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Moisture Problems in Manufactured Homes Understanding Their Causes and Finding Solutions

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Moisture Problems in Manufactured Homes Understanding Their Causes and Finding Solutions 01-Moisture_Cover.qxd 3/8/01 10:58 AM Page 1 MOISTURE PROBLEMS IN MANUFACTURED HOMES UNDERSTANDING THEIR CAUSES AND FINDING SOLUTIONS Excellence in Design, Manufacturing and Installation Series Manufactured Housing Research Alliance Moisture Problem Checklists Moisture Problem Prevention Moisture Problem Mitigation Moisture Problem Basics MOISTURE PROBLEMS IN MANUFACTURED HOMES UNDERSTANDING THEIR CAUSES AND FINDING SOLUTIONS Excellence in Design, Manufacturing and Installation Series Acknowledgements The Manufactured Housing Research Alliance wishes to acknowledge the assistance, advice, and guidance of a number of people without whose help the publication of this guide would not have been possible. The dynamics of moisture flow in buildings is well understood yet the circumstances that will result in moisture-related problems are often difficult to predict, but when understood, possible to avoid. We use the term "moisture problems" to capture a whole array of different types of building failures that may have multiple sources, occur in different seasons of the year and geographical locations, and result from decisions made by manufacturers, installers, homeowners or some combination of the three. Weaving together a clear and concise resource guide on this complex topic was a task requiring many perspectives and a wide breadth of practical experience. The effort was lead by a project Steering Committee consisting of the following members: Richard Christjansen, Johns Manville Corporation, Project Chair Subrato Chandra, Florida Solar Energy Center Bob Davis, Ecotope Andre Desjarlais, Oak Ridge National Laboratory Mark Ezzo, Oakwood Homes Corporation William Farish, Fleetwood Enterprises, Inc. William Freeborne, US Department of Housing and Urban Development John Freeman, Friedrich Air Conditioning Company William Harker, TACC International George James, US Department of Energy Frank Kern, Heatilator Bert Kessler, Palm Harbor Homes Rob Luter, Ventline, Inc. Mike Lubliner, Washington State University Energy Program Mike Kinard, Kinro, Inc. Mike McKitrick, International Paper Neil Moyer, Florida Solar Energy Center Armin Rudd, Building Science Corporation Dwight Schuler, Owens Corning Richard Veenstra, Fleetwood Enterprises, Inc. Andrea Vrankar, US Department of Housing and Urban Development Frank Walter, Manufactured Housing Institute Bill Warren, AirTech Solutions James Welz, Philips Products Paul Ziegler, National Council of States on Building Codes and Standards Mike Zieman, RADCO Design, production, and editorial subcontractors: Hoi Ling Chu, H. L. Chu and Co. (Graphic Design) Dorothy Foster, Pacific Consulting Services (Editing) Robert La Pointe (Illustrations) MHRA staff responsible for coordinating and facilitating the development of the guide: Emanuel Levy, Executive Director Francis Conlin, Project Coordinator Sandra Ho, Editorial Director Disclaimer The Manufactured Housing Research Alliance, its members, consultants, contractors and representatives make no representations, warranty or guarantee, express or implied, as to the accuracy or appropriateness of any materials or information in this manual for use in a specific home, nor assume any liability for the use of the information, methods, or materials contained herein, or for damages arising from any such use. ISSN 1529-3424 Copyright © 2000 Manufactured Housing Research Alliance CONTENTS List of Illustrations v Chapter 1 Introduction 1.1 1.2 The Manufacturer’s Checklist 1.3 The Installer’s and HVAC Contractor’s Checklist 1.4 The Homeowner’s Checklist Chapter 2 Moisture Problem Prevention 2.1 2.2 Avoiding Problems Through Design and Construction 2.8 Avoiding Problems Through Setup 2.11 Avoiding Problems Through Operation Chapter 3 Moisture Problem Mitigation 3.1 3.1 Floor System 3.5 Wall and Window System 3.12 Roof System 3.15 Equipment Closet 3.17 Crawlspace 3.19 Air Distribution System 3.21 Climate Control and Air Movement 3.22 Mold, Mildew, and Microbes Chapter 4 Moisture Problem Basics 4.1 4.1 Moisture Sources 4.3 Moisture Movement 4.5 Moisture Accumulation 4.6 Solving Moisture Problems Appendix A Glossary A.1 Appendix B Bibliography B.1 LIST OF ILLUSTRATIONS Figure Page 2.1 Moisture Problems by Region of Country . .2.1 2.2 Avoid Compressing Insulation . .2.4 2.3 Make Airtight, Durable Duct Connections . .2.6 2.4 Seal All Penetrations Through the Floor . .2.7 2.5 Site Grading Practices to Avoid . .2.9 3.1 Floor Perimeter Stain . .3.2 3.2 Bump in the Floor . .3.3 3.3 Bulge in the Belly . .3.4 3.4 Interior Wall Filled With Outside Air . .3.6 3.5 Vapor Retarder on Wrong Side . .3.7 3.6 Misplaced Window Flashing . .3.8 3.7 Condensation