1、Designation: E3026 15Standard Guide forReadily Observable Moisture Affected Materials andConditions Conducive to Elevated Moisture in CommercialBuildings: Visual Moisture Assessment Process1This standard is issued under the fixed designation E3026; the number immediately following the designation in
2、dicates the year oforiginal adoption or, in the case of revision, the year of last revision. A number in parentheses indicates the year of last reapproval. Asuperscript epsilon () indicates an editorial change since the last revision or reapproval.1. Scope1.1 PurposeThe purpose of this guide2is to d
3、efine goodcommercial practice for conducting a baseline survey forreadily observable moisture affected materials and conditionsconducive to elevated moisture in a commercial buildingrelated to a commercial real estate transaction or commercialreal estate asset management by conducting: a walk-throug
4、hsurvey, document reviews, and interviews as outlined withinthis guide. This guide is intended to provide a practical meansfor the visual identification of moisture affected materials andphysical deficiencies conducive to elevated moisture as a resultof water infiltration through the building envelo
5、pe orsubstructure, or generated within the subject building as aresult of processes or mechanical systems, excluding deminimis conditions. This guide is to allow a user to assessgeneral moisture concerns, as well as the potential need forfurther assessment or other actions that may be appropriate th
6、atare beyond the scope of this guide. For purposes of this guide,the initialism “VMA”or“Visual Moisture Assessment” is usedinterchangeably with this guides full title.1.2 Purpose LimitationsWhile a VMA may be used tosurvey for readily identifiable moisture affected materials andphysical deficiencies
7、 conducive to elevated moisture, the VMAis not designed to serve as comprehensivesurvey for thepresence of moisture affected materials and physical deficien-cies conducive to elevated moisture in all or most areas in acommercial building. It is not intended to reduce or eliminatethe risks that eleva
8、ted moisture may pose to the subjectbuilding or its occupants.1.3 Considerations Beyond This ScopeThe use of thisguide is strictly limited to the scope set forth in this section.Section 12 of this guide identifies, for informational purposes,certain physical conditions (not an all-inclusive list) th
9、at mayexist at a property and certain activities or procedures (not anall-inclusive list) that are beyond the scope of this guide butmay warrant consideration by users. The need to investigateany such conditions in the providers scope of services shouldbe evaluated based upon, among other factors, t
10、he nature of theproperty and the reason for conducting the VMA. The scope ofsuch further investigation or testing services should be agreedupon between the user and the provider as additional services,which are beyond the scope of this guide, prior to initiation ofthe VMA process. The responsibility
11、 to initiate work beyondthe scope of this guide lies with the user.1.3.1 Sampling for suspect fungi and other forms of biologi-cal growth is a non-scope consideration under this guide.1.3.2 Sampling or otherwise measuring for moisture is anon-scope consideration under this guide.1.4 Organization of
12、the GuideThis guide has 13 sectionsand three appendices. Section 1 defines the Scope. Section 2 isReferenced Documents. Section 3 is Terminology. Section 4defines the Significance and Use of this guide. Section 5describes User Responsibilities. Sections 6 through 11 provideguidelines for the main bo
13、dy of the report, including the scopeof the walk-through survey and preparation of the report.Section 12 and Appendix X1 identify Out of Scope Consider-ations. Section 13 lists keywords for Internet reference. Ap-pendix X1 provides the user with additional VMA scopeconsiderations, whereby a user may
14、 increase this guidesbaseline scope of due diligence to be exercised by the provider,Appendix X2 provides the user with a suggested InterviewChecklist, and Appendix X3 provides the user with a suggestedField Checklist.1.5 This standard does not purport to address all of thesafety concerns, if any, a
15、ssociated with its use. It is theresponsibility of the user of this standard to establish appro-priate safety and health practices and determine the applica-bility of regulatory limitations prior to use.1This guide is under the jurisdiction ofASTM Committee E50 on EnvironmentalAssessment, Risk Manag
16、ement and Corrective Action and is the direct responsibil-ity of Subcommittee E50.02 on Real Estate Assessment and Management.Current edition approved Aug. 1, 2015. Published September 2015. DOI:10.1520/E3026152Whenever terms defined in Section 3 are used in this guide, they are in italics.Copyright
17、 ASTM International, 100 Barr Harbor Drive, PO Box C700, West Conshohocken, PA 19428-2959. United States12. Referenced Documents2.1 ASTM Standards:3D7338 Guide for Assessment Of Fungal Growth in Build-ingsE631 Terminology of Building ConstructionsE1527 Practice for Environmental Site Assessments: Ph
