THERMAL IMAGE SCANNING
Thermal imaging uses infrared technology to detect very small differences in temperature. Every material has a unique thermal signature and when moisture, heat, cold, or wood destroying insects are introduced into the structure the thermal signature changes. The changes can be subtle or dramatic but with this incredible thermal image scanning technology the thermal signatures are detectable where they wouldn't be able to be seen with the naked eye.
Thermal image scanning technology is now being used to evaluate residential and commercial structures. As a non-invasive testing tool it can quickly help discern where there are suspected issues. This can help to limit the areas where time consuming further evaluation and destructive discovery is needed.
MOISTURE METER - The infrared thermal imaging camera is NOT a moisture meter. It simply identifies thermal anomalies. This device greatly aids in identifying areas that need further investigation.
X-RAY VISION - The infrared thermal imaging camera is NOT an X-ray vision scope. It does not provide the user with an immediate Superman S on their chest with the ability to clearly see inside walls. Instead, it identifies thermal differences.
SILVER BULLET - The infrared thermal imaging camera is NOT a silver bullet solution, but when it is used in conjunction with other technologies thermal imaging has helped us to identify issues that are rarely identified during the limited visual home inspection process.
RISK ELIMINATOR - The infrared thermal imaging camera does NOT completely remove the risks of concealed damage.
PLEASE NOTE: It is deceptive to claim that thermal imaging detects moisture because the best that it can do is detect thermal differences. Using the infrared camera to help discover moisture issues is helpful because once the anomalies are identified then moisture meters and other diagnostic tools can be used to identify the source of the anomaly.
Moisture equals mold. Whenever a leak and moist conditions exists longer than 72 hours, then mold can form. This fact is a reality and the infrared camera can quickly, nd in a non-invasive manner, help identify these issues. But remember, the infrared camera identifies the heat signatures and does not measure the moisture content.
REAL LIFE EXPERIENCE - Please take a look at the image to the right. This series of photos shows the brickwork above the mantel in a typical Utah 1970’s home. There was no visible evidence of any moisture when looking at the interior brick with the naked eye. As I scanned the interior walls of the home I found a large anomaly just below the ceiling line above the fireplace. This led to further investigation and the discovery of long term ongoing roof leakage at the chimney.
The home was vacant and in the process of being flipped by an investor and being sold “As Is”. This also meant that there was no real disclosure by the investor because they reported that they had never lived in the home. The fact that they had repainted after stripping out all of the floor coverings did not seem to mean anything to the investor. The fresh paint and new carpet totally concealed the evidences of any past water entry.
The identification of the thermal differences with the infrared camera led to further investigation that confirmed the ongoing water entry leak. In the difficult to access attic there was long term staining and damage resulting from this leak. Our clients were thankful that the non-disclosed ongoing leak was identified before closing on the home.
When moisture intrusion is located and corrected then further structure deterioration and widespread growth of mold can also be stopped. And even though thermal imaging inspections are expensive, they greatly help in the detection of structural damaging leaks. Please remember that every day that a leak goes undetected the damage is increased. When detected early the structural repairs and any needed mold remediation are significantly less costly.
We are often hired to help our clients with preventive maintenance programs or to pinpoint leaks in homes and businesses. To request a thermal image scan and/or moisture intrusion inspection please fill out our specialty inspection request form. Adding this service during the normal home inspection saves 40-50% off the normal stand alone thermal image scanning fee.
Changing the Way Real Estate is Inspected in Northern Utah!