Real Estate Update » Using http://emsoc.org Mon, 06 Feb 2012 06:56:57 +0000 en hourly 1 http://wordpress.org/?v=3.2.1 Using Real Estate Websites for a Quick Property Sale http://emsoc.org/using-real-estate-websites-for-a-quick-property-sale.html http://emsoc.org/using-real-estate-websites-for-a-quick-property-sale.html#comments Tue, 01 Mar 2011 18:23:21 +0000 http://emsoc.org/using-real-estate-websites-for-a-quick-property-sale.html Close to the turn of the millennium, less than 10% of buyers were looking online to find a home to purchase. With the fast penetration of the Internet, by 2009, more than 70% of buyers surfed the net for the best offers rather than visiting the office of a real estate agent or flipping through a niche magazine. Real estate websites played a key role even while the UK economy slumped during the global recession of 2007-2009. With a large percentage of buyers searching for homes online, those looking to make a quick property sale are increasingly turning towards this medium.

Role Of Real Estate Websites For A Quick Property Sale

Selling a property can be a daunting task. This is particularly the case if you wish to sell property fast. The internet has emerged as a very powerful tool connecting real estate buyers and sellers. It is, however, critical to select the right realtor website, as this will help you maximize the advantages of using this facility. Here is how a good real estate website can help you make a quick property sale.

- Real estate websites act as facilitators, which has made the working of the real estate sector very simple.

- You do not have to pay a real estate agent or property broker. While you save on broker commission, you may have to pay for certain features made available on realtor websites.

- Are you looking to sell a property that is not located in the city you live in? You are no longer required to make frequent trips to where your property is located. You can simply contact buyers through realtor sites and begin talks on this platform, from the comfort of your home.

- You can reach out to a much larger number of buyers. This increases your sale probability as well as your prospects of getting a more attractive price.

- You will not have to spend time addressing wrong buyers. This is because real estate websites have a number of features that help buyers identify their ideal property very quickly and conveniently. For instance, a buyer can shortlist properties based on certain predefined criteria. Also, the buyer can use features like virtual tours and property referral systems to select the properties that suit him the best. When the buyer puts in effort to identify the property of his choice, you will not have to waste time entertaining the questions of those buyers who will not end up making the purchase.

- Online agents also help you stay abreast of the latest developments in the real estate sector.

- You can get a lot of information from realtor websites about how to increase the value of your home.

- The transaction is completely your responsibility and you are in total control of it.

One thing to bear in mind is that when you are selling your property online, all the paperwork and formalities will have to be completed by you. However, in order to overcome this limitation, you could search for agents or brokers who may have a presence on real estate websites. This can help, but it is always a good idea to be aware of all the legal requirements and the financial condition of the locality where your home is.

Using the Internet, you can hope to sell your property within a few weeks and receive the money. While the Internet has made it very convenient to make a quick property sale, the real challenge lies in selecting the right real estate website. While some realtor websites focus on making a quick sale, others focus on enabling you to get the best price. One way to select the most appropriate realtor website is to visit a comparison site, which may help you to sell property fast and even consider a sell rent back option.

]]> http://emsoc.org/using-real-estate-websites-for-a-quick-property-sale.html/feed 0 The Value of Using a Full-service Realty Company http://emsoc.org/the-value-of-using-a-full-service-realty-company.html http://emsoc.org/the-value-of-using-a-full-service-realty-company.html#comments Thu, 02 Dec 2010 12:17:10 +0000 http://emsoc.org/the-value-of-using-a-full-service-realty-company.html In today’s thriving real estate market, the average seller needs to have a strong tem of professionals on their side to give their home an advantage. Full service real estate companies can offer that advantage. How do they do this? There are a few ways that full service companies can offer superior service. The first of these things is marketing power. Larger firms have a larger budget for the marketing of individual homes.This translates into more advertising dollars for your home. It also means that the company likely has a well designed and intuitive website that your home is featured prominently on.

Perhaps the most attractive feature of a full service firm is the fact that there are usually both buyer’s and seller’s agents working in the same office. This can exponentially increase the number of prospective buyers that view your home. Several agents networking in an office can bring numbers to your home that are simply not attainable with an in dependant agent. Also with a large firm you have the peace of mind knowing that there is a full team of accredited professionals to back you up in any situation. If you need questions answered, figures worked out or just have some concerns about the buying or selling process, there is always someone available to assist you.

