Tiger Real Estate School (3) credit continuing education course

1. Don’t Let Water Intrusion Sink Your Deal!
P R E S E N T S

2. Don’t LetDon’t Let
WaterWater
IntrusionIntrusion
Sink YourSink Your
Deal!!Deal!!
Mold, Moisture, Mildew…
oh my!
P R E S E N T S
(3) Credit Continuing Education Course

3. …and a great class!
Continuing Education Providers
are subject to audit by the State of Connecticut
Please:
Mute your cell phone
Use electronic devices judiciously
Remain in attendance until the
end of the class (or we can’t issue
your credits)
Thank you!

4. Your Credits….
Are submitted electronically to the State of Connecticut
by Tiger Real Estate School
Tiger Real Estate School will email you a
Certificate of Completion within 14 days
Please make sure we don’t land in “spam” and be sure
to save your Certificate where you can find it
There is a $25.00 fee to reissue a Certificate

6. What is Water Intrusion?
““Water Intrusion is the introduction of anyWater Intrusion is the introduction of any
moisture into the indoor environment ormoisture into the indoor environment or
structural cavity of a building that is not astructural cavity of a building that is not a
normal function of the facility”normal function of the facility”

7. Why Is It So Destructive?
 Moisture can be the single most destructive
factor to the structural integrity of a home or
building
 Moisture can dissolve the matrix of drywall,
overwhelm the HVAC system, and lead to mold
growth, which can destroy building materials

8. Why Is This Information Important?
Greater understanding of building science
Why water/moisture penetrates a building
Where water/moisture penetration is most
prevalent
What it looks like
How to remediate/remedy
Don’t let water intrusion sink your deal!

9. Agenda
Building Envelope Science
Top 10 Reasons why water intrudes into a
building
Major Indicators
Top 10 Areas of Penetration
Where? What? Why? How?
Mold, Mildew
Remediation Methods and Costs
How to handle the particulars

10. Exterior Building
Enclosure Science

11. What is the Exterior Building
Enclosure?
Exterior perimeter wall and roof of the
structure
Separates outdoor from indoor
environments
Encompasses composite wall and roof,
structure, windows, doors
All penetrations through exterior walls
and roof

12. Where We Want to Contain
Conditioned Air
Enclosure Penetrations
Interior Building Enclosure
Science
Conditioned
space

13. What is the Interior Building
Enclosure?
Interior perimeter wall and ceiling of the
structure
Separates indoor from outdoor
environments
Encompasses composite floor, wall and
ceiling surfaces
All penetrations through interior floors,
walls and ceiling

14. Exterior Building Enclosure Components
Roofing
Chimneys
Sheathing and House
Wraps
Brick & Stone Veneers
Wood and Composite
Siding and Trim
Hard Coat Stucco
Flashing
Windows
Doors
All Building Penetrations
 Electrical Utility
Installations
 Vent Installations
 Nails and Other
Fasteners
 Exterior Piping and
Conduits
Additional Concerns….

15. Interior Building Enclosure Concerns
Air Sealing Processes
Insulation Details
Vapor Barrier
Installation
Draft Sealing Interior
Cavities
Temperature and
Humidity Control
Wet Building Materials
Occupancy Issues
 Lost Energy = Expense
 Trapped Moisture = Mold
 IAQ = Allergies/Sickness
Additional Concerns….

16. Top 10 Reasons WHY Water
Intrudes into a Building
“No, you can’t
list this as an
indoor pool!”

17. 1. Weather Conditions – Snow,
Sleet, Rain
2. Leaking Plumbing –
Appliances, Toilets, Showers,
Sinks, Tubs
3. Grading

18. 4. Deteriorated Roof/Flashings
5. Gutters/Downspouts
6. Structural Defects
7. Ductwork

19. 8. Foundation Defects
9. Improper Insulation
Installation
10. Windows

20. Major Indicators of Water
Intrusion
Look for
the
clues…..
(use all of your senses)

21. It’s important to observe and
develop an awareness of adverse
property conditions…
You have to know
what you are looking
at!
So, let’s test your awareness skills

22. Awareness Test

23. Standing Water in Basement
Broken
Sump
Pump
or a
Plumbing
Problem?

24. Condensation
•Insulation inInsulation in
BasementBasement
•Insulation inInsulation in
crawlspacecrawlspace
•AtticAttic
Water-damaged ceiling tiles. Air
conditioning ducts above the
ceiling were not insulated in
several areas resulting in
condensation on the ducts that
dripped onto the ceiling tiles

25. Windows Stuck/Won’t Open Water Under Door Threshold
Door and Window Rot or Damage

26. Smelly Basements,
Attics, and
Crawlspaces
Water Intrusion
Wet, Rotted Wood
Wet building
Materials including
carpeting,
insulation and
sheetrock
Other Dampness
related conditions
and/or Mold

27. Water Stains/Rings
Ceilings
Floors
Walls
Furniture Legs
Baseboards

28. Efflorescence Walls/Floors

29. Sump Pump/Perimeter Drain

30. Corrosion or Leaking Pipes

31. Top 10 Areas of
Water Penetration
Our Format….
1.Where in the building is water/moisture
intruding?
2.What does it look like?
3.Why did water/moisture intrude?
4.How do you remediate?

