By Kathy & Thom Gottberg  (5/25/10)

             Most of us would like the ability, at least some of the time, to see through walls like Superman.  Beyond the obvious, that skill would serve our sustainable needs by allowing us to see into the walls of any building and observe where it is leaking energy—heat or cold, depending upon the season.  Fortunately, a person doesn’t need to be Superman or woman to examine their home or business for energy drainage.   All they need to do is to hire an inspector to perform an Infrared Energy Envelope Survey like those offered through HomeSafe Inspection Services here in the Coachella Valley.

        Technically, infrared or IR as it is called, doesn’t allow you to literally see through walls.  However, with the right conditions and training, an IR inspector comes very close to seeing what is happening inside the walls and ceiling of any home or building in a very non-evasive way.   Rather than “seeing” into the walls, the inspector is able to detect and make determinations about what is happening behind the wall, floor or ceiling based upon the differences in the surface temperature of the shell and the thermal areas around it. 

            Inspection procedures are common to anyone in the real estate business.  However, due to recent concerns about moisture and mold, along with rising energy costs, new inspections have become available.  Although less known, new services like IR Inspections offer potential homeowners the opportunity to ascertain the condition of the property beyond what can be seen with the visual eye.  While a standard energy audit by a qualified person can spot many obvious ways to reduce energy, the best way to observe defects in the “energy envelope” of the home is with IR.

            For that reason, after recently purchasing a new home, we decided to have an Infrared Energy Envelope Survey performed before we begin serious remodeling.   Not only did we want to see how this type of inspection worked, we honestly wanted to examine our new home for any noticeable energy leaks so that any necessary corrections could be figured into our initial remodeling costs.  

            Our new home was built in 1999 under the CA Title 24 requirements of the time, so it was already significantly more energy efficient that any home built in the 70s, 80s or earlier.  However, after talking with Earnie Colwell, the IR Technician from HomeSafe, building codes themselves don't always determine how energy efficient a home actually registers.   Unfortunately, once in a while building contractors or subcontractors overlook or neglect to adequately insulate all areas of the ceiling, exterior walls, or roof.  Those, or other mistakes made by a builder, are almost impossible to catch during the final visual builder inspection process.  Therefore, a even a brand new house can be missing a critical piece of insulation in a very essential area causing a large “leak” of either cool or hot air during opposing seasons.   The best way to discover such defective insulation is by undergoing an IR inspection.

            Not only does an IR Survey determine insulation value throughout the entire building, it can also help to reveal a number of other potential problems:

a) Moisture and related damage

b.) Faulty wiring or electric  (reveals electrical hot spots)

c) Hidden roof leaks (particularly useful with flat roofs)

d) Construction and/or structural defects

e) Termite damage inside walls

f) Other animal or rodent damage within walls or ceiling

g) Pipe and duct work leakage

h) Foundation cracks

            Interestingly enough, once a person understands what an IR inspection is capable of revealing, it is much easier to understand why it can be valuable to any property owner.  Actually, anyone who pays the utility costs on a building, be it residential or commercial, can discover the true “energy envelope” condition of his or her property and then take steps to alleviate defects.  In fact, with energy costs continuing to rise, it may be that eliminating energy leakage and waste is the most important step any property owner can take.   Surely, such an important perspective should be utilized prior to spending any significant amounts on cosmetic enhancements or even energy generating technologies.

            A standard IR Energy Survey takes approximately two hours and runs in the neighborhood of $300 for the visit.  Earnie Colwell of HomeSafe Inspection Services preformed our inspection.  He is the only SIRI (Specialist-Residential Infrared Inspector) in Southern California at this time and has undergone specialized training and testing to insure his correct usage of IR technology.   Using specially designed equipment, Earnie is able to provide digital photos of specific locations in every property, and then the corresponding IR shot of the same location showing heat loss or gain in precise areas of the property.

            The good news is that our home shows no significant loss of insulation in any major part of our home except for above the garage.  Interestingly enough, this is common because building codes do not require insulation above the garage ceiling, even though it is finished with dry wall.  (See photos)  What most people don’t know is that the attic above the garage is frequently open to the attic in the rest of the entire house.  Yet, it makes sense that energy loss over the garage creates energy loss in the entire home.  We feel that by insulating the attic above the garage it will increase the energy efficiency of the entire home.  This improvement will be completed before we move in to the home.  Furthermore, the IR inspection reassured us that there were no significant wiring and/or moisture issues with our new home.

            Was it worth it?  Just like with preventative medicine, a preventative IR energy check provides peace of mind even when such tests don’t reveal a problem.  And if a problem does exist, knowing about it beforehand can help to avoid even more difficulties (not to mention costs) that may arrive in the future.  Clearly, an IR Energy Survey offers benefits to every property owner, both residential and commercial.  With today’s high energy costs, no property owner wants the additional expense that can come from an energy leaking building.  Fortunately, IR technology is something that can help.