Another nice asset that a full service firm can offer is a lower commission rate due to a larger sales volume. This means great savings for you on your real estate transaction! These firms also have an impressive roster of professionals that are educated in all aspects of the real estate deal, from contracts to closing. The home buying or selling process can definitely be an emotionally charged time, having a team of professionals in your corner will do nothing but alleviate some of the stress and worry that comes naturally with such a large purchase or sale.

]]> http://emsoc.org/the-value-of-using-a-full-service-realty-company.html/feed 0 Using a Georgia Realtor http://emsoc.org/using-a-georgia-realtor.html http://emsoc.org/using-a-georgia-realtor.html#comments Fri, 09 Apr 2010 11:04:59 +0000 http://emsoc.org/using-a-georgia-realtor.html One of the most often-asked questions in the real estate world is “Do I need to use a realtor?” In Georgia, much like any other state the answer is: “Yes, if you want the best deal possible.” Many people have tried to sell their homes themselves or purchased without the aid of a realtor. There have surely been some success stories as well, but statistics also show that a large percentage of the people that do go the buy or sell yourself route end up working with a realtor in the end. Why is this? It’s simply because realtor are real estate professionals, they know their business and they know the local market and can supply services that are not attainable anywhere else.

Realtors services include several aspects of the buying and selling process that are unique to their profession. One of the most noticeable of these is the lengths they go to to market a property for sale. Perhaps the most vital tool in a realtor’s arsenal is the website. A properly maintained and optimized website is an invaluable tool in this modern age of high-technology. A huge percentage of the homes sold in the U.S. are first viewed online and some are even purchased entirely online without the buyer actually visiting the home.

In finding the right home, the experience and contacts of a realtor are unmatched. Realtors have years of experience in matching people with the homes that best suit them and their financial picture. They will be able to quickly eliminate homes that do not suit your needs and wants. Once the proper home has been found, the realtors experience really starts to shine through. The complex contracts process involved with a home sale can seem like a foreign language to those who have not dealt with it before. Realtors make the contract process easy and stress-free. Let’s look at it this way, would you allow a secretary to fix your car? Of course not you would take it to a mechanic. So why let a non-professional sell your home or guide your purchase?

]]> http://emsoc.org/using-a-georgia-realtor.html/feed 0 Buying Real Estate Using Rent-To-Own And Lease-Purchase Options http://emsoc.org/buying-real-estate-using-rent-to-own-and-lease-purchase-options.html http://emsoc.org/buying-real-estate-using-rent-to-own-and-lease-purchase-options.html#comments Fri, 09 Apr 2010 05:27:40 +0000 http://emsoc.org/buying-real-estate-using-rent-to-own-and-lease-purchase-options.html Owing a home is a big part of the American dream. But not everyone is fortunate enough to become a homeowner due to delimiting factors such as insufficient income, bankruptcy, bad or no credit, loss of employment, etc. For people with such troubles, owning a home is a distant dream and some of these people resign themselves to a lifetime of renting. But such people are not without options. Rent-to-own, which is also known as a lease-purchase option, can be an excellent alternative available to some people who are currently unable to buy a home.
A rent-to-own or lease-purchase option is an agreement between a prospective home buyer and a home seller. The agreement is basically a rental contract with a right to purchase the property after a period of time (usually 1 year). When a home seller offers a lease-purchase option, what they are really offering is the option to rent the house at some monthly rate, and to lock in the sales price of the home now, even though the prospective buyer would not actually purchase the house until a later time (if at all).
Here is a hypothetical example. Let’s say the monthly rent for a home is $1700. Under a lease-purchase option, a prospective buyer would rent the home for the $1700 a month, but would also pay an additional premium (e.g., $200-$300) every month for the option to buy the home after a period of time (usually 1 year). So in this example, the total monthly rent is actually $2000, but $200-$300 of the money will be applied toward buying the house at a later time. In other words, the home seller would apply the $200-$300 extra paid every month toward the prospective buyer’s down payment at the end of the year.
The good news for prospective home buyers is that it allows them to lock in the purchase price of the home now, even though they are not purchasing the home until a later time. The bad news is that if a buyer decides not to purchase the home at the end of lease term, the seller often keeps the premium amount paid over the year, although this is usually a point of negotiation.
Prospective home buyers should know that many of the terms described above are negotiable such as how much the monthly rent will be, how much extra has to be paid every month for the option fee (if any), the length of the lease term, etc. The other issue to consider is if it makes sense to lock in a home purchase price now in markets where real estate prices are still declining.
When compared to renting, a lease-purchase can be an attractive alternative because it gives prospective buyers an opportunity to own a home before they normally would be able to. There are some advantages to a lease-purchase option such as:
1) Low or No Initial Down Payment. Many lease-purchase options do not require an initial down payment.
2) Equity Advantage. At the end of the lease term, the value of a home may have appreciated over time, which benefits the purchaser.
3) Living Experience. Prospective home buyers have the opportunity to try out a home and neighborhood before purchasing the property.
4) Leverage Advantage. With just a small investment, a prospective buyer can control a property; yet still have the option of not buying the home if market conditions don’t warrant it.
Rent-to-own or lease-purchase option can be an effective strategy to home ownership. However, there are both positive and negative aspects to this type of approach (as described above). A good real estate agent can help you navigate the complex world of rent-to-own and lease-purchase option properties.

