Myrtle Beach Condo inspection: 24% moisture in walls??

Question

I just had a pre-purchase inspection done on a beachfront condo at Myrtle Beach. The inspector used a moisture meter and found exceptionally high moisture in every wall (10th floor unit) of 18-25%. Sellers agent said inspector was "out of his mind to think that moisture levels in the 20-25% range during hot humid weather is a concern for the entire building." See example reading attached for reference.

Am I overreacting to think this is a deal-breaker? Building envelope failure seem a possible culprit (windows, exterior wall systems, roof). Or is this just considered normal for a condo? Note that the unit has two PTAC HVAC systems for cooling.

Michael Baum · Answer

Too much IMHO. I would walk on this unless you can get the owner/HOA to look into why it is so high.

Jeff Costa · Answer

I terminated the contract. Too many variables. Thanks, everyone!

John Underwood · Answer

I agree with Andrew.

Mike Grudzien · Answer

The Inspector gave you the numbers. So what did he say, based on his experience, that those numbers mean and how bad are they?

Patrick Roberts · Answer

I close loans in coastal SC all the time and look at CL100's regularly. A moisture content of 20%+ on exposed subfloor in the crawlspace requires remediation prior to closing as it is excessive and damaging. 20%+ inside the property in the conditioned space is a serious problem.

Relative humidity is also high in that reading (over 55%).

Myrtle Mike Thompson · Answer

@Jeff Costa I see you terminated the contract, which is wise. As someone who's brokered dozens of oceanfront condo deals in Myrtle Beach, I can tell you a reading like that is NOT normal. I frequently see elevated moisture readings, especially this time of year, due to balcony doors being left open, and it's common to see dehumidifiers running in these units through the summer. But 24% is a problem.

John Clark · Answer

Seller’s agent is out of his mind thinking that you and your inspector are stupid enough to fall for his guff. You did the right thing, and this goes into my why-r-e-agents-are-scum file.

Andrew Steffens · Answer

Im assuming that is drywall and that is double the acceptable limit. I would put it on the seller to find and remediate the issue - if they are unwilling then walk away.

Bill B. · Answer

I hate AI replies as much as anyone. But thsi is more of a Google results post. Of that makes it any better. :-).

Mr. Google says 1/2% is normal, 5% might be common, 12% is the upper limit of acceptable and 17% is a cause for concern. I assume your inspector has inspected other beachfront condos since he purposely brought the moisture tester. What’s his average result?

GOOGLE;

If you've detected a high moisture reading in your drywall, especially in a beachfront property, it's crucial to address it promptly to prevent further damage and potential mold growth. Here's what you should know and what to do:What is Considered a High Moisture Reading?

• Drywall moisture readings above 0.5% Moisture Content (MC) are generally considered higher than acceptable.
• While a range between 5% and 12% MC might be considered acceptable depending on the specific environment, levels consistently above 17% suggest significant moisture damage and potentially require replacement.

Potential Causes for High Drywall Moisture in a Beachfront Property:

• High Humidity: Beachfront properties often experience higher relative humidity due to their proximity to the water.
• Poor Ventilation: Inadequate ventilation can trap moisture indoors, leading to elevated humidity levels.
• Leaking: Even a small leak can significantly increase drywall moisture content.
• Salt Air: Salt in the air can contribute to moisture issues, especially in coastal regions.
• Condensation: Poorly insulated walls or single-pane windows can lead to condensation buildup.

Risks of High Drywall Moisture:

• Structural Damage: High moisture weakens the drywall, causing it to crumble and lose structural integrity.
• Mold Growth: Moisture provides an ideal environment for mold and microbial growth, which can pose health risks.

Actions to Take:

• Further Investigation: If you have high moisture readings, investigate the source of the moisture and the extent of the damage.
• Professional Assessment: Consult with a professional mold inspector to assess the situation and recommend remediation steps, especially if you suspect mold.
• Address the Source: Fix any leaks or issues contributing to high humidity.
• Drying: If the moisture content is below 17% and the damage is recent, drying may be possible with proper ventilation and dehumidification.
• Replace Damaged Drywall: If the moisture damage is extensive, replacement of the affected drywall may be necessary.
• Mold Remediation: If mold is present, consult with a professional mold remediation service.

Christian Cortez · Answer

Easiest place for mold to hide. I would believe the reading and step away from the deal.

Myrtle Beach Condo inspection: 24% moisture in walls??

Myrtle Beach Condo inspection: 24% moisture in walls??

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