WestCon Tribune

March Review

Modern Technology for Monitoring Building Envelope Integrity

Presented By: David Vokey, P.E.

DETEC Systems, Ltd.

David Vokey, President and founder of DETEC Systems, Inc., gave a thorough and interesting presentation on a new structure monitoring technology created to aid in the detection of water infiltration and problems so common in today’s buildings. The following information was taken from the DETEC Systems website (www.detecsystems.com).

Buildings leak. Despite the best efforts of the architects and engineers who design them, the contractors who build them or the property managers who maintain them, water gets in and causes countless problems. In many cases the leaks go undetected as water penetrates through the external barrier and channels into wall cavities where it remains unnoticed for months or even years. These wet environments become fertile places to grow molds that digest and destroy structural wood components and drywall materials. The tiny mold spores produced in the growth process often cause serious allergic reactions to building occupants. Black or “Toxic” mold has caused severe physical problems for occupants as well as severe fiscal problems for builders and insurance companies

How it works

The DETEC System consists of three main components: Moisture Detection Tape (MDT) with moisture probes, Remote Zone Sensors (RZS) and a DETEC 6000 Integrated Structure Monitoring System which relays the alarm signal to the DETEC Monitoring Center.

The MDT is a rugged multi-layered peel and stick tape that incorporates two flat copper conductors between non-hygroscopic, nonconductive, protective substrates. As liquid water passes over the tape, a circuit is completed and an alarm is triggered. The adhesive backing holds firmly to all building materials and connections are made easily and reliably by the use of displacement connectors. Low voltage wiring connects the MDT runs to inputs on the remote zone sensors.

The moisture probes are custom stainless steel staples calibrated to industry-standard, moisture measurement methods. Resistance readings between probes are translated to moisture content percentages, a software algorithm computes averages which are then compared to preset alarm levels. Moisture probes enable early warnings for water migrating from the exterior of sheathing components.

The RZS units are electronic devices that assign numeric codes to each zone monitored by MDT runs whether probed or not. RZS units are mounted in standard electrical outlet boxes and are placed in strategic locations within buildings. They may be easily hidden from view. Each RZS monitors up to eight zones in a structure and as many as 792 RZS units may be connected in series by 24 gauge low voltage wiring. When an RZS zone is triggered, it reports specific location-coded-data to the DETEC 6000 Integrated Structure Monitoring System that powers the network.

The DETEC 6000 is a commercially rated computer that continuously monitors and powers the systems while allowing remote control and reporting. Each DETEC 6000 maintains databases with descriptions and locations of each RZS unit and the specific zones that reflect details from as-built architectural drawings. This unit incorporates automated internal diagnostics to verify proper system operations while simultaneously monitoring for system disconnection, interruptions or tampering.

The DETEC 6000 units send detailed reports using customized descriptions when alarms occur by means of wide area networks or the telephone system to the DETEC Monitoring Center. Trained DETEC personnel review the reports and take appropriate action to contact property managers or other responsible parties by telephone, pager, email or direct mail.

The DETEC Monitoring Center provides twenty-four hour protection for property owners 365 days per year. Trained technicians maintain structural water intrusion and flood histories for reference and consulting purposes. Should problems persist, building envelope engineers are available to inspect and advise solutions. Whether at home or away, one’s property is diligently monitored for the dangerous hazards of water intrusion.