Challenges facing us when rebuilding after the Chinese Drywall disaster strikes!

In our most recent Chinese Drywall update, we discussed and interpreted the Interim Guidance-Identification of Homes with Corrosion from Problem Drywall issued by the Consumer Product Safety Commission (CPSC) and the US Department of Housing & Urban Development (HUD). We have received a lot of positive feedback and inquiries from Real Estate professionals and interested buyers all over the country. If you did not receive a copy of last week’s message, please email Info@krossinspectors.com and request a copy of our April Chinese Drywall Update. Also, these updates are posted on our blog at www.krossinspectors.com/myblog. On our blog, you may also submit your inquiries and discussions.

In this week’s message, we are going to review out and interpret the Interim Remediation Guidance for Homes with Corrosion from Problem Drywall. This guidance was issued by the CPSC and HUD on 4/2/2010. A Copy may be found at www.drywallresponse.gov or you may download it HERE.

This document calls for the replacement of:

1. All possible problem drywall;

2. All fire safety alarm devices (including smoke alarms and carbon monoxide alarms);

3. All electrical components and wiring (including outlets, switches, and circuit breakers); and

4. All gas service piping and fire suppression sprinkler systems.

Sounds like a very simple and straight forward procedure doesn’t it? We will use our experience in observing over 100 homes throughout Florida that have been remediated for problem drywall. I will take the time to remind you that Kross Inspectors DOES NOT perform remediation of homes with problem drywall. We simply provide third party documentation in observing the Contractor’s efforts in remediating the home. With this, we have seen several different approaches by Contractors when it comes to remediating homes with problem drywall. Our experience has taught us that Consumers need to be very careful when contracting with companies that perform remediation services. The guidance outlined by the CPSC and HUD can be interpreted in many different ways, leaving some risk that a home may not be remediated properly or fully.

The first item to stress to anyone considering remediation is to ensure that the home has been properly diagnosed. We have witnessed several cases of homes being remediated for problem drywall, when in fact; they did not contain any problem drywall. This makes it very important that the home be inspected by an experienced Inspector, prior to beginning any costly remediation efforts.

In reviewing the items listed in the Interim Guidance, we also have some other concerns:

1. Replace ALL possible problem drywall: It is imperative that ALL defective drywall be removed from the subject property. Identification can be very difficult as most homes built during the time period in question do contain at least (2) brands of drywall. The interim guidance does suggest that the only way to ensure 100% remediation is to replace ALL the drywall in the home.

2. Replace ALL fire safety alarm devices (including smoke detectors and carbon monoxide detectors): Safety is much more important than the few dollars saved by not replacing these items. The risk of not replacing these is that the previous off gassing from problem drywall may have affected the units’ ability to perform as intended.

3. Replace ALL electrical components and wiring (including outlets, switches, and circuit breakers): There are some investigations being performed regarding the risk of fire due to the off gassing from defective drywall affecting electrical components. However, to this date, there are not any confirmed cases where a fire was caused by the affects of problem drywall. The CPSC is currently still studying the long term affects of the off gassing on insulated copper wiring. Until these studies are complete, they are recommending replacing ALL wiring throughout the home.

4. Replace ALL gas service piping and fire suppression sprinkler systems: Again, safety is paramount. It is not yet known if the affects of the problem drywall compromise these systems, therefore to maintain the safety of the home’s occupants, it is recommended to replace.

The Interim Guidance does not go any further in recommending replacement of any other systems; however it should be considered that the HVAC system is directly affected by the off gassing from problem drywall. (The affects are the release of refrigerant from the system’s evaporator coils). The damage to the coils cannot be reversed; therefore replacing them is the only way to restore functional use of the system. The CPSC and HUD do not include replacement of these items in the guidance due to the absence of a direct connection to safety.

Furthermore, it is strongly suggested that the interior of the home be cleaned thoroughly to ensure complete removal of the drywall debris and dust.

Finally, I would like to share our typical answers to some frequently asked questions on our Chinese Drywall Hotline (1-877-496-4662):

I am currently a member of a class action lawsuit, but I cannot wait to remediate my home. Will I still be able to participate in a settlement or judgment? First, you should ask your attorney. Most likely, your attorney will inform you of the federal court’s “evidence preservation order”. Kross Inspectors has become competent in helping homeowners and contractors follow this preservation order.

What damage can occur to my home if I do not remediate it now? Air conditioning systems are typically the first component in the home to be affected by problem drywall. Therefore, most homes with problem drywall do not have sufficient air circulation in times of high humidity. This promotes mold growth in the home. Furthermore, if the home is not occupied due to the defective drywall, typical maintenance items get overlooked (window care, cleaning, flushing the plumbing, septic treatment, well maintenance, etc.). The risk of repairs due to lack of maintenance and a higher risk of mold both may increase the final cost of remediating the property.

How can I trust that my contractor is doing the right job when remediating my home? As with any major project, it is recommended that homeowners contract the services of a third party observer to document the remediation process. Kross Inspectors performs these services and provides a full written summary report of the entire process. To find out more, visit www.krossinspectors.com/chinesedrywall.

What happens if the remediation process is not done correct and the contractor leaves behind Chinese Drywall? Unfortunately, this may mandate that the home must undergo the entire remediation process again. This is why it is essential that homeowners utilize the services of a third party Inspector to oversee and document the contractor’s work. The good news is that if Kross Inspectors provides the third party documentation service, the home automatically qualifies for a warranty that covers the contractor’s remediation.

This message and our ongoing Chinese Drywall Updates are provided to Consumers and Real Estate Professionals to help them keep abreast of this growing concern in our Real Estate markets.

Please visit www.krossinspectors.com/chinesedrywall often to view current news and information. As a reminder, Kross Inspectors includes a Chinese Drywall Inspection for FREE with all Full Home Inspections!

Our Chinese Drywall Hotline is open 7 days per week.  Call (877) 496-4662 to speak with an Inspector.