Between Glass Panes . .3.9 3.8 Water on Windows . .3.10 3.9 Frozen Walls . .3.11 3.10 Ice Dam . .3.13 3.11 Attic Condensation . .3.14 3.12 Clogged Filter . .3.16 3.13 Crawlspace Moisture Control and Ventilation . .3.17 3.14 Raining in the Crawlspace . .3.18 3.15 Flooded Ducts . .3.20 3.16 Water in Crossover Duct Insulation . .3.21 3.17 Closed-Off Room . .3.23 4.1 Moisture Balance . .4.1 4.2 Moisture Production From Indoor Activities . .4.2 4.3 Sources of Moisture . .4.3 4.4 Moisture Movement . .4.4 4.5 Moisture Accumulation . .4.5 v CHAPTER 1 INTRODUCTION The demands of the housing marketplace today challenge the home building and manufacturing industry to offer more and more features and increasingly better quality. Each element added and each improvement made in home design, installation, and operation has an impact on overall home performance, including the moisture balance within the home and its building components. When new designs are introduced without consideration for the effect on moisture dynamics, conditions are prime for water to accumulate and cause damage. This manual is designed to assist manufacturers, retailers, setup crews, and homeowners to recognize and solve moisture problems in manufactured homes. It reviews the symptoms of typical problems, outlines preventive meas­ ures, and provides solutions pertinent to home design, manufacture, installation, operation, and maintenance. A home's ability to resist potential moisture problems is a result of many decisions made at different stages of the home's life. Chapter 2 describes actions that can be taken during home design and construction, installation, and operation to prevent moisture-related problems. To provide a real-world perspective, Chapter 3 includes examples of homes experiencing moisture-related damage. The examples document why moisture problems occur and how they can be avoided. They are organized by the predominant location of the symptoms: floors, walls, ceiling, heating and cooling systems, and the crawlspace (or whole house). It is intended that users of this manual will first identify where their symptom is located, and then use this manual to review similar problems at the same site. Chapter 4 reviews the basic building blocks of a moisture problem: moisture source, transport mechanism, and accumulation site characteristics. This manual does not attempt to include all of the many specific and detailed moisture problems that have faced the industry; rather it is intended to be a snapshot of the more common types of moisture problems existing in current manufactured housing. Many published texts describe in greater detail the physics of moisture dynamics in residential buildings. Readers interested in learning more about the subject are encouraged to explore the materials listed in the bibliography. A manual specific to moisture problems in manufactured housing is necessary because of the differences between factory-built and site-built housing. Manufactured homes must comply with the provisions of the Manufactured Home Construction and Safety Standards1 , a set of regulations administered by the US Department of Housing and Urban Development (HUD). The HUD standards represent a national building code for manufactured housing and sometimes specify construction details that are unique to manufactured housing. Some of the design characteristics more commonly found in manufactured homes create the need for special approaches to moisture control: • Homes are built in one or more sections in manufacturing plants using assembly line construction methods and materials not found in site-built homes. • Home sections are built on steel frames with wheels and have an integrated floor system design that is enclosed with a plastic cover, called bottom board. • Homes from the same manufacturing plant can be shipped to a number of destinations and experience a wide range of temperature and humidity conditions at their final locations. • Home sections are designed to be installed quickly on site. Perimeter skirting and protection from ground moisture may or may not be added later. These features have implications for the development of moisture problems and several are clearly associated with problems experienced by owners of manufactured housing. The relevant precautions can be as simple as ensuring adequate weather protection for a home during transport and setup. Over the past few decades, however, less obvious and more challenging moisture issues involving condensation and indoor air quality have surfaced in all types of homes. Many of these problems center on condensation-induced structural damage (such as buckled floors) or fungal growths (molds and mildew) found within framing cavities and on home surfaces, furnishings, and other homeowner belongings. This manual covers the range of potential moisture-related problems known to occur in manufactured homes
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