]]> http://emsoc.org/buying-real-estate-using-rent-to-own-and-lease-purchase-options.html/feed 0 The Seller?s Guide to Using a Realtor in a Buyer?s Market http://emsoc.org/the-sellers-guide-to-using-a-realtor-in-a-buyers-market.html http://emsoc.org/the-sellers-guide-to-using-a-realtor-in-a-buyers-market.html#comments Mon, 05 Apr 2010 22:42:21 +0000 http://emsoc.org/the-sellers-guide-to-using-a-realtor-in-a-buyers-market.html Tightened standards on federal subprime rates have had a marked effect on the housing market. What does this mean if you want or really need to sell your home? The good news is that there is still a market out there; you just need the skills and tools to tap into it. That is where working with talented realtors comes in. That’s right, talented. In a competitive selling market the best realtors are one who are have large networks, diverse marketing skills, and are willing to try different ideas.

Most of the realtors you find will be honest, but you still need to know which side their bread is buttered on. Here are a few tips to help you get the most out of working with realtors, and the best deal on your house. And it all starts with the asking price.

Set Realistic Expectations

Most realtors hate to tell potential clients that, “No, your house won’t sell for that price.” They really want it to. But they sometimes hesitate to give you a realistic price, because sellers are most likely to hire the realtor that quotes them the best sell price. If they don’t tell you what you want to hear, they might lose your business. So seller, make it your business to ask for a market analysis, and have a realistic idea of what your house might sell for. Hit open houses in your neighborhood and look with a buyer’s eye.

Can’t I just reduce my price later? Well, you certainly can, but buyers almost always take that to mean that there is something wrong with the house. Having reasonable expectations, and being in the appropriate price range is much more likely to work to your advantage.

Also, remember that no matter how devoted realtors are the sale of your house doesn’t have nearly the impact on their lives as it does on yours. In fact, having a sign in your front yard can be good for a realtor’s business whether your house sells quickly or not. Now that doesn’t mean that realtors will try to drag their feet- of course not. But you still need to be aware of what’s being done to sell your house.

Marketing in a Slow Market

Find out before you even sign on with your realtor what marketing and advertising methods will be used to sell your house. Print ads, virtual tours, open houses, signage, direct mail postcards, and fliers are all viable options. But don’t assume that they will all be used immediately, or at all. And keep asking as you move along the process. Of course, a lot of print advertising methods are pricey. A veteran realtor will have a good idea of what to use when. But you need to be involved. If what your realtor’s methods don’t seem to be generating much interest, talk about trying something new. Remember, your realtor’s job is to help you get the most out of this investment.

