Spores, Mold Growth and Testing Measuresed through laboratory analysis of the air samples.  Having samples analyzed can also help provide evidence of the scope and severity of a mold problem, as well as aid in assessing human exposure to mold spores.  After remediation, new samples are typically taken to help ensure that all mold has been successfully removed.

Air samples can be used to gather data about mold spores present in the interior of a house.  These samples are taken by using a pump that forces air through a collection device which catches mold spores.  The sample is then sent off to a laboratory to be analyzed.  InterNACHI inspectors who perform mold inspections often utilize air sampling to collect data, which has become commonplace.

Air-Sampling Devices For Mold Testing and Mold Exposure

There are several types of devices used to collect air samples that can be analyzed for mold exposure.  Some common examples include:

  • impaction samplers that use a calibrated air pump to impact spores onto a prepared microscope slide;
  • cassette samplers, which may be of the disposable or one-time-use type, and also employ forced air to impact spores onto a collection media; and
  • airborne-particle collectors that trap spores directly on a culture dish.  These may be utilized to identify the species of mold that has been found.

When to Test and Gather Air Samples for Mold Exposure

Samples are generally best taken if visual, non-invasive examination reveals apparent mold growth or conditions that could lead to growth, such as moisture intrusion or water damage.  Musty odors can also be a sign of mold growth.  If no sign of water damage or mold or potential for mold exposure is apparent, one or two indoor air samples can still be taken, at the discretion of the inspector and client, in the most lived-in room of the house and at the HVAC unit.

Outdoor air samples are also typically taken as a control for comparison to indoor samples.  Two samples — one from the windward side and one from the leeward side of the house — will help provide a more complete picture of what is in the air that may be entering the house through windows and doors at times when they are open.  It is best to take the outdoor samples as close together in time as possible to the indoor samples that they will be compared with.

InterNACHI inspectors should avoid taking samples if a resident of the house is under a physician’s care for mold exposure, if there is litigation in progress related to mold on the premises, or if the inspector’s health or safety could be compromised in obtaining the sample.  Residential home inspectors also should not take samples in a commercial or public building.

Water Damage and Where to Sample For Mold Growth and Ideal Conditions 

In any areas of a house suspected or confirmed to have mold growth, air samples can be taken to help verify and gather more information.  Moisture intrusion, water damage, musty odors, apparent mold growth, or conditions conducive to mold growth are all common reasons to gather an air sample.  Samples should be taken near the center of the room, with the collection device positioned 3 to 6 feet off the ground. environmental air quality testing equipment Mold Spores, Mold Growth and Testing Measures

Ten minutes is an adequate amount of time for the air pump to run while taking samples, but this can be reduced to around five minutes if there is a concern that air movement from a lot of indoor activity could alter the results.  The sampling time can be reduced further if there is an active source of dust, such as from ongoing construction.

Sampling should take place in livable spaces within the house under closed conditions in order to help stabilize the air and allow for reproducibility of the sampling and measurement.  While the sample is being collected, windows and exterior doors should be kept shut other than for normal entry and exit from the home.  It is best to have air exchangers (other than a furnace) or fans that exchange indoor-outdoor air switched off during sampling.

Weather conditions can be an important factor in gathering accurate data. Severe thunderstorms or unusually high winds can affect the sampling and analysis results.  High winds or rapid changes in barometric pressure increase the difference in air pressure between the interior and exterior, which can increase the variability of airborne mold-spore concentration.  Large differences in air pressure between the interior and exterior can cause more airborne spores to be sucked inside, skewing the results of the sample.

Difficulties and Practicality of Air Sampling For Mold Spores

It is helpful to think of air sampling as just one tool in the tool belt when inspecting a house for mold problems.  An air sample alone is not enough to confirm or refute the existence of a problem, and such testing needs to be accompanied by visual inspection and other methods of data collection, such as a surface sample.  Indoor airborne spore levels can vary according to several factors, and this can lead to skewed results if care is not taken to set up the sampling correctly.  Also, since only spores are collected with an air sample and may actually be damaged during collection, identification of the mold type can be more difficult than with a sample collected with tape or a cultured sample. spore chain Mold Spores, Mold Growth and Testing Measures

Air samples are good for use as a background screen to ensure that there isn’t a large source of mold not yet found somewhere in a home.  This is because they can detect long chains of spores that are still intact.  These chains normally break apart quickly as they travel through the air, so a sample that reveals intact chains can indicate that there is mold nearby, possibly undiscovered during other tests and visual examination.

When taken under controlled conditions and properly analyzed, air samples for mold exposure, mold spores and mold growth are helpful in comparing relative particle levels between a problem such as water damage and a control area.  They can also be crucial for comparing particle levels and air quality in an area before and after mold remediation.

Mold Info