Recently was brought in to inspect a former bank building, and noticed some ceiling, wall, and crown molding damage in the former lobby. Current owner states that there has been no water damage since his ownership but the damage occurred during the same period of time, which he believes is due to temperature fluctuation as he has been minimally heating the building to keep costs down. Does this seem likely based on the damage in the attached pictures? Are there other potential causes other than water damage that I may be missing? Any help in solving this mystery would be appreciated, thanks!
If you can’t verify active leakage, I would certainly report what I see and state that I was unable to verify active leakage, and recommend a qualified contractor make corrections as needed.
The paint peeling in your lower picture may be from turning off the HVAC system and humidity building up inside, that or just old paint that’s peeling and in need attention, especially since it may contain lead if the building was built before 1978.
The roof is above, the ceilings are around 30 feet so I was unable to check with a moisture meter. The roof above appears to be a newly laid rubber roof that slants correctly towards a gutter, which the current owner said was installed by the previous one. Pictures for reference, there was some standing water near the gutter, which was shortly after we received sizeable snow fall and resulting melt.
There are three sources of building envelope moisture; plumbing, building envelope and condensation. Start eliminating one at a time. What is last, is the source.
Each has a specific test procedure, and required test equipment.
Use thermal imaging if you think it is building envelope. Also detects the plumbing.
Blower door and a psychometric evaluation for condensation.
Things overlap, so don’t let anyone influence the process, and don’t get tunnel vision. I fight with engineers all the time because “it only leaks when it’s raining” so it has to be… You haven’t found it yet.
Not that I can think of. Likely the walls are plaster.
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rcloyd
(Russell Cloyd, KY LIC #166164, IN LIC#HI02300068)
9
Sounds like the building owner is trying to pull the wool over your eyes. Its water damage for certain. The question is what is the source. Further investigation needed.
So if the damage occurred during the current ownership, but the roof was replaced by the last owner, than its most likely a current roof leak.
I would recommend that the seller provide any recent roof repairs, and if there are none, than its likely active
Seems like all the good answers have been given already. I guess I would just add that it is entirely possible the damage was from leaks in the prior roof covering.
Due to the ceiling height and difficulty using a moisture meter, a thermal camera is your next best tool to help determine if the leak was active.
We use a very long “selfie stick” with moisture meter attached to check for moisture at elevated locations. Might help going forward. IR could also be helpful, I found roof leaks with no visible “damage” (but IR picked it up and moisture meter confirmed it) over 30 days after Ian.
Textbook water damage, VERY likely from a roof leak. The seller’s conclusion is laughable and ignorant at best, fraudulent at worst. Temperature fluctuations? Hahaha. I’ve stood in the presence of sellers, contractors, REAs, etc. spouting complete BS literally hundreds if not thousands of times. I just stand there and listen. There’s nothing for me to gain by arguing with them but often lots to be gained by listening to their entire BS “manifesto.” As a consultant/HI we have the last word in our report. I’m happy to stand behind my report and debate/argue if/when they call to try and plead their weak case again (they never do call).
Careful about “Grabbing” one. They do not “measure” moisture!
They measure heat. It’s up to you to determine what temperature the moisture will be. It is never the same. Blue spots show up all the time and they are not moisture.
They may be associated in some way, but maybe not. Training required.
You mentioned
Temperature can cause condensation, so you also will need a psychrometer to see if the correct conditions are present for this to occur.
Considering there is no hvac of or plumbing above this area, it is the most likely source.
I understand it could be condensation, but in my experience very unlikely.
I know you have much more experience in this field,
Do you typically see that much concentration in one spot if condensation from the building envelope?
I have only ever seen condensation damage like this when it is from an uninsulated refrigerant line.