]]> http://emsoc.org/the-sellers-guide-to-using-a-realtor-in-a-buyers-market.html/feed 0 Using the Internet With your Realtor http://emsoc.org/using-the-internet-with-your-realtor.html http://emsoc.org/using-the-internet-with-your-realtor.html#comments Wed, 31 Mar 2010 00:01:05 +0000 http://emsoc.org/using-the-internet-with-your-realtor.html The Internet is often used for browsing new properties, especially when there is distance involved. Statistics tell us that 80% of all home buyers will start their search for a new home by browsing the Internet. While looking at the Internet gives a general feel for areas and prices, for obvious reasons, at some point you will need to involve a realtor.

In today’s market, one of the key requirements to being a skillful realtor is familiarity with the Internet. This not only speeds up the property finding, it also means that the computer can do the compilations for you, and you can get the perfect home without getting out of your chair!

Once you have chosen the area you wish to live in, then choosing the right real estate agent for you will be your first priority when buying a new home. The emphasis here is on ‘choosing the right real estate agent for you’. This is because it is not difficult to find an efficient and willing realtor, but the ideal is to find one that is suited to your personality

If you are a ‘let’s get this show on the road’ type of person, then you will want an up and at’em type of realtor. One who is slower and very precise may drive you up the wall! You also need to feel that the realtor that you choose knows exactly what you are looking for in a home and will not waste your time (or their own time) offering you property that is unsuitable. This will only happen if you communicate accurately to your realtor exactly what you really want.

If you are looking at vacation property, there is often a ready made realtor who knows everything you need to know about the property involved. This is often the case with vacation homes and beach front properties that have been built to attract investors wishing to buy second homes. Often these are large blocks of condos with recreational facilities included.

If you are the type of buyer that says ‘when I see it, I will know it’, then the Internet, with all its choices of homes to buy is invaluable.

One of the questions to ask a realtor, is how familiar they are on the Internet. Make sure they can contact you by email and that they can turn up the MLS listings for you to look at. Sit with your realtor and get the virtual tour on a couple of homes.

Often, realtors will actually state in their profiles that they are internet proficient. This may often mean that they may know more about market trends and economic indicators in the business world as well as having all the realty facts at their fingertips,

If you want to save time, money and frustration, then take the time to find a realtor that knows exactly what you want and who knows exactly where to find it on the Internet.

]]> http://emsoc.org/using-the-internet-with-your-realtor.html/feed 0 The Benefits of Using a Realtor to Help you Buy your Home http://emsoc.org/the-benefits-of-using-a-realtor-to-help-you-buy-your-home.html http://emsoc.org/the-benefits-of-using-a-realtor-to-help-you-buy-your-home.html#comments Thu, 25 Mar 2010 06:30:51 +0000 http://emsoc.org/the-benefits-of-using-a-realtor-to-help-you-buy-your-home.html Is it possible to go out and buy a home on your own without the assistance of a professional realtor? Sure. But it’s not a good idea. Using a realtor to help in buying your home will make the entire process easier and will help to make sure that you get the best deal on your own and that all of the legal issues involved in home buying are taken care. Still not convinced? Just take a look at some of the basic benefits of using a realtor to help you buy your home:

· A realtor can significantly narrow down the home buying process by helping you to determine exactly what your needs and desires are for the new home.

· A realtor is more capable than you are of negotiating on the price of the home.

· Home buyers rarely pay out-of-pocket fees for the help of a realtor. Therefore you’re getting professional advice and a better deal on your new home without any costs.

· If you are going to be purchasing a new home in a city that you are unfamiliar with or in a neighborhood that you don’t know a lot about, a realtor can provide you with important information about neighborhood demographics and things like schools in the area.

· Realtors are able to access the right people for making a good value assessment of your home so that you know if you’re paying a fair price.

· Realtors have access to online listings of homes that you yourself may not have ready access to, making it possible for the realtor to find a home for you to buy that you wouldn’t have found on your own.

· There are a lot of details to buying a home and you probably aren’t familiar with them, especially if this is your first time as a home buyer. The realtor can help you through every step of the process so that you understand what is going on and don’t get cheated anywhere along the way.

· You’ll know that the I’s have been dotted and the T’s have been crossed so legal concerns about the home buying transaction won’t have to worry you.

· Your realtor will remain calm even when you aren’t. Many good home deals have gotten bungled because of the heat of emotions that can rise up during this important purchase. Realtors help make sure that these emotions stay in their office and don’t cause problems with your buying deal.

