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Thermal Scannning
Thermal Scanning is an optional, add-on service that has literally changed the way homes are inspected today.
Please note: If you want this service, you must specify so when you place your order.
This image shows a moisture leak in the exterior wall, which originated at a washing machine.
What is Thermal Scanning?
Thermal scanning uses infrared technology to detect very small differences in temperature. Every material has a unique thermal signature. When moisture, heat, or cold are introduced into the structure the thermal signature changes. With the help of this incredible camera we can see many things that simply are not detectable to the naked eye.
How is Thermal Scanning integrated into my home inspection?
Preparation for the thermal scan:
Before I begin a thermal scan, there must be a variance in temperature established between indoors and outdoors. This often requires the aid of the HVAC system. Ideally, the heat / AC would be on prior to the start of the inspection, but in most cases, I can achieve the difference I need as long as I am free to operate the furnce / air-conditioner. If this temperature difference cannot be achieved, the thermal scan will be cancelled.
There are 3 primary issues that we can find with thermal scanning:
#1 The first is wetness behind finished walls and ceilings. During this portion of the thermal scan, water is run through all of the fixtures for approximately 15 minutes. The hope is that if there is a drip / leak anywhere, it will have had time to dampen the back side of the finished wall / ceiling areas prior to scanning.
This example shows a dining room ceiling area that appears fine. There are no moisture stains.
but the thermal image clearly shows that there is active wetness at this location. In this case, the utility room was located above this area and it was determined that the water softener was leaking.
This image shows a normal looking exterior wall. A basement bathroom exists on the opposite side.
After running the shower for approximately 10 minutes, a small amount of moisture was detected at the exterior stucco wall - exiting one of the wall cracks.
The thermal image of this location revealed a very large dark / cold area directly behind the shower wall, which suggested that moisture had been leaking through the shower walls for a long period of time. This is a situation where mold and mildew will likely be found.
#2 The next issue we look for is missing insulation behind finished wall / ceiling areas.
It is common to find some areas where insulation has settled.
In other cases, we find areas where the insulation was simply omitted.
#3 The next issue we look for is overheating electrical components.
This panel box looks problem free to the naked eye...
...but the thermal image shows that one of the range circuits is overheating.
Thermal scanning can also locate overheating switches, outlets and circuits.
These images show hot wires behind a finished wall. This is a condition that needs to be repaired by an electrician and it would go completely undetected without the aid of a thermal imaging camera.
What else can thermal scanning find?
#4 Pet stained carpet
#5 Air leakage around windows, doors and outlets
#6 Proper placement of structural members (i.e. headers)
#7 Locate air ducts and find leakage sources
#8 Locate proper / improper placement of radiant floor, or ceiling heating coils
Radiant floor heat should spaced at least 2". This particular example is a potential overheating concern.
Radiant floor heat should be at least 6" away from toilet wax seals to prevent the seal from melting.
This client did not know how this condo was heated. We found heating coils covering almost every square inch of the ceiling.
Services Offered
Pre-Purchase Thermal Scan
Pre-purchase Thermal Scans are purchased by home buyers, and are added to their standard home inspections.
If any concerns are found during the scan, the images are integrated into your home inspection report for easy reference.
Click here for pre-purchase thermal scanning fees
Existing Homeowner & Seller Scans
Thermal scanning is also available to home sellers and existing home owners. The fees for this service are as follows:
Whole House Scan $295.00
Single Component Scan:
Electrical System: $175.00
Moisture Intrusion: $175.00
Insulation: $175.00
Roof: $175.00
Radiant Floor Heat: $175.00
Limitations of Thermal Scanning
Thermal scanning is a very effective tool that helps greatly improve the quality of your home inspection. However, there are limitations to this service and it is important to understand that thermal imaging does not completely remove the risks of concealed damage.
Listed below are some of the areas where thermal imaging can be used and the limitations of each:
Moisture Detection in Walls and Ceilings - Thermal imaging helps to identify water damage in walls, floors, and ceilings. However, areas like these may not be detectable if they have been dry for an extended period of time. Moisture is especially difficult to detect from the exterior of the home, due to things like radiant heat from the sun, which can cause "thermal blindness", preventing any evaluation of the surfaces. Moisture is much easier to detect from inside the home, although moisture leaks that have not dampened the insulation may not be detectable. Also note: Wetness / coldness behind certain types of materials can be challenging to detect (i.e. concrete, or wood walls, including wood paneling).
Electrical Inspections - Thermal imaging can detect hot spots in the electrical system that are not visible to the naked eye (e.g. overheating circuit breakers, or circuits). However, since a load is not applied to all of the circuits during a home inspection, it is possible for some things to go unnoticed (circuits must be hot to detect problems).
Air Leakage - Thermal imaging can detect air leakage in walls. Leaks are easy to locate during the cold months of the year, but they can be difficult to locate during warm months. Air leakage will also vary depending on what wind conditions exist outside. This means that some leaks may not be detected, even during cold weather conditions.
Plumbing Inspections - Thermal imaging greatly increases our inspection for leakage below plumbing fixtures, yet even thermal imaging cannot guarantee that all small leaks, or drips will be found.
Flat Roof Inspections - Thermal imaging can be used to detect the precise location of flat roof leaks. Again, if the area has been dry for an extended period of time, the leakage may not be visible. The obvious benefit here is that active leaks that are found can be marked so that repairs can be made to only the leaking areas. This obviously is much cheaper than replacing the entire roof. Of course, complete replacement is always recommended when the roof is old.
Stucco & EIFS Inspections - Suburban Home Inspections does not perform stucco / EIFS moisture tests. It is possible to locate moisture problems in stucco walls and this usually appears as heat anomalies. However, there are many limitations, such as sun reflection, which greatly reduce the effectiveness for locating moisture in stucco walls. Ultimately, the best way to find moisture problems is to have an intrusive test performed and this requires a moisture specialist.
The bottom line is that there is no guarantee, but based on my past experiences, you are better off using thermal scanning than not.
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