18、ase IEnvironmental Site Assessment ProcessE1528 Practice for Limited Environmental Due Diligence:Transaction Screen ProcessE2018 Guide for Property Condition Assessments: BaselineProperty Condition Assessment Process3. Terminology3.1 ScopeThis section provides definitions, descriptionsof terms, and
19、a list of acronyms for many of the words used inthis guide. The terms are an integral part of the guide and arecritical to an understanding of the guide and its use.3.2 Definitions:3.2.1 actual knowledgethe knowledge actually possessedby an individual who is a real person, rather than an entity.Actu
20、al knowledge is to be distinguished from constructiveknowledge, which is knowledge imputed to an individual orentity.3.2.2 architectdesignation reserved by law for a personprofessionally qualified, examined, and registered by the ap-propriate governmental board having jurisdiction, to providearchite
21、ctural services including, but not limited to, analysis ofproject requirements and conditions, development of projectdesign, production of construction drawings and specifications,and administration of construction contracts.3.2.3 baselinethe minimum level of observations, inquiry,research, document
22、 review, and preparation of opinions forconducting a VMA as described in this guide.3.2.4 biological growthvisible moisture-related growthssuch as algae, fungi, lichens, mosses, bacteria, and higherplants. The term may also be considered to include referencesto mold, mildew, mushrooms, or any plant
23、matter.3.2.5 building department recordsthose records of thelocal government agency in which the property is locatedindicating permission of the local government to construct,alter, or demolish improvements on the property. Often build-ing department records are located in the building departmentof
24、a municipality or county.3.2.6 building envelopethe outer elements of a building,both above and below ground, which divide the external fromthe internal environments. Commonly included are exteriorwalls, windows, doors, roofs and subfloors. E6313.2.7 building systeminteracting or independent compo-n
25、ents or assemblies, which form single integrated units, thatcomprise a building and its site work, including, but not limitedto, structural frame, roofing, exterior walls, plumbing, HVAC,electrical, and so forth.3.2.8 commercial buildingstructure except a dwelling orstructure with four or less dwell
26、ing units exclusively forresidential use. This term includes, but is not limited to,structures used for industrial, retail, office, hospitality,agriculture, other commercial, medical, or educational pur-poses; property used for residential purposes that has morethan four residential dwelling units;
27、and structures with four orless dwelling units for residential use when it has a commercialfunction, as in the operation of such dwellings for profit.3.2.9 commercial real estateimproved real property ex-cept a dwelling or property with four or less dwelling unitsexclusively used for residential use
28、. This term includes, but isnot limited to, improved real property used for: industrial,retail, office, hospitality, agriculture, medical, educational, orother commercial purposes; and residential purposes providedthat there are more than four residential dwelling units; andproperty with four or les
29、s dwelling units for residential usewhen it has a commercial function, as in the operation of suchdwellings for profit.3.2.10 commercial real estate asset managementfor pur-poses of this guide, this term means actions taken either inresponse to a reported or observed condition, or for preventiveor p
30、lanning purposes, by parties having a management interest(for example, as landlord, property manager, owner, investor,tenant, and so forth) in improved commercial real estate.3.2.11 commercial real estate transactionfor purposes ofthis guide, this term means a transfer of title to (for example,sales
31、/acquisition) or possession (for example, lease) of im-proved real property, or the receipt of a security interest,mortgage, or the placing of a lien on improved commercial realestate (for example, lending) excepting individual dwellings.3.2.12 componenta portion of a building system, piece ofequipm
32、ent, or building element.3.2.13 comprehensivecomplete, thorough, entire,methodical, and detailed.3.2.14 dangerous conditionconditions that may pose athreat or possible injury to the field observer and which mayrequire the use of special protective clothing, safety equipment,access equipment, or othe
33、r precautionary measures.3.2.15 deferred maintenancephysical deficiencies thatcould have been remedied with routine maintenance, normaloperating maintenance, and so forth, excluding de minimisconditions that generally do not present a material physicaldeficiency to the subject property. E20183.2.16