The benefits to using a realtor are obvious. And what it really boils down to is that buying a home is not something that you’re trained to do, so it makes sense to work with a professional who is trained. While there are certainly many areas of life that can be quickly learned and approached with the do-it-yourself mentality, home buying isn’t one of them. There are just too many legal details involved and too much (like your money and your home) at stake. When it comes down to it, the choice about using a realtor is up to you. But since there’s little to no cost and a whole lot of benefits, it is definitely the smart thing to do.

]]> http://emsoc.org/the-benefits-of-using-a-realtor-to-help-you-buy-your-home.html/feed 0 Reasons to Consider Using a Professional Realtor http://emsoc.org/reasons-to-consider-using-a-professional-realtor.html http://emsoc.org/reasons-to-consider-using-a-professional-realtor.html#comments Wed, 24 Mar 2010 13:04:23 +0000 http://emsoc.org/reasons-to-consider-using-a-professional-realtor.html Realtors can greatly help with a home transaction. Whether buying or selling, a realtor can provide expert advice and support when making one of the biggest decisions you will make in life. It is important to know that only those that are licensed with the National Association of Realtors can be called a Realtor. These individuals will provide full honesty in any home transaction, and remain true to their code of ethics, ensuring full professionalism in any sale or purchase.
When buying a home, a Realtor will be able to help you determine how much you can afford to spend on a house. They will review your savings with you, as well as any other income or debt and will work with you to provide a reasonable price that you can pay. They can also help you work with any lenders and may be able to suggest one that will be able to suit your needs.
A Realtor also has access to just about every home on the market, even if they are not being aggressively advertised. This will help further your search and provide resources that you would not have if you were going it alone.
Often buyers are “swept off their feet” by a certain property. This can be good but a Realtor can also objectively provide information to help you make a decision as to whether the home is really what you want. For instance, a home not being in a school zone may not be a problem if you don nt have children but it will affect the home’s resale value and the Realtor is there to point these things out. Along with this information, the Realtor can also help with utility information, zoning information, and other various items that a buyer does not necessarily have access to, or think about.
There are many negotiations to be made in any real estate transaction and a Realtor can assist with these. Just a few of these negotiations could be financing, inspections, or the price of a home. A Realtor will have the insight and the knowledge to make these negotiations on their client’s behalf.
A Realtor can also provide, or finding appropriate professionals to provide, pertinent property information. This could include finding home inspectors, sewer inspections, and termite inspections. Again, these are just a few and a Realtor will know what needs to be looked at and evaluated. Realtors will also provide the title during this process and explain the many confusing terms.
Finally when buying a home, a Realtor will help coordinate the closing process and ensure that there are no surprises. They will help everything move slowly, and get you into the home you have chosen as quickly as possible.
A Realtor is an invaluable resource when selling your home as well. They can give accurate and up-to-date information regarding the condition of the marketplace, and what other comparable properties are being listed for.
A Realtor can also greatly assist with marketing your home. They will not only place it on MLS but they also have other resources available to them that will get your home sold as quickly as possible. They will advertise not only to the public, but to other agents as well. Speaking to other agent’s will significantly increase the chances of your home being sold quickly. A Realtor will also advise you on any repairs that need to be made to the property. A Realtor also has the knowledge of how to sell the property and to whom. They will then assist and are present for any showings, saving the seller the hassle of needing to be available and walking strangers through their home.
Once offers are made on the property, a Realtor will walk the seller through any offer to help them determine if it’s in their best interest. They can also help negotiate and speak to the prospective buyer and that buyers agent to get the best sell for their client.
And lastly, a Realtor will also ensure that the closing process goes smoothly for the seller. They will help with the paperwork and suggest any last minute repairs that need to be completed. They will work with you to make sure that the closing process goes as quickly as possible.