32. Top 10 Areas of Penetration
1. Basement/Crawlspace
2. Foundation/Exterior
Grounds
3. Siding/Exterior
4. Decks/Patio
5. Garage
6. Interior walls/floors
7. Kitchen
8. Bathroom
9. Attic
10. Roof

33. Basement and Crawlspace
Grading
Downspout –
extensions
Gutter Overflow
High Water Table
Foundation
Cracks
Lack of perimeter
drains
Dirt Floor
Lower Level Water Intrusion

34. 5 Ways Water Enters the
Basement

35. Footing Drain Systems Forms Contain The Concrete
New Construction
Water Penetration Prevention

36. New Construction
Water Penetration Prevention
Footing Drains and Water Proofing Foundations

37. Existing Construction
Grade - Level Sources of
Moisture
Improper Gutter AND Drainage
Installation Or Maintenance

38. Existing Construction
Grade - Level Sources of
Moisture
Improper Gutter AND Drainage
Installation Or Maintenance

39. Gutter Discharge Concepts -
Piping to Daylight or Collection Area

40. Trenching
Adding drain piping AND plastic
Providing drainage aggregate
Exterior Repair
Solutions For Existing
Construction

41. Grading, Swales and Drains Designed
To Divert Water Away From
Structures

42. Poor Grading and Drainage Induced
Foundation Failure
Grading Not Diverting
Runoff From The Structure
Foundation Failure Caused
By Hydrostatic Pressures

43. Active Water Penetration

44. Structural Injection-Type
Repair

45. Crack or Intrusion Diverter
Systems

46. Floor Trench Type Drain
Assembly
Collect Water Before It
Enters The Space
Attach Trench Type
Drain To A Collection
System

47. Diverting The Water To A Collection
System
What Are The Components
Of An Exceptional Collection
System?

48. Will These Sump
Systems Work As
Intended?
NO!NO!

49. Efflorescence
Capillary Draw
Water Stains
Evidence of Past
Moisture Intrusion in
the Basement

51. CRAWLSPACES

52. Dry Crawlspace Solutions
Are More Commonly
Multi-faceted
Than a One-Step Cure

53. Total System Solutions That
Work

54. Moisture
Source Air
Quality Issues
• HumidityHumidity
• RadonRadon
• MoldMold

55. Why Do Chimneys Require Separate
Moisture Control Activities?

56. Seepage from the foundation
Wicking moisture through masonry
Water entry from the top and the flashing
Common Chimney
Moisture Penetration
Locations

57. Chimney Moisture Control
Solutions

58. Siding/Exterior Walls
Overflowing Gutter
Ice Dam
Poor Siding/Trim Installation
Flashing Issues
No Vapor Barrier under Siding

59. Ice Dams Explained

60. Ice Dams Video

61. Sidewall Flashing Keeps The Water
Out

62. Proper Siding Underlayment
Preparation

63. Proper Masonry Siding
Installation and Defects

64. Patios/Decks/Exterior Stairs
Patio Grade
Perimeter Seal
(patio/foundation)
Cracks/Separation
Perimeter Flashing – Decks
Stairs – Flashing/Grade

65. Grading, Gutters and Flashing All Play A
Role in Keeping Water Out Of The
Structure

66. • Sliding Doors to
Decks
• Flat Roofing to
Entry Doors
• Improper or Missing
Deck Flashing
• Poor Drainage at
Patios
• Improper Masonry
Sill Installation
• Unsealed or Poorly
Flashed Building
Penetrations
• Aged Windows and
Doors

67. Interior Walls/Floors
Roof Leaks
Gutter Overflow
Ice Dams
Siding Issues
Plumbing Leaks
Window Flashing

68. Window Video

69. • Skylights
• Poorly Insulated
Ceiling Diffusers
• Roof Flashing Leaks
• Improper Fan Venting
• Missing Insulation and
Poor Air Sealing at
Unconditioned Spaces
• Improper Dryer Venting
and a Lack of Vent
Maintenance

70. • Improper or Deferred
System Maintenance
• Installation Defects,
Including Un-vented
Waste Systems
• Non-Typical Repairs
• Aged Systems and
Antiquated Technology
• Unskilled Observation
Doesn’t Recognize A
Minor Problem Until It
Becomes A Major
Defect

71. Attic
Roof Leaks
Roof Penetration Leaks
Flashing Issues
Ice Dams – improper, inadequate
insulation, venting
Gable and Vent Leaks
Wind Blown Rain

