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Gallery 3: Water Damage & Structure Issues

 
       
 


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Water Damage Incidents
Sometimes things happen that result in a lot of water going where it isn't supposed to...
 
 
#1-Water Heater Failure
#2-Water Heater Failure
#3-Broken Window
#4-Broken Window
#5-Roof Damage
 
#6-Roof Damage
#7-Roof Damage		      
 
Photos 1-4: Water heater in the dwelling above this one-car garage failed and caused localized flooding.  In addition to direct wetting of some surfaces, excess humidity in the garage caused wide spread fungal growth.

Photos 3-4: A broken window in this vacant residence allowed rainwater entry during spring season causing excessive humidity in the room and resulting mold growth.

Photos 5-7: Roof was damaged during a violent storm and rain water was allowed to sit in this second story room of an occupied residence for weeks.  Humidity levels were in excess of 90% (note condensation on windows) and fungal growth including fleshy mushrooms was extensive.  Airborne mold counts in this room were in excess of 300,000 spores/m3.
 
 
Insufficient Grading & Drainage
Conditions on the exterior impact conditions indoors.
 
 
#1-Standing Water
#2-High Soil
#3-Indoor Results
#4-Indoor Results
 
 


Photo 1-4: Standing water and soil above slabs will generally migrate through the wall assembly and show up indoors.
 
 
Building Envelope Failures
The building envelope is intended to keep weather out.  When these systems fail to perform, problems occur.
 
 
#1-Flashing Failure
#2-Results of Flashing Failure
#3-Results of Flashing Failure
#4-Drain Plane Failure
#5-Drain Plane Failure
 
#6-Drain Plane Failure
#7-Cladding Failure
#8-Cladding Failure
#9-Cladding Failure
#10-EIFS Damage
 
#11-Window Failure
#12-Window Failure
#13-Wallpaper Mold
 
 
 
Photos 1-3: Flashing systems are extremely important in keeping water out of the structure.  When flashing at the chimney cap and cladding transition at this two story dwelling failed (photo 1), rainwater penetrated the wall assembly (photos 2 & 3).  Long-term damage is evident as indicated by complete deterioration of the sheathing (photo 2) and wood decay of the wall studs and plate (photo 3).

Photos 4-6: The air space behind masonry serves as a capillary break and forms the "drain plane" of the wall assembly.  If masonry is allowed to directly contact the sheathing (left side of photo 4) or mortar droppings fill the gap, moisture gains a pathway to the interior and mold develops (photos 5 & 6).  [Note: the building wrap shown in photo 4 was installed as temporary protection after the stone was removed]

Photos 7-9:  Materials used for exterior cladding must be selected and maintained to prevent moisture penetration. 

Photo 10: Exterior Insulated Finishing Systems (EIFS) have shown great performance as a cladding provided they are properly installed and maintained.  When moisture gets into or behind this cladding, significant problems can occur. 

Photos 11-12: Doors and windows are penetrations in the building envelope and demand extra attention.  All window and door assembly must be properly installed and maintained to prevent any moisture pathways that allow water damage.

Photo 13: Vinyl wallpaper on exterior walls in humid climates retards movement of moisture through the wall assembly.  If this moisture cannot escape, conditions conducive to mold growth develop.
 
 
Plumbing Systems
Keeping water where it belongs.
 
 
#1-Plumbing Failure
#2-Plumbing Failure
#3-Shower Enclosure Failure
 
 
 
Photos 1-2: Leaks in water supply plumbing typically don't hide for long; however, leaks on the drainage side can go undetected for extended periods.  Inspect all areas frequently and rectify inappropriate conditions immediately.

Photo 3: Shower enclosures should keep water away from building materials that are intended to remain dry.  When these fixtures fail to perform, water damage and mold growth are probable.

 
           
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