Category: Case Studies

How Thermal Imaging Technology, Latest Tools and a trained Home Inspection Team helped in assessing and finding source & solution to serious non-identifiable damp / seepage problem in a reputed Club of Bengal.

Periodical Assessment & Maintenance can save one and all from severe problems caused due to External Moisture / Damp / Seepage Intrusion

History

A renowned club in a key location of Kolkata, India – Heritage Structure

The building was dripping in moisture problems. It had past leakage problems. Though some repairs were carried out still the issues were not properly rectified.  It was both waste of time and money and most importantly having adverse effects on human health and shelf life of the structure.

Why Team MACJ – A Buyers Choice Home Inspections was summoned?

The client was facing the following problems:

1. Moisture patches at back wall surface at different levels in the Reception Area.
2. Moisture patches at front wall right side near external facade plumbing duct position along electrical conduit and discoloration at wall surface.

How lack of maintenance gives rise to issues that become critical in the long turn – Read through…

Observations

Affected Areas along with same wall:

• Ground Floor – Reception area
• Mezzanine Floor – Kids play room
• First Floor – Conference Room
• Roof / Parapet Wall

Roof Parapet Wall

1. Presence of moisture at parapet wall on right side of plumbing duct above curved chajja projection. As confirmed by IR images, water intruding from rain water outlet concealed along the parapet wall.
2. Gaps and deteriorated plaster of parapet wall lower portion at skirting level, around plumbing duct and around plumbing pipes clamped or concealed at parapet walls / skirting junction.
3. Minor cracks with weathering effects noted at parapet wall flashing, external surface and at plumbing duct projected wall surface with parapet wall junction.

Roof Flooring

1. Gaps at tiled flooring noted at places effecting parapet wall lower portion.

Roof Plumbing

1. Inadequate grouting / bore packing and no grating at rain water outlets.

External Facade
Facade Condition:

1. IR images showed presence of moisture at external wall above reception area entrance door and around DB panel. The wall surfaces are affected by moisture infiltrating from #1- Roof- Parapet wall, #2- External facade – Plumbing duct, #3- Cracks at wall surface.
2. Inadequate finishing and slope at curved chajja below roof level, which was leading to moisture intrusion along wall surface junction.

Plumbing Duct

• Leakage noted at water supply pipe mid junction in plumbing duct, causing infiltration of water along the deteriorated wall surface.
• Plaster condition at plumbing duct wall surface at places with algae formation and bare brick works, open sleeve for plumbing pipes and other conduit insertions also been noted. Moisture intruding from roof level till ground floor level along duct positions damaging either side of wall surface.
• Electrical pipes not dressed at plumbing duct with bare plaster packing, causing moisture infiltration at either side of wall surface mentioned in Kids Playroom – Wall section. As noted AC drainage pipe terminated at duct wall surface right above electrical conduit insertions on right corner of duct and plant growth noted, from where moisture intrusion taking place during AC operation and rainy season.

Tracking the Source

1. Roof – Rain water outlet & Parapet wall condition.
2. Conditions of external plumbing duct.

The entire building was mostly affected from the roof:

Simple & Low Cost Solutions – Before anything and everything, the source needs to be repaired

The step wise rectification methodology is as follows:

Step 1: Roof – Parapet wall, Plumbing and Flooring to be taken care.
Step 2: Plumbing duct rectification.
Step 3: Internal wall and External wall rectification.

Main Essence – The main essence of any moisture problem is tracking the source. You not only need any engineer but an engineer who is a Home Inspector and has expertise in this particular field. Also the use of advanced tools & technology play a pivotal role in these types of inspection.

In this case we got to know that intrusion of external moisture was mainly from plumbing duct and above roof rain water outlet with cracks at external wall surface.

Also property maintenance is very important.  If periodical maintenance or health check-up of any property is not carried out or problems are overlooked, then deterioration will occur and the issues will spread. It will adversely affect both the human health and property life. Taking care of the elements of any property will not only ensure smooth functioning but will also provide those elements a longer and healthy life.

To know more, please read through our related Blog:

www.macj-abuyerschoice.com/damp-seepage-assessment-with-solutions-through-thermal-imaging-technology

MACJ – A Buyer’s Choice Home Inspections
Inspected Once – Inspected Right
Long Term Solution – Low Cost of Repair – Least Destruction
We ensure Long, Safe& Healthy Life of your Dream Homes

The Background

A duplex in a premier residential complex.