]]> http://emsoc.org/reasons-to-consider-using-a-professional-realtor.html/feed 2 Testing Building Envelope Systems Using Infrared Thermal Imaging http://emsoc.org/testing-building-envelope-systems-using-infrared-thermal-imaging.html http://emsoc.org/testing-building-envelope-systems-using-infrared-thermal-imaging.html#comments Mon, 15 Mar 2010 18:53:42 +0000 http://emsoc.org/testing-building-envelope-systems-using-infrared-thermal-imaging.html Introduction

 

Buildings of all sorts, from homes to factories to high rises, can be troubled by problems related to design, construction and maintenance that can be difficult to diagnose and resolve. The major problems found in buildings include:

 

 

Often the problems – as well as their causes and consequences – simply cannot be seen until after costly damage has been done. At that point the only recourse may be extensive, costly reconstruction. For example, a commercial building, a nursing home, had extensive problems resulting from a poorly designed roof/ceiling insulation system; these included excessive heat loss during the winter months and, as a result, extensive ice damage due to snow melt. Hundreds of thousands of dollars were spent in various, poorly planned attempts to correct the underlying causes. In the end the owners simply lived with the continued problem because corrective actions were deemed too expensive. Despite this unfortunate resolution, the thermograms helped the owners negotiate a financial settlement with the architects and contractors.

 

When properly used, thermal imaging enables building owners, architects, contractors and inspectors to verify building performance, identify potential problem areas and validate corrective solutions.

 

A great value of infrared thermography is that it provides a means of seeing the invisible thermal signatures related to many of these problems in building. When properly used, thermography enables building owners, architects, contractors and inspectors to locate problems, verify building performance, and validate solutions. When people act on this information, significant savings result and buildings are more comfortable! All surfaces radiate invisible heat energy. You’ve felt this energy emitted by the sun or a stove burner. Infrared cameras are specially-designed electronic devices that detect thermal radiation. They convert this radiation into thermal images, or thermograms, which visually portray temperature differences as small as 0.05°C. These portable, battery-operated instruments record the thermal data either as still, digital images or on conventional videotape or digital video. The image is displayed live in a viewfinder or on an LCD view screen. Different radiant temperatures are shown as different colors or shades of gray. Although it may sometimes be useful to display temperature values, this is often not required in building work. Rather, the temperature differences are normally of most interest. Given the right conditions most buildings exhibit characteristic thermal patterns that can be interpreted by a qualified person. The infrared systems themselves are quite easy to operate and, thus, a number of thermographers conduct building inspections. The tasks of interpreting the imagery, understanding the root cause problems, and finding solutions are all more difficult. Because of this, thermographers often work closely with a team consisting of building specialists, architects, and contractors. The key to using thermography successfully is understanding what thermal patterns are associated with the problems being studied and knowing when those patterns will become visible in the infrared image.

 

Building Applications for Thermography

 

Thermography has been used since the mid-60s to solve building problems. During the late 70s and early 80s, a time when fuel prices rose dramatically, thermography was embraced widely as a tool to help determine building performance. Since then other applications have been developed and refined, especially related to verification of structural performance. The major building-related applications for the technology are detailed below.

 

Insulation Checks

 

Missing, damaged or non-performing insulation will stand out clearly in a thermal image when there is at least a 10°C (18°F) stable temperature difference between the conditioned space and the outside air. It is often possible to do work with less of a temperature spread due to differences in the thermal capacitance of the building materials. The inspection is typically done from both inside and outside. Often the best results are gained from inside because of fewer influences, but a better overall understanding of the building can often be gained from larger views of the outside elevations.

 

Missing, damaged or non-performing insulation will stand out clearly in a thermal image when there is at least a 10°C (18°F) stable temperature difference between the conditioned space and the outside air.

 

It is essential to know the type of insulation in the building and construction details, including how the insulation was installed. Insulation may be in place but not performing; often a destructive evaluation is warranted to establish baseline conditions or understand the exact construction detail. Each type of insulation has a characteristic thermal pattern. A soft foam insulation is susceptible to shrinkage and cracking when poorly installed. Many factors impact the image you will see. When work is done in the daytime or early evening, the impact of solar loading must be considered. The affects of the sun can easily last 6-8 hours on both the inside and outside after a wall has been exposed. This often results in the direction of heat flow being reversed, making for confusing images and misdiagnosis. Wind must also be reckoned with, as it can both quickly eliminate the thermal difference on a surface as well as enhance others. If building problems are wind-related, i.e. “we are cold on windy days,” then it is wise to conduct the inspection with a wind load. The costs of poor performance of insulation are huge. In addition to excessive energy consumption, there may be costly freeze-ups of water pipes or fire sprinkler systems; health issues associated with mold growth in cold spots, damage to roofs and interiors caused by ice dams, condensation, and water intrusion.

