Did an inspection today where the house had new windows put in 2021. The garage window did not appear to have the pan flashing installed. The window framing had dry moisture stains.
what I found in the guest bedroom has me thinking all the windows might have been installed without it. Dry stain on the drywall and warped flooring. but the floor away from the corner has elevated levels of moisture at the base of the window.
Master bedroom also has dry staining at the window sill.
Thoughts?
Did you take any readings on central interior walls away from windows to get a moisture level baseline?
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Yes all read dry
What moisture content reading was it that are you considering as dry?
Typically 90-160 is dry with the pole moisture meter
Hand held moisture meter 0-15 is dry
Hard to say if the water damage was done before or after the window was changed out. That said, I would call it out every time.
On a side note, as to the last photo of your original post. Be careful with readings when there is a corner bead present. It can give false readings.
fully aware! But, I always appreciate the reminder non the less 
Haven’t seen a pole moisture meter. Pretty cool.
Whether the stained areas are dry or moist, and whether or not I pull out my moisture meter; I am writing up my observation of those areas.
Morning, Donald. Hope to find you well.
I have not posted as of yet. Your explanation combined with your images, and sound/solid moisture meter equipment, confuses the heck out of me.
Pan flashing?
Pan flashings are primarily used in conjunction with, but not limited to, and on, exterior sloped walls/roofs plans.
Why no exterior images and equipment readings?
You have spend a lot on the high-end moisture equipment. I would expect to see other readings from equipment that appears to be missing. For one, Dew point temperature/humidity wet/dry bulb readings. Inexpensive equipment. Look for a thermo-hygrometer. REED R6001.
Fluke 971 Dual Display Temperature Humidity Meter
I used both or either at inspections. The Fluke synced with my Fluke Ti300 infrared thermal camera. I had a third thermal hygrometer I would leave in a room for up to 10 minutes with elevated signs of humidity, while I further inspected rooms and systems for any suspect direct correlation, to see if I found any direct posative/negative measurable links to adverse correlation affects.
Outside images please.
Looks good but I read the Protimeter ReachMaster Pro BLD5777 owners had speed bumps and learning curves to over come along the way.
1: Primary issue. Connectivity issues with the device, leading to warranty exchanges.
2: Learning curve, false posative readings close to metal or metals in materials. That goes without saying for most moisture meter equipment. Learning curve & false posative readings.
Hefty price tag. Over $1,000.00 in my neck of the woods.
That Protimeter SurvyMaster is no slouch when it comes to moisture meters and comes with a healthy cost itself. Over $700.00 in my neck of the woods, Montreal, Quebec Canada.
Almost $2,000.00 in moisture measurement equipment any home inspector would be proud to own, if they had the money to spend on company equipment.
Protimeter is recognized as professional equipment to own and use in North America.
Replacement windows generally do not have a pan other than what is built into the window unit. The old windows are cutout and most of the time the pan that was in place is removed with the old window. New windows are put in place, secured with a few nails/screws and then sealed with sealant. One main reason that replacement windows often leak!
Seeing you have not responded to my post, “Morning, Donald. Hope to find you well.
I have not posted as of yet.” I will continue my assessment of the images you did provide.
Suspect: Poorly installed replacement, or new Fix Window. Location: Bedroom.
Observation: Bowed/Sagging upper sash. Lack of visual shims. Shims are used too ensure the window is level, plumb, and square within the opening.
Suspect: Window frame Fasteners. Exposed screw heads on window frames can be unsightly, and may lead to rust or damage and can snag on fabric. Typically/usually, rightly/wrongly, I observe window frame fasteners through Shims to hold the shim in place.
Recommendation/s: Recommend a licensed professional window/door installation and replacement contractor, too further evaluate the fenestration, and replacement or new fixed window installation, and improve any noted defects or deficiencies therein.
As well as, to further protect my personal professional liabilities,… recommend following any licensed professional window/door installation replacement contractor recommendations therein.
Poorly installed fixed window.
Good post Scot! I concur. “Replacement windows generally do not have a pan” The bottom of the fenestration will be flashed with a pan when “the exterior envelope” requires a fenestration flashing pan.
$718 at Inspector Outlet and the case is another $235. Gonna have to think about how bad I need that when I can grab a ladder darn fast. I paid $400 for my moisture meter many years ago. A similar unit is $600 today, so $718 is not crazy, but I have a pretty good one that’s paid for.
$680 on Amazon! Protimeter BLD5777 Reachmaster Pro - Amazon.com
I prefer the Tramex ME with their extension pole
I have an older Tramex.
I do too! I just brought the new one into my meter collection last year. The old one works great but with the new one connecting via Bluetooth to my iPhone and logging data, it is a game changer.
I was gifted one at the Christmas party. I use it less than I thought. Old habits are hard to break.
I was having this discussion today with @rthoroman. It may not be an elevated moisture content, but it is not dry. Just something to consider when choosing a narrative.
