Assessment & Testing
How a water-damage inspection should be done
In plain English
Before arriving, a restorer gathers what they can from the owner or their agent — the kind of building and how it's used, where the water came from and when, whether the source is stopped, roughly how many rooms and floors are affected, any known or suspected contamination, how the building has been used, past water damage, the materials involved, the building's age, design changes and how many people live there — and adjusts once on site. Bad or missing information at this stage can undercut the first response. Contaminants can be visible, hidden or microscopic; if mold is found or suspected, the S520 applies.
On site, the information gathering continues with a walkthrough and interviews with the owner and occupants. At a minimum, the first visit covers a site safety survey, the customer's priorities and concerns, confirming where the water came from, how far it has spread, a preliminary determination, pre-existing damage, primary and secondary damage, and dry standards and drying goals. Safety and health hazards must be documented and dealt with, sometimes by a specialist. Priorities depend on the kind of building, systems and contents involved, how the building is used, who lives or works there, and what losing its use will cost.
Water runs under walls and comes down from above, so adjoining rooms are checked even when their floor coverings look dry. The tools include moisture sensors, thermo-hygrometers, penetrating and non-penetrating moisture meters, infrared thermometers and thermal imaging cameras — in a large building, meters alone would take too long.
The initial moisture inspection starts at the source and works outward in every direction until the edge of the wet area is found and documented. Moisture sensors trace water under carpet; non-penetrating meters check hard surfaces like wood floors, drywall and plaster; thermal cameras help spot likely wet areas, but anything a camera flags should be confirmed with a moisture meter. Infrared thermometers show cooler spots that may be wet — though cooler doesn't always mean wet. The result is recorded at minimum on a moisture map.
A dry standard is set by measuring the same materials in unaffected areas, and drying goals are set to stop microbial growth. Readings are then repeated daily with the same meter and settings until the goals are met. Then comes the evaluation: safety and health hazards (including asbestos and lead paint), the building's age, materials and assemblies, contents, HVAC, plumbing and electrical systems, and below-grade spaces like crawlspaces and attics, which may be confined spaces with their own hazards. If the owner wants a restorer to try saving something that may not be restorable, agree in advance who pays if it doesn't work.
Crawlspaces and other below-grade or unfinished spaces are inspected only once their safety and health hazards are dealt with. The S500 lists useful gear: a flashlight, safety harness and rope, drop lights and extension cords with GFCI protection, a mechanic's creeper, thermo-hygrometers, moisture meters, plastic sheeting and drop cloths.
What the evaluation finds becomes the work plan — the document that says how the scope of work will be carried out. After that, inspection doesn't stop: temperature, humidity and moisture readings are recorded daily, preferably at the same time of day, and progress reports updated. The first check comes no later than the day after drying starts; the pace can change by agreement, the scope of work, the risk of secondary damage or access, and any change is documented. Meters differ, so the same meters are used throughout the job, or they are checked against each other or against a calibration device (a manufacturer-approved benchmark meter or calibration block), and restorers should be trained on each meter's proper use and limits.
Ongoing readings drive adjustments to equipment and drying capacity, and corrective action when progress isn't acceptable. They can also uncover complications; when one comes up, the restorer documents what it is and how it affects the job and the scope, tells the other parties, and keeps drying until the goals are met and documented.
Key points
- Gather the facts before arriving; walk through and interview on site.
- Start at the source; trace the water in every direction — including adjoining rooms.
- Confirm thermal-camera findings with a moisture meter.
- Moisture map, dry standard and drying goals from day one.
- Daily readings, same meter and settings, until dry.
- Evaluate hazards, materials, contents, HVAC and crawlspaces/attics.
- Turn the evaluation into a written work plan.
- Check meters against each other or a calibration device; document complications as they surface.
Official text
This topic is covered in our own words because the standard behind it is copyrighted; we cite it below rather than reproduce it.
Citations
- IICRC S500, ANSI/IICRC S500 Standard for Professional Water Damage Restoration — Secs. 10.5–10.6.3, initial contact, initial response and preliminary determination, safety, priorities, extent of water migration, pp. 46–47. Best practice
- IICRC S500, ANSI/IICRC S500 Standard for Professional Water Damage Restoration — Secs. 10.6–10.7 (continued), moisture inspection, dry standards and pre-restoration evaluation, pp. 48–52. Best practice
- IICRC S500, ANSI/IICRC S500 Standard for Professional Water Damage Restoration — Secs. 10.8–10.9, project work plans, ongoing inspections and monitoring, p. 52. Best practice