• Refurbishing / rectification jobs and re-painting done recently to repair damp walls / seepage problem.
• Source of Damp / Seepage not identified.
• Problem resurfaces

This is where Team – MACJ – A Buyers Choice Home Inspections, came into picture.

The main concerned area was the Dining Hall.

It was badly affected. There were:

a) Paint discolouration on right wall lower portion around switch socket board.
b) Paint discolouration on right wall lower portion at mid span.

Adjacent Kitchen Wall

1. The client informed our Team that there had been some past history of leakage around floor drain outlet and rectification works have been done for it. No active leakage was noted.
2. Minor leak noted around junction of sink flexible drain pipe with outlet pipe on wall.
3. Dripping water noted on wall surface under counter stone.

Our Team thoroughly inspected and found that there were multiple sources from the adjacent Kitchen Wall side.

As analysed by IR camera, moisture presence noted in the affected area due to intrusions from:

1. Leak at junction of sink flexible drain pipe with outlet pipe on wall.
2. From joints between wall tiles and counter stone.
3. Also gap noted around sink tap.

Multiple sources identified

IR images confirmed water running along the surface of the wall which was spreading around the junction, thereby affecting the adjacent right wall of Dining area.

However, there was another source, which was more challenging.

Kitchen Balcony

We observed popping of paint on left wall and back wall lower portion above skirting. As confirmed by IR camera, the area was affected due to leakage from elbow joints of AC drain pipe running concealed along the affected area and spreading to the dining area wall.

This case study establishes that localised / surface rectifications are not enough to solve a damp / seepage problem. It is important to find the source of the problem. It requires state of the art tools and expert knowledge (of Professional Home Inspectors) to accurately identify the issue and the source of damp/ leakage/ seepage. Experts are needed not only for identification purposes but also to provide the best pocket friendly solutions for the issues. Trust our experts to give you a long term solutions to your problems.

If only our client engaged us in the first place, then he / she would not have to shell down big amounts.

MACJ – A Buyer’s Choice Homes Inspections Motto:
LLL – Long term solution – Low cost of Repair – Least destruction

Also read our related Blog: https://macj-abuyerschoice.com/real-estate/are-you-renovating-or-remodelling-your-home-or-giving-it-a-makeover-home-inspection-before-renovation-heres-some-food-for-thought/

The Background

Moisture Laden Heritage Building (Façade + Ground + 3 Floors + Roof)

Planning for Home Renovation

• Old Heritage Type Building
• Major Investment approx Rs. 12 – 15 lacs
• Source of Damp / Seepage not identified

It made sense to do a thorough Damp / Seepage Inspection through Thermal Imaging – Infrared Technology

The entire western side of the building (all floors) had significant moisture / damp damage

• Ground Floor: Walls of bathroom had stains and musty smell due to build up of moisture. Besides the visible stains the infrared image of wood panel inside the bathroom showed moisture seeping in.

• First Floor: Walls of bathroom had moisture presence. Ceiling of Bathroom had cracks.

• Second Floor: Walls of bathroom-1 had crack above the window indicating deterioration of the wall due to presence of moisture. Ceiling of Bathroom-1 had Fungal deposit. Walls of bathroom-2 had Hole in the wall and external clamps and peeling of paint was also noted which indicated moisture presence.

• Third Floor: Besides visually noted, water intrusion was also seen by the infrared measurement at all the walls along the West and North end rooms and bathrooms.

• Roof: Major Damage and Issues Observed – Significant amounts of debris, Constant flow of water noted under the water tanks and near drainage pipes, Cracks, Uneven finishing, Hollow masonry structure.

Severity of the damage increased as we went on higher floors (Western side of the building)

Source Identification

After a thorough check up of the said areas, we reached the roof. And Voila! We found the source:

Roofs, parapets and other exposed parts of a building are most susceptible to rain penetration, especially where access for maintenance is difficult. Junctions in roofs are potential trouble. Hairline cracks in pointing and render invariably admit moisture.

• Significant amounts of debris were noted near lift machine room (LMR) where rain water was found stagnated and understood to penetrate the weak areas in the parapet walls.
• Cracked and unevenly finished Wall – floor junction huller was noted under the water tank and at the southern end circular projection.
• Beside the tank, the hollow masonry structure was acting as unwanted water storage / pocket. Live and green plant showed presence of significant amount of moisture.
• Constant flow of water was noted under the water tanks and near drainage pipes. Normal cement slab should not be subject to stagnant water. There was also a gap between CI drain pipe and slab, which indicated that water was flowing into the masonry wall then into the drain pipe. And as masonry wall is an absorbent, hence it was absorbing the water and passing the same into the wall below and spreading across the periphery.

