Example Inspection Report

Work #:201003

Reason for inspection:

• Client has had some flooding in the basement lately and suspects mold may be contributing to allergies. Client requested a full inspection with two samples

Summary of concerns:

• Attic contains many areas where insulation is missing from around recessed lights and other repaired areas.
• Ventilation inside home is minimal and should be upgraded.

Summary of recommendations:

• Recommend upgrading ventilation inside the home to allow for better airflow and removal of relative humidity from the building.
• Recommend installing additional insulation in attic space to minimize heat loss.

Property Description:

• Home built in 1947
• Approximately 2000 sq ft.
• Main level on basement

Ventilation:

Adequate Ventilation Not Present

• Recommended ventilation of residential homes should be between 0.35 and 0.7 air changes per hour (ACH).

Main Floor:

Desired Ventilation Rate: 0.35 ACH (Air Changes per Hour)

Square Footage: 1300 sq/ft
Average Ceiling Height: 8 ft X
________________________________________
Required Ventilation: 60.67 continuous cfm

Basement:

Desired Ventilation Rate: 0.4 ACH (Air Changes per Hour)

Square Footage: 700 sq/ft
Average Ceiling Height: 7 ft X
________________________________________
Required Ventilation: 32.67 continuous cfm

Recommendations:

• Recommend installing a Panasonic Whisper Green® ventilation fan in the bathrooms to assist in evacuating the relative humidity from inside the building. Whisper Green ventilation fans operate consistently at a low volume (30-60 cfm) And automatically ramp up to a higher volume (80 cfm) when a motion sensor is activated. An integrated timer will maintain the higher volume for a set period of time and then return the fan to the lower operating level until activated again.

HVAC & Filtration:

No Abnormal Findings

• Minimal one inch thick pleated filter present for air filtration. While this is effective at screening out some of the larger particulate from the air, a higher efficiency filter will do a better job at reducting total air particulate.

Recommendations:

• Environix recommends using 4″ thick, pleated filter media with a filtration rating of between MERV 8 and MERV 10 in the cold air return.

Location: Living Room

Summary: Abnormal Conditions Found!

Observations:

• Thermal imaging, infrared camera scan revealed areas of missing insulation around all recessed lights. This allows for both heat loss and relative humidity to escape into the attic space.
• No increased moisture content noted in building materials.
• Condensation noted on exterior windows. This is from relative humidity levels building up over the evenings.
• No obvious signs of water damage noted.
• No significant mold growth observed.
• RH:46 % Temp: 68°F CO2: 726 ppm CO: 0 ppm

Recommendations:

• Recommend upgrading ventilation in the home.
• Recommend upgrading insulation in the attic space.

Location: Kitchen

Summary: No Abnormal Findings

Observations:

• Good ventilation fans in stove and to the right of the kitchen sink.
• No increased moisture content noted in building materials.
• No suspicious temperature differentials found with thermal imaging.
• No obvious signs of water damage noted.
• No significant mold growth observed.
• RH:47 % Temp: 69°F CO2: 751 ppm CO: 0 ppm

Recommendations:

• Recommend using ventilation fans when cooking or baking.

Location: Hall Bathroom.

Summary: No Abnormal Findings

Observations:

• Adequate ventilation fan present in bathroom. Fan was running at time of inspection, however, client noted that it does get switched off during the day.
• No increased moisture content noted in building materials.
• No suspicious temperature differentials found with thermal imaging.
• No obvious signs of water damage noted.
• No significant mold growth observed.
• No areas of concern were noted in shower surround, around toilet or other plumbing fixtures or supply lines.
• RH:49 % Temp: 69°F CO2: 738 ppm CO: 0 ppm

Recommendations:

• Client may wish to change the fan switch from a standard on/off switch to an automatic, programable timer switch. Environix recommends activating the ventilation fan for a minimum of 1 hour, every 3-4 hours to ensure adequate ventilation within the main level of the home.
• Client may also wish to change out the fan to a Panasonic, Whisper Green fan which will continually run at a preset cfm.

Location: Master Bedroom.

Summary: No Abnormal Findings

Observations:

• Mild condensation present on window. This is due to extended periods of elevated relative humidity inside the room (usually during evenings and nights).
• No increased moisture content noted in building materials.
• No suspicious temperature differentials found with thermal imaging.
• No obvious signs of water damage noted.
• No significant mold growth observed.
• RH:47 % Temp: 69°F CO2: 725 ppm CO: 0 ppm

Recommendations:

• Client may wish to install a passive vent between the bedroom and the hallway or other common area to allow for relative humidity to escape even during periods when the door(s) are shut.

Location: Kids Room

Summary: Abnormal Conditions Found!

Observations:

• Thermal imaging, infrared camera scan revealed cool sections in the ceiling. Further investigation revealed a corresponding location of missing insulation in the attic.
• No increased moisture content noted in building materials.
• No suspicious temperature differentials found with thermal imaging.
• No obvious signs of water damage noted.
• No significant mold growth observed.
• RH:47 % Temp: 69°F CO2: 705 ppm CO: 0 ppm

Recommendations:

• Recommend upgrading the insulation in the attic space.

Location: Basement Family Room

Summary: No Abnormal Findings

Observations:

• No areas of concern noted.
• No increased moisture content noted in building materials.
• No suspicious temperature differentials found with thermal imaging.
• No obvious signs of water damage noted.
• No significant mold growth observed.
• RH:45 % Temp: 67°F CO2: 645 ppm CO: 0 ppm

Recommendations:

• None

Location: Basement Hall Bathroom

Summary: Abnormal Conditions Found!

Observations:

• No ventilation fan found in bathroom.
• No increased moisture content noted in building materials.
• No suspicious temperature differentials found with thermal imaging.
• No obvious signs of water damage noted.
• No significant mold growth observed.
• RH:45 % Temp: 69°F CO2: 642 ppm CO: 0 ppm

Recommendations:

• Recommend installing a Panasonic Whisper Green® ventilation fan in bathroom to assist in evacuating the relative humidity from inside the building. Whisper Green ventilation fans operate consistently at a low volume (30 cfm) and automatically ramp up to a higher volume (80 cfm) when a motion sensor is activated. An integrated timer will maintain the higher volume for a set period of time and then return the fan to the lower operating level until activated again.

Location: Guest Bedroom

Summary: No Abnormal Findings

Observations:

• Sheetrock was touching the concrete floor along the edges. This may allow for capilliary action to cause moisture to be absorbed by the sheetrock if excessive vapor emissions or a flooding event were to occur.
• No increased moisture content noted in building materials.
• No suspicious temperature differentials found with thermal imaging.
• No obvious signs of water damage noted.
• No significant mold growth observed.
• RH:45 % Temp: 68°F CO2: 534 ppm CO: 0 ppm

Recommendations:

• Monitor bottom of sheetrock to ensure no mold growth develops. Mold growth would be an indication of some type of moisture intrusion.

Location: Attic

Summary: Abnormal Conditions Found!

Observations:

• Minimal insulation found throughout attic. Many locations were missing insulation and therefore, contributing to energy loss through the home.
• No increased moisture content noted in attic sheathing.
• Good ventilation found.
• Ceiling penetrations did not appear to be air sealed. This can allow for both heat and relative humidity to escape into the attic and potentially cause conditions conducive to mold growth.
• No significant mold growth observed.

Recommendations:

• Recommend installing spray foam insulation around all ceiling penetrations.
• Recommend upgrading attic insulation to meet current standards of R-38.