Nate • 13 May 2025

Project Overview The subject of our case study is a two-story wood-framed residential condominium, equipped with a variety of exterior claddings such as stone veneer, stucco, wood panel siding, and wood trim. The structure features flange-mounted metal-clad windows and a combination of standing seam metal, flat roofs covered with TPO, and concrete tile roofing. Following exterior cladding repairs and a flat roof replacement in 2021, the building encountered water damage issues, which we will explore in this case study. Incident Report In the winter of 2022, the owner of a condominium suite reported water damage within their unit. A subsequent report by the Community Manager detailed the water loss and remedial actions that had been implemented. Notably, inspections conducted by a roofing company, and other service providers, indicated that recent (2021) cladding and roofing work, performed on the exterior of the building was not the source of the leaks, and that the inspections were inconclusive, but recommended replacing the concrete tile roofing system above the bedroom where the water stains in the ceiling were present. Investigation Findings Construction Science Forensics (CSF) investigation revealed moisture staining on the ceilings of two bedrooms. The stains, though dry during the visit, suggested condensation issues near exhaust vents and roof edges. A flood test and invasive inspection ruled out active leaks from the exterior cladding and roofing systems. CSF performed a preliminary test of the bathroom exhaust fans and clothes dryer exhaust systems. When the clothes dryer was turned on, CSF observed that the dryer fan was overpowering the bathroom exhaust fans. Refer to photograph. This condition is causing warm moist air from the dryer exhaust to be drawn back into the condominium through the bathroom exhaust vents at the roof outlets. The warm moist air is then converted to liquid water in the form of condensation within the exhaust ducts above the 1st floor bedroom. The homeowners reported that there were intermittent leaks in the ceiling of the cupola section of the condominium above the stairwell. CSF observed that there was a master bedroom exhaust duct and vent directly above this area. CSF observed that the backdraft damper (flapper) was stuck shut by a bent exterior bird screen. This condition will contribute to condensation and water within the exhaust duct that will leak into the attic, and condense on cold surfaces. Key Observations Master Bedroom Ceiling: Staining adjacent to a bathroom exhaust vent, caused by condensation around the bathroom exhaust duct. 1st Floor Bedroom Ceiling: Staining near the roof edge, believed to be due to condensation within the bathroom exhaust duct systems. Reverse Airflow Issue: The clothes dryer was overpowering bathroom exhaust fans, leading to cold air being drawn from the exterior into the interior through the bathroom exhaust duct, causing condensation within and around the exhaust ducts. Cupola Section Leaks: A stuck backdraft damper and improperly sealed ductwork contributing to condensation within the exhaust ducts, which originally appeared to be a roof leak. Recommendations CSF recommended addressing the condensation issues by ensuring proper ventilation within the attic spaces, and exhaust systems. Installation of a passive make up air supply to neutralize the negative pressure from the clothes dryer. Additionally, CSF recommended conducting testing and balancing of the HVAC system wholistically to account for building pressurization changes caused by the fireplace flu, the clothes dryer, and the multiple exhaust fans (Kitchen, bathrooms, laundry room). Conclusion This case study highlights the importance of thorough inspections and the complexities of diagnosing water damage in residential buildings. It underscores the need for proper maintenance and the potential impact of overlooked details such as exhaust system balance and ductwork integrity. Here are a few additional considerations that might be useful when dealing with water damage in buildings: Actionable Insights: · -Facility Managers: Add exhaust CFM testing to your PM checklist. · -Contractors: Verify dryer + bath fan balance before final sign-off. · -HOA Boards: Budget for building pressurization audits every 3–5 years. Bonus: 5 Condensation Prevention Tips: · 1. Inspect Exhaust Terminations Annually – Clear bird screens, check dampers. · 2. Insulate Ducts in Unconditioned Spaces – Stop cold-surface condensation. · 3. Balance CFM Across Appliances – Dryers shouldn’t dominate bath fans. · 4. Monitor Indoor Humidity (40–50% RH) – Use dehumidifiers in winter. 5. Hire Building Science Experts Early – Avoid costly misdiagnosis.