73. The Role of Proper Ventilation
Roof
Attic
Bathroom
Laundry
Kitchen

74. How To Insulate The
Home

75. Roof
Worn and Aged Materials
Improper Surface Installation
Missing or Improper Underlayment
(tar paper and/or ice & water shield)
Missing or Improper Flashing
Ice Dams

76. Incomplete Ridge Cap Shingles Missing Counter Flashing
Workmanship Issues Are
Common

77. Awkward Designs (unpredictable) Improper Underlayment (rot)
Workmanship Issues Are
Common

78. Flashing Deficiencies Caulk and Tar Problems
Workmanship Issues Are
Common

79. Skylights Generally = Leaks Flat Roofing in New England
Workmanship Issues Are
Common

80. Cracking Shingles Worn Materials
Material Defects and Age
Issues

81. Understanding The House As A
System
Removing or Diverting Water From The Structure
and Surrounding Areas
Maintaining the Interior and Exterior of The
Building Enclosure
Controlling Moisture and Improving Air Quality in
The Building With Proper Insulation and
Ventilation Techniques

82. Grandma’s House Video

83. B R E A KB R E A K
15 MINUTE15 MINUTE

84. 2014 – 2016
(3) Credit Continuing Education Courses
 Don’t Let Water Intrusion Sink Your Deal!
 Smart Energy Updates for Existing Homes
 Innovation in Sustainable Housing – Green Building Best Practices
This Old Connecticut House
 Minimize Your Risk, Maximize Your Earnings
 Environmental Issues – Evolution to Resolution
 What to Expect When We’re Inspecting!
 Mold to Sold!
 Residential Building Practices

85. Your Opinion Matters….
Before the end of
class, please take a
moment to complete
our evaluation form…

86. Buyer “B”
V
Seller “S”
Case Heard: April, May 2010
Decision: November 2010
Case Study

87. Property History
Built 1959, 1320 sq. ft.
“S” purchases property in 2001
Resides at property until 2005
Rents property to tenant McCann

88. The Subject House

89. Inspection Conditions
House is perched on a hill, with a side
yard slope
Left side yard has a swale and a drain at
the rear of the house
Underground gutter drains and a
walkout basement drain are in place
It is a quarter mile from a lake

90. Side Yard Site Conditions

91. Rear Yard Site Conditions

92. Yard Drains at Rear Swale Location
Walkout Basement and Gutter Drains
to Same Rear Yard Drain Location

93. Wet Floor Conditions at Chimney
Efflorescence at Perimeter Foundation
Prior Foundation Crack Repair
(Unfinished part of basement)

94. Property History
During a rainstorm in March 2007, basement
floods
Conduit servicing electrical box is determined to
be point of water intrusion entry
Tenant McCann notifies “S” of the water
intrusion

95. Prior Moisture Intrusion
at Panel
Deteriorated Service
Meter Box Seal at Top
Conductor Entry
Sidewall Flashing
Omitted
Rust at Interior of
Service Panel with
Water Stains
emanating From the
Bottom of The Panel
Corrosion at All
Internal Panel
Components Including
Panel Breakers

96. So they fixed the
leak!!!
What is The Right
Amount of Putty For
This Job?
Will This “Repair” Stop
The Water Intrusion
Is This What The Client
Had in Mind When
They Requested The
Restoration of This
System?
Was There an
Electrician Consulted
as Evidenced By The
Patch-job?

97. Property History
 “S” vacuums all water out of
basement
 Hires a Cleaning Company to
dry out the basement and
apply an antimicrobial
treatment
 Upon completion of work,
the Cleaning Company
determines there is no
evidence of mold
 “S” advises tenant to use a
dehumidifier
Partially finished section of
basement with wood framed and
sheetrock covered walls and
carpeting

98. Property History
“S” puts house on market March 13, 2007
She states in her disclosure report (basement, water
seepage/drainage/dampness)
“ One time only March 2007
major storm water in basement.”
“has no knowledge of the presence of the
conditions that could lead to the growth of mold”
(excessive humidity, water leakage, drainage
problems, flooding, etc.)”

