Most people have some knowledge of the Defective (Chinese)
Drywall epidemic that swept across Florida and the southeast U.S. during the
construction boom between 2004 and 2007. An estimated 250,000 tons of defective
drywall was imported during this time and put into homes all over the state.
There are a variety of contaminants that can enter a home that both reduce the
life expectancy of the home and adversely affect the indoor air quality, but
defective drywall is one of the worst.
What makes the drywall “defective”?
Chinese drywall is manufactured using unrefined “fly ash”, a
coal residue found in smokestacks, that was used as a filler. The fly ash
contains a compound called strontium sulfide, a toxic substance commonly found
in fireworks. In a warm, moist environment, like Florida, the substance can
off-gas into hydrogen sulfide, carbon disulfide, and carbonyl sulfide, all of
which are considered contaminants.
What hazards does defective drywall pose to the home?
The corrosive sulfur compounds given off by the defective
drywall mainly affect the home’s plumbing, air conditioning, and electrical
systems, all of which are largely made of copper. Once these systems start to
deteriorate, major issues such as leaks, blowing breakers, and even fires are
common results. Remediating homes with defective drywall often includes
removing not only the drywall, but the entire plumbing, air conditioning, and
electrical systems as well. Major appliances such as stoves, refrigerators,
washers/dryers, and dishwashers are also affected and usually need to be
replaced. This hefty cost is most often not covered by insurance, leaving many
homeowners to suffer bad health and failing systems or cover the cost themselves,
usually tens of thousands of dollars.
What hazards does defective drywall pose to the home’s
occupants?
Aside from the risk of fire and water damage, the sulfur
compounds that the drywall gives off are also toxic to humans and animals and
can lead to sore throat, sinus irritation, coughing, wheezing, headache,
dry/burning eyes, and/or respiratory infections. Those who already have
respiratory ailments, such as COPD, asthma, allergies, chronic bronchitis, or
chronic sinus infections, or the elderly and small children, are more adversely
affected than others.
How can you tell if a home has defective drywall?
There are currently no government or industry standards for
inspecting for defective drywall. There are currently no agencies that offer
certification in this form of inspection. The International Association of
Certified Home Inspectors (InterNACHI) has assembled the following tips that
inspectors can use to identify if a home’s drywall is contaminated:
- The house has a strong sulfur smell, reminiscent of rotten eggs
- Exposed copper wiring and plumbing appears dark and corroded. Silver jewelry and silverware can become similarly corroded and discolored after several months of exposure. The coil in the air handler is also a great place to check for contamination since it is largely copper.
- A manufacturer’s label on the back of the drywall can be used to link it with manufacturers that are known to have used contaminated materials. One way to look for this is to enter the attic and remove some of the insulation.
- Drywall samples can be sent to a lab to be tested for dangerous levels of sulfur. This is the best testing method, but it is expensive.
Is defective drywall still a concern to potential home
buyers?
Most of the new homes built during 2004 to 2007 have already
been assessed by the builder as part of the initial defective drywall recall.
The homes most likely to still have defective drywall are homes that were built
during this period that were not built as part of a subdivision and homes that
had renovations done during this period. On average, we inspect 3 to 4 homes
per year that are verified to have defective drywall, and in most cases the
seller is completely unaware. As the housing market continues to bounce back,
it is expected that several more contaminated homes will be found that are just
entering the market.
If you are thinking about purchasing a home built or
remodeled between 2004 and 2007, there are a couple of things you can look for
during the walk-through that are fairly good indicators of defective drywall
contamination – and no previous home inspection experience or tools are
required.
- A strong sulfur smell, reminiscent of rotten eggs, is a pretty good indicator of contamination. Not all affected homes have this smell, so it is not the most reliable method of indicating contamination. Some people may experience difficulty in breathing upon entering the home.
- The exposed copper water supply lines coming out of the top of the water heater or under the kitchen sink will be blackened in a contaminated home.
If you suspect that your home or soon-to-be home has
defective drywall, we can certainly help you to know for sure. Defective
Drywall Inspections are $150 by themselves, or discounted to $50 with any full
inspection. Please feel free to call us at 941-749-1152 or visit our full service website at
www.manateehomeinspection.com
for more information or to schedule your appointment.