34、de minimis conditiona description of deficienciesthat are not material to the condition of the property or do notrequire significant costs to correct. E20183.2.17 dismantlingto take apart or remove anycomponent, device, or piece of equipment that is bolted,screwed, secured, assembled, or fastened by
35、 other means.3.2.18 due diligencethe process of inquiring into thecharacteristics of a parcel of commercial real estate, usually inconnection with a commercial real estate transaction. Thedegree, scope, and kind of due diligence vary for differentproperties and differing purposes of the user.3For re
36、ferenced ASTM standards, visit the ASTM website, www.astm.org, orcontact ASTM Customer Service at serviceastm.org. For Annual Book of ASTMStandards volume information, refer to the standards Document Summary page onthe ASTM website.E3026 1523.2.19 dwelling unitstructure or portion thereof used forre
37、sidential habitation.3.2.20 easily visibledescribes items, components, and sys-tems that are conspicuous, patent, and which may be observedvisually during the walk-through without: intrusion, removal ofmaterials, exploratory probing, use of special protectiveclothing, or use of special equipment.3.2
38、.21 engineerdesignation reserved by law for a personprofessionally qualified, examined, and licensed by the appro-priate governmental board having jurisdiction, to provideengineering services.3.2.22 environmental site assessmentthe process by whicha person or entity seeks to determine if a particula
39、r parcel ofreal property (including improvements) is subject to recog-nized environmental conditions as defined in ASTM StandardPractice E1527, or potential environmental concerns as definedinASTM Standard Practice E1528, or any other environmentalassessment.3.2.23 extraordinary physical searchsurve
40、ying of con-fined locations that are difficult to either physically access orobserve within a commercial building. These locations include,but are not limited to, within wall or false ceiling cavities,mechanical or electrical system chases, wall or duct insulation,on the backing of carpeting, within
41、 crawl spaces, in confinedspaces, or in other inconvenient locations.3.2.24 field observeran individual who conducts site ac-tivities in connection with a VMA in accordance with thisguide.3.2.25 fungus(pl. fungi) as defined in Guide D7338,akingdom of organisms including molds, mildews, mushrooms,yea
42、sts and many parasites. These are important decomposers inecosystems. Fungi are typically multi-cellular fungi with fila-mentous vegetative hyphae.3.2.26 fungal growthas defined in Guide D7338, vegeta-tive portion of a fungus.3.2.27 guidea series of options and instructions that donot recommend a sp
43、ecific course of action. See also standard.3.2.28 health department recordsthose records of thelocal government agency, where the property is located, withthe responsibility to maintain health-related files regarding theproperty. Often health department records are located in theHealth Department of
44、 a municipality or county.3.2.29 interviewsdiscussions with those knowledgeableabout the subject building, its construction, and history or whomay have information related to the building systems orcomponents.3.2.30 key site managerthe person identified by the ownerof a commercial real estate as hav
45、ing good knowledge of thehistory, uses, operation, management, and physical character-istics of the commercial building.3.2.31 limitednot comprehensive in scope or purpose.3.2.32 local government agenciesthose agencies of mu-nicipal or county government having jurisdiction over theproperty. Municipa
46、l and county government agencies include,but are not limited to, cities, towns, parishes, townships, andsimilar entities.3.2.33 materialhaving significant importance or greatconsequence to the subject propertys intended use or physicalcondition.3.2.34 moisturewater as liquid, vapor, or solid (forexa
47、mple, ice, frost, or snow) in any combination or intransition.3.2.35 moisture affected materialsmaterials that havebeen observably affected by moisture, water and/or otherliquid. Such affects may include, but are not limited to,staining, streaking, erosion, corrosion, efflorescence, residues,rotting
48、, fungal and/or biological growth, excluding de minimisconditions that generally do not represent an increased risk forelevated moisture.3.2.36 observeto conduct an observation pursuant to thisguide.3.2.37 observationthe survey of items, systems,conditions, or components that are readily accessible
49、andreadily observable during a walk-through survey of the subjectproperty.3.2.38 obviousthat which is plain or evident; a conditionor fact that could not reasonably be ignored or overlooked bya field observer while visually observing the property.3.2.39 occupantsthose tenants, subtenants, or other per-sons or entities using the property or a portion of the property.3.2.40 ownerthe entity holding the title to the commercialreal estate that is the subject of the VMA.3.2.41 physical deficiency conducive to elevated moistureconspicuous or