99. The Sale
July 2007 “B” submits offer to
purchase
Both parties represented by
Realtors
Both parties sign disclosure report
(prepared by “S”)

100. The Home Inspection reveals
 “ Evidence of prior water penetration - consult with owner or
monitor for source and repair”
 “ Stains at wall and floor under basement Area Rug -consult
with owner”
 “ The evidence, source, amount or frequency of water
penetration may not always be observable or evident at the
time of this inspection. We suggest you consult the owner
for a historical perspective of whether evidence of water
penetration has been noted or not”
“No evidence of mold”

101. Post Inspection Negotiations
Credits were given to the buyer for:
Roof repairs
 Plumbing repairs
 Electrical work
 A septic riser
 A radon mitigation system
 Asbestos removal

102. Selling price: $385,000
Sale closes on 9/12/07

103. 4 months after closing….
“B” hires ServPro to test for mold
High levels of “Black Mold” are discovered
Air testing reveals levels of mold throughout the
house
Extensive repairs

104. “B” (Buyer) v “S”(Seller)
Intentional misrepresentation
Fraudulent misrepresentation
Innocent misrepresentation
Breach of contract

105. The Verdict
• Was the Home Inspector thorough in his
evaluation?
• Should the Buyer prevail?
• Should the Seller prevail?
• Should the Seller have disclosed more
information?

106. The Verdict
The Court found in
favor of the defendant
(Seller “S”)
on all counts

107. Are You Ready?
What kind of thinker are you?
Left Brain: Logical
Right Brain: Creative

108. Left Brain Right Brain
Uses Logic
Detail Oriented
Facts Rule
Words And Language
Present And Past
Math And Science
Order/Pattern Perception
Reality Based
Forms Strategies
Practical
Uses Feeling
"Big Picture" Oriented
Imagination Rules
Present And Future
Philosophy & Religion
Spatial Perception
Knows Object Function
Fantasy Based
Presents Possibilities
Impetuous
What kind of thinker are You?
Let’s take the test and find out…….

109. What kind of thinker are You?

110. One Minute Break –
Your Opinion Matters….
Please take a moment
to complete our
evaluation form…

111. What is Mold?
•Mold is a microscopic
organism that is found
everywhere
•Its purpose in the ecosystem
is to break down dead
materials
•Molds are types of fungi that
live on organic based
materials
Magnified Mold & Mold Spores
Source: EPA

112. CAR – “Mold” Statement of Policy
Indoor mold associated with allergic response
Individuals react differently
Parties should deal with issue responsibly
Sellers/landlords should disclose actual
knowledge
Water Stains, musty odors may indicate problem
Buyers/tenants at higher risk should inform
seller/agent
Please refer to your handout

113. CAR – “Mold” Statement of Policy
Assessments and samplings for mold
contamination can be performed by
qualified industrial professionals
(hygienist, engineer, labs, home inspection
companies)

114. Mold in the Environment
Mold is everywhere
Needs moisture &
oxygen to grow
Digests/eats whatever it
is growing on
Controlling indoor
moisture will control
mold

116. Connecticut Department
of Public Health
Mold Guidance for The Real Estate, Banking
and Insurance Communities
Please refer to your Handout

117. Mold and The
Home Inspection
According to The State of Connecticut Standards
Of Practice for Home Inspectors:
Is a Home Inspector required to
identify Mold?
Is a Home Inspector required to
identify water penetration/intrusion
that may lead to Mold?

118. Limitations and
Exclusions:
The Inspector is not required to
determine the following:
“ the presence of any environmental hazards,
including, but not limited to, toxins, carcinogens,
noise, and contaminants in soil, water, and air,
with the exception of radon, asbestos, lead paint,
or lead solder”

119. Mold and The
Home Inspection
According to The State of Connecticut Standards
Of Practice for Home Inspectors:
What responsibility does the
Home Inspector have with
regard to insulation and
ventilation?

120. Insulation and
Ventilation:
(a) The inspector shall inspect the insulation and vapor
retarders in unfinished spaces; the ventilation of attics
and foundation areas; and the mechanical ventilation
systems.
(b) The inspector shall describe the insulation and
vapor retarders in unfinished spaces and the absence
of insulation in unfinished spaces at conditioned
surfaces.
(c) The inspector is not required to disturb insulation
or vapor retarders or determine indoor air quality.

121. Remediation Methods
Got
Mold?
Please see Handout
“Get The Mold Out”

122. Are you Ready?
MOLD
A
Minute!
Let’s
test
your
Mold
IQ!!

123. The most important factor influencing
mold growth indoors is:
A. Temperature
B. Light
C. Moisture or Water
D. Organic Matter

126. Mold is usually black.
True
False

127. Condensation can be a sign of
High humidity.
True
False

128. If duct work insulation becomes
contaminated with mold, the
insulation must be removed and
replaced.
True
False

129. Using a stove can increase the
Humidity in a room.
True
False

130. Mold and Disclosure
Statute mandates prospective purchaser receive
form prior to executing contract
The Seller should complete the form
Realtors should not supply any answers nor
guidance

131. Mold and Disclosure
 Realtors have obligation under Code of Ethics
and Real Estate Regulations to reveal material
facts concerning a property
 If conditions are discovered after the Seller has
completed the form, and the Seller does not wish
to amend the form, the Sellers failure to amend
does not relieve the Realtor of the obligation to
disclose material facts about the property

132. Questions???
Thank You!

133. Thank you!