This time of the year we’re often called out for problems with mold growth in attics. The main reasons for this to occur are as follows:

• · Improper attic ventilation
• · Venting bathroom exhausts into attic space
• · Venting clothes dryer exhaust into attic space
• · In-adequate insulation or missing insulation
• · Ice damming
• · Poor installation and or aging roofing materials

I’m going to start with the first one, improper attic ventilation. Proper ventilation is recognized by building science experts as a requirement for preventing microbial growth, preventing shortening the life expectancy of roofing materials and removal of potentially harmful gases via the stack effect.

All of the building codes – BOCA National Building Code, International Building Code, Standard Building Code and Uniform Building Code require attic space to be ventilated. Generally, codes require a minimum net free ventilating area for attic vents to be a 1–150 ratio of the attic space. This rate can be adjusted to 1-300 if attic vents are balanced. Some of these ventilation requirements are more than 60 years old and considered in adequate by some.

ASHRAE ‘s (American Society of Heating, Refrigerating and Air-Conditioning Engineers) position on ventilation is an attempt to prevent condensation from occurring on the underside of roof sheathing. ASHRAE’s 1997 Fundamentals Handbook cites several disadvantages to providing attic ventilation. Basically, in warm humid climates venting can increase vapor pressure (relative humidity) and condensation issues, so, it has to be looked at on a case-by-case basis. For colder climates, the benefits generally outweigh the disadvantages.

We’re in what’s called a mixed-use climate. It’s generally agreed by building science experts and myself in the building science arena that proper attic ventilation is the way to go.

In the past 30 days we have seen almost four inches of precipitation land in the tri-state area.  If you are a building owner you may be dealing with problems associated with this heavy volume of rain. Some properties may experience water penetration issues, which may have you feeling like you’re in the middle of a bad dream. Wet carpets and wall coverings, wet and or damaged furnishings, nasty odors can wreak havoc on your holiday atmosphere. Not all buildings leak, but if they do this is just a partial list of the calamities you’ll be exposed to. If you own a wet vacuum or have paid large sums of money to have a drain system installed in your basement or crawl space, you’ll most certainly know what I mean. Personally, I know what it’s like, been there, done that, and have the t-shirt and the aching back to prove it. 

Other problems may be leaking windows or doors that you’re aware of or water penetrating into wall cavities from building defects your not even aware of, which may actually be worse. As I’ve discussed in the past, stucco homes built in the last thirty years are especially susceptible to moisture intrusion due to faulty construction, windows that leak and lack of quality control during the construction process.

As a property owner, did you know that the best time to check your structure is during a storm?  So, the next time it rains, put on rain gear and go see how your building is performing.

Here are the top ten things to check during or right after a storm:

1. Basements/Crawl Spaces
   1. Standing or seeping water
   2. Musty odor/s
   3. Dampness
2. Water pooling around or near your building.
3. Gutters overflowing. Could be clogged, pitched improperly or undersized.
4. Downspouts discharging too close to structure. Should have extensions to move/ direct water away.
5. Grading (should have a positive pitch - away from building)
6. Condensation on windows
7. Mulch built up too high preventing draining of cladding (stucco, brick, stone, etc.)
8. Plantings to close too foundation
9. Stucco not terminated properly above ground
10. Holes, openings or penetrations through foundation not sealed properly.  

As building scientists and environmental consultants our job is to evaluate your buildings performance and identify areas that are failing.  If you were fortunate enough not to get water in you home during the recent rains then put your feet up and enjoy a hot cup of tea. If you did experience any problems you may want to schedule an exterior cladding assessment, an indoor air quality investigation or an energy audit. 

Of course, if you did get water, keep us in mind for all your water removal and structural drying needs.

Happy Holidays,

Craig Camel

Advanced Mold Diagnostics

Advanced Building Strategies

The stock market is tanking, unemployment keeps rising, the price of oil is plummeting. What does all this mean to you and me. We’re all watching our pennies right now, from brown bagging it to driving less. Does that mean we can forget about watching our energy costs and carbon footprint - I don’t think so. Not when we’re worried about our diminishing income. Now is the time to start thinking about what and where to cut costs.

Advanced Mold Diagnostics will be at the Tri-State ASHI Seminar at the Sheraton Park Ridge Hotel and Convention Center in King of Prussia on Saturday, November 8 and Sunday, November 9.
This seminar is your best chance to get up close and in depth knowledge on Geothermal and Solar Heating, Private Generator Equipment, Deck Construction, and Fireplace Inspections.  For more information about the seminar contact Tri-State ASHI.

Advanced Mold Diagnostics will be helping to sponsor this event and will have staff  available to discuss Stucco Assessments, Indoor Air Quality Investigations, Mold Testing, Mold Remediation, and Energy Audits.

A custom home builder called the other day to ask a question. “My stucco contractor wants to add anti-freeze to the mix as he’s putting on the scratch coat tomorrow and there’s a frost warning”.

My first response after picking myself up off the floor, was, “what is he nuts”. This is so typical of what we find out there today, most of the masonry contractors as well as the general contractors don’t know what their doing.The answer in understanding the codes. The IRC (International Residential Code) 2006 references (for the first time) the ASTM Standard C-926 & ASTM C-1063. These two standards detail exactly how hard coat stucco and lath should be applied. ASTM C-926 Section 4.5 Water States: Water used in mixing, application, and finishing of plaster shall be clean, fresh for domestic water consumption and free of such amount of mineral or organic substances as would affect the set, the plaster , or any metal in the system. Obviously, adding Ethylene Glycol (anti-freeze) does not the meet requirement of “fresh for domestic consumption” unless you have a death wish.

If you’re in the process of building a home with a stucco exterior or you’re about to have your stucco removed and replaced because it wasn’t applied correctly the first time give my office a call.

Craig Camel

Advanced Mold Diagnostics

610-328-4350

general mold discussions

Herman Sabath, PhD discussing the use and abuse of biocides

On October 2, 2008 the IAQA Philadelphia Chapter hosted a workshop at the Villanova Conference Center. The chapter was honored to have one of the most sought after speakers on National and International Environmental issues present at the workshop.

Herman Sabath, PhD gave a very informative presentation on the use and abuse of biocides, a concept that is readily accepted but frequently misunderstood.

Cole Stanton, VP of National Accounts at Fiberlock Technologies, gave an educational speech on chemicals and coatings in remediation.  He also spoke in detail about the revisions and changes to the IICRC-S520 that was released in September 2008.

If you are interested in learning more about the Philadelphia Chapter of the Indoor Air Quality Association, please visit http://www.iaqa.org/chapters/Philadelphia_PA.htm