This article compares two primary methods of estimating repair costs for property damage: Xactimate estimates and restoration contractor estimates. It highlights their strengths and weaknesses to help property owners navigate insurance claims effectively.

Water loss and building failure claims are significant challenges for property owners, often leading to high costs and emotional stress. Construction forensic experts play a crucial role in investigating these claims, ensuring transparency and cost control, in contrast to standard mitigation contractors who may cause unnecessary damage and inflated repair costs.

The blog post discusses the wetting and drying processes of wood in construction, focusing on adsorption, absorption, and desorption rates, moisture content requirements for various materials, and building code standards for drying materials before covering. Key points include: - **Wetting and Drying of Wood**: Wood undergoes wetting (absorbing water) and drying (evaporating water) cycles during construction, influenced by wood type, environmental conditions, and moisture content. - **Adsorption, Absorption, Desorption**: Adsorption involves molecules adhering to a surface, absorption is mass transfer into a material, and desorption is the release of these substances, with rates depending on temperature, pressure, and material properties. - **Moisture Content Requirements**: Materials like concrete, insulation, drywall (5-12% moisture), plywood/OSB (≤19%), and gypsum sheathing/gypcrete (≤1-5%) have specific moisture thresholds for optimal performance. - **Code Requirements**: Building codes mandate drying ma

This case study explores the challenges and failures of Variable Refrigerant Flow (VRF) HVAC systems in high-rise condominiums. It emphasizes the importance of following industry standards, manufacturers’ installation guidelines, and proper maintenance schedules to prevent issues. The study highlights key industry regulations from AHRI and ASHRAE, as well as installation requirements set by major manufacturers. Regular maintenance, including quarterly or semiannual checkups, is identified as essential for optimal system performance. Common site observations reveal installation flaws such as missing inverted oil traps, inadequate piping support, and poor insulation, all of which can lead to inefficiencies and failures. The design of VRF system piping is crucial for efficiency and longevity, requiring proper sizing, expansion loops, oil traps, and as-built documentation. The consequences of inadequate piping support range from leaks and misalignment to corrosion and catastrophic failures.

This case study explores the use of advanced 3D technology for deviation analysis in construction, focusing on an easement agreement between two property owners. The agreement required the hotel developer to restore any damage caused to the existing building during construction. To assess deviations, experts utilized 3D digital twins, laser scanning, drone photography, crack gauges, and floor level manometer surveys. These tools provided precise measurements and visualizations to track structural shifts and foundation movements. The findings pinpointed areas of damage, allowing the building owner to present clear evidence to the hotel developer. As a result, the developer agreed to cover the necessary repairs. The study highlights the importance of technology in enforcing easement agreements and maintaining structural integrity. It also demonstrates how digital twins and laser scanning can revolutionize construction analysis, ensuring safer and more resilient buildings.

This case study investigates the hygrothermal issues of a five-story apartment complex in the Pacific Northwest, focusing on moisture management challenges and their implications. Hygrothermal Challenges: The study identifies persistent water leaks around windows and wall penetrations as primary issues affecting the building's moisture management. 1 Methodology: Data logging of interior temperature and humidity, analysis of historical weather data, and pressure testing were employed to understand the environmental conditions impacting the buildings. 2 3 Findings: Key findings include inadequate sealing at window junctures, damaged exterior sheathing, and occupant moisture loading exceeding the wall assembly's drying capacity. 4 5 Discussion: The analysis reveals that the interplay between building design, occupant-generated moisture, and environmental factors contributed to the moisture issues, highlighting the need for effective humidity management. 6 Consequences: Prolonged moisture exposure

This article highlights the importance of the Building Envelope Reference Manual (BERM) in construction planning. The building envelope plays a crucial role in energy efficiency, structural integrity, and occupant comfort, making proper design and maintenance essential. BERM provides best practices for selecting materials, construction techniques, and climate adaptation strategies to ensure durability and resilience. It also aligns with sustainability standards, helping professionals create energy-efficient and eco-friendly buildings. By using BERM, architects, engineers, contractors, and building owners can collaborate effectively to meet high-performance standards while avoiding costly errors. As the construction industry evolves, BERM remains a vital resource for ensuring long-lasting, well-designed structures.