 

Air Leakage Location

 

Excessive air leakage can account for up to half of the energy consumed to condition buildings. Of course adequate air exchange is essential for the occupants’ health and safety, but most buildings have a far higher rate of air exchange than is necessary. The root cause is often poor design and/or construction which allows air to move across the thermal perimeter. The problems can be as straightforward as a failed door weather seal or as complex as an air pathway through a plumbing chase in an interior wall or ceiling plenum. The leakage pathway is often complex and, without infrared, extremely difficult to visualize. Air leakage inspections are best conducted when air flow is directed and controlled. This can be accomplished with exhaust fans, specialized blower fan door, or, in larger buildings, by temporarily altering the HVAC system, to create a negative pressure inside. During the heating season the resulting sites of air infiltration appear cooler. The work can be done any time of year as long as the indoor/outdoor temperature difference is greater than a few degrees. Blower door fans can also be used to quantify air leakage rates. This technique is invaluable in predicting building performance and monitoring air sealing work. Most types of insulation are not effective at reducing air movement through the thermal perimeter. Good construction practice includes interior air sealing; if this is not in place effectively, air can move through the interior and exterior surfaces and through the insulation. Unfortunately, fiberglass is particularly susceptible to this problem. Thus, while the insulation may be present, it does not perform as expected when the building is under a pressure gradient. This will typically go unnoticed until the fuel bill is paid.

 

Moisture Intrusion or Condensation

 

As building designs and techniques produce tighter thermal envelopes, moisture (from leaks or condensation) has created more and more problems. The water can intrude through a small crack but it is then trapped between the relatively impermeable building materials. Good building techniques typically must deal with both air sealing and moisture retarders to keep moisture from accumulating inside the wall sections. Locating moisture with thermography is often simple because water has both a high thermal conductivity and a high heat capacitance. Determining the source of the moisture, however, can be difficult. Condensation, rather than leakage, is often the culprit so it is important to identify sources of air leakage that can transport moist air into the wall sections and the cold spots that can result in it condensing. The classic case is that of warm moist air leaking past the insulation in a metal building or mobile home; as it contacts the cold underside of the metal roof it condenses, and often freezes, causing the occupants the think, mistakenly, that the roof is leaking. Building damage due to condensation includes mold growth, brick spalling, roof membrane fastener corrosion and reduced insulation values.

 

Construction of Exterior Insulation and Finish Systems (Eifs)

 

The growing popularity of buildings using EIFS has been accompanied by numerous cases of moisture-related structural damage. Although often attributed to leaking windows, water typically intrudes where sealing or flashing systems were inadequate or have begun to fail. Moisture is then trapped under the relatively impervious foam. In warm climates the decay of structural wooden elements, which can occur very rapidly, is a major problem. Mold growth also often accompanies the moisture resulting in health concerns. Thermography is an invaluable tool to locate moisture in EIFS. Inspections are best conducted in the early evening from the outside after a sunny day with little or no wind. It may also be possible to locate moisture from inside during cooling or heating conditions. The expanded foam insulation boards tend to become more absorbent to water over time.

 

HVAC Performance

 

HVAC systems can be plagued by design and installation problems resulting in excessive energy use and/or uncomfortable buildings. Thermography helps building specialists visualize the otherwise invisible impact of this poor performance as indicated by excessively hot or cold areas. Once these have been located, the root causes can be determined; these may include reversed or misdirected airflow or poorly placed supply ducts, leading to short-circuiting of air directly to the return ducts. Unfortunately many of these problems are a result of poor design; by the time a thermographer identifies them, it may be too late to correct. On the other hand, some problems (such as reversed diffusers) are very easy to correct. It is also possible to visualize air flow itself! Several thermography studies have been conducted by hanging layers of plastic netting in a room. As the air flows through it, the temperature of the netting can be imaged. In most comfort-related cases it is probably as useful to simply image the walls and objects in the room a technique that is much easier.