Proposed Solution

Conclusion: Identifying the source of moisture is the most important step in these cases and also a very critical one. These inspections involve qualified experienced experts. MACJ – A Buyers Choice Home Inspections is glad to be bestowed with such team who can correctly and precisely identify the issue/s with a simple solution/s. We should also applaud the client who proved wise enough to engage MACJ – A Buyers Choice Home Inspections to solve the problem. Not only did the MACJ team solve it successfully but also saved the client from major future damages which would have also resulted in incurring a lot of money. Our recommendations were also pocket friendly.

MACJ – A Buyer’s Choice Homes Inspections Motto:
LLL – Long term solution – Low cost of Repair – Least destruction

How MACJ – A Buyer’s Choice team solves this with a minimum of fuss & cost but maximum of technology, knowledge, & experience.

Description:

Classic case of unidentifiable seepage in a Prayer Room Ceiling that would have resulted in short term solution at high cost of repair with property damage and a lot of time. MACJ – A Buyers Choice Home Inspections identifies the source and solves the problem with its 3L service philosophy – Long term solution – Low cost of Repair – Least destruction

Background:

MACJ – A Buyer’s Choice team observed the following on visiting client’s home (5th Floor Unit):

5th Floor:
Water droplets falling from the Prayer room ceiling approximately for the last six months.
Presence of water pocket / trapped water noted in the alcove of the Prayer room as inferred by infrared camera.

6th Floor:
As the water was coming from the ceiling of 5th floor, so it was expected that the source of water was at the floor above (6th Floor) where it had made the path from the left corner above the alcove ceiling. Also at the left side of the sixth floor wall, minor efflorescence was noted which indicated presence of soluble salts and moisture. The 6th floor had a Prayer Room directly above, an open balcony with plants, a window ledge and a bathroom at a distance surrounding it. The source could be from anywhere.

Alternative Non-Destructive Testing (NDT) – Substantiation:

MACJ carried out NDT along with Deductive reasoning for making sure that the leak was from AC drain pipe. The team decided to pour 1.5 L of water in the starting point of the drain pipe and observed the ‘said end point’ for 15 minutes. But less than 500 ml water came out.

Eureka! Within that time frame, fall of water droplet in the affected area had increased. Hence more water was reaching the area due to leak/ improper joint at the drain pipe.

To substantiate our findings on Monday (15th may) we made alternate connection at the waste water drain pipe of the air conditioner at the sixth floor prayer room and requested our client i.e. the home owner to operate the air conditioner normally. 5th Floor: At fifth floor on the third day i.e. Wednesday (17th may) we observed the falling droplets reduced to bare minimum.
By Friday (19th may), as confirmed by our client the falling of water droplets had completely stopped.
On Saturday (20th may) it was reconfirmed that the droplets had stopped and the ceiling had reduced moisture.
6th Floor: On Saturday (20th may) we re-connected the waste water drain pipe of the air conditioner the way it was connected before.
5th Floor: By Monday (22nd May) water droplets started falling again. This reconfirmed that there was leak at the existing waste water pipeline of the sixth floor prayer room air conditioner.

Recommendations

Most of the current drain pipe was concealed under the finished wall and floor; hence it was not practical to replace that pipe. From a practical and economical point of view, we recommended to install a new drain pipe towards the room corresponding to the sixth floor air conditioner wall and then placing it towards the duct nearby. We recommended to use ½ inch rigid UPVC / CPVC pipe with company approved sealant only.

Conclusion:

A leak in the Air conditioner drainage pipe gave our client sleepless nights. Thanks to MACJ – A Buyer Choice experts, the issue was correctly and precisely identified with a simple solution. We should also applaud the client who proved wise enough to engage MACJ – A Buyers Choice Home Inspections to solve the problem. Not only did the MACJ team solved it successfully but also saved the client from major future damages which would have also resulted in incurring a lot of money. Our recommendations were also pocket friendly.

MACJ – A Buyer’s Choice Homes Inspections Motto:
LLL – Long term solution – Low cost of Repair – Least destruction