 

Subsurface Heat Sources

 

Heating coils are being used more and more either to keep outside walkways or entrance ramps snow free or to provide heat to areas and rooms via hot water or electric cables. Thermography provides a quick way to verify location and performance of these subsurface devices. Typically the thermal pattern shows up very clearly even when the heat source is embedded in several inches of concrete. Similarly, water pipes in wall sections can usually be located quite readily. Water leaks from pipes, whether in a wall section or under a slab, may also be located using infrared imaging (although airborne ultrasonics may also be an effective method). To use infrared imaging, a temperature difference must be induced usually by running hot water through the pipe. Note that leaks under concrete slabs may not express themselves because the water is drained away in the sand/gravel base layer and the effects may not be thermally visible from the surface. As a side note, thermographers are often asked to locate reinforcing steel in buildings. This is much more difficult. Heating the steel is not a simple task, usually accomplished with an inductive coil or direct DC-powered heating. Secondly, the heat is often insufficient to express itself on the surface. Other methods, based on sending and receiving radio signals, are probably more useful.

 

Verification of Construction Detail

 

No area of application is more important these days, particularly in commercial buildings, than the verification of construction details and performance. Thermography is being used with great success to verify bond beams and placement of reinforcing in concrete masonry unit (CMU) walls as well as structural elements of pre-cast, tip-up walls. How? The solid portions of the wall change temperature more slowly than the rest. The inspection can be conducted anytime the wall is in a thermally transient condition – typically in the early evening as it cools down. Because the inspection is conducted during construction, deficiencies can be corrected prior to occupation with relatively minor inconvenience. Verification of placement of insulation in masonry unit walls is also more important than in the past due to high energy costs and health concern regarding mold growth in cold wall cavities.

 

Sick-building Syndrome

 

When buildings are too tight or too moist, health-related problems quickly come to the forefront. Grouped together as “sick building syndrome,” these can stem from inadequate HVAC performance, moisture trapped in walls, mold growth on cold, damp surfaces and inadequate air change rates. Many of these can be visualized and diagnosed, at least in part, with thermography to help solve these very serious-and common-problems. Diagnosing these problems is often a very complex process and, given the fact that litigation may be involved, it is not something to be entered into lightly.

 

Facade Delaminations

 

A great deal of work has been done in SE Asia inspecting the facades of large buildings for delaminations. Failures of these materials can result in serious personnel injury. The masonry tiles used to face the buildings tend to change temperature rather quickly when they begin to delaminate compared to the underlying structure to which they were affixed. The diurnal cycle is typically the driving heat source and inspections are best done in the early evening hours after a warm sunny day.

 

Roof Moisture Inspections

 

The inspection of flat roofs, especially built-up roofs (BUR) has been proven for a number of years. The technique allows for the detection of moisture trapped in a roof system; over time this moisture leads to the pre-mature degradation of the roof. The moisture appears warmer at night after a sunny day due to its greater thermal capacitance. The roof surface must be dry and the technique works best on roofs with absorbent insulation. Inspection work can be accomplished either in a roof-top survey or an aerial survey conducted from a helicopter or fixed-wing craft.

 

Standards and References

 

Several important standards exist to support the work of thermographers conducting building inspections. These include, among others, the following:

 

 

Another excellent reference, although not a standard, is the Canadian General Standards Board Manual for thermographic analysis of building enclosures (149-GP-2MP). Numerous building related papers have been published over the years; many are collected on a CD-ROM from SPIE, entitled Selected Papers from the Proceedings of Thermosense, edited by John Snell and Doug Burleigh, available from the SPIE organization.

 

Conclusion

 

When properly used by qualified individuals, thermal imaging technology can play a powerful role in visualizing otherwise invisible building problems and conditions. Contractors and architects alike are both using thermography to assure the performance of their buildings. Building specialists count on thermography to help them diagnose tough problems that, left unsolved, are costly or dangerous. Owners rely on thermography as a tool for commissioning a new building. While a foundation of expertise must underlie the successful use of thermography for building diagnostics, getting started with most of the applications is often not difficult. An appropriate infrared system is required, with proper training and experience for the operator as well. Having supplementary knowledge of building sciences or access to that information is also vital. The primary return on an investment in building thermography is gaining a higher level of assurance buildings will perform as intended and occupants will be more comfortable, often at a lower cost.

 

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