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Thermal Imaging & How Xray Home Inspections Utilise It:
Thermal imaging cameras detect infrared radiation, which is essentially heat. Every object emits infrared energy, and thermal cameras convert this into a visual image that displays temperature differences across surfaces.
In the context of home inspections, thermal imaging allows inspectors to "see" hidden temperature variations in walls, ceilings, and floors. These temperature differences can indicate areas of concern—particularly moisture intrusion, which affects how surfaces retain heat.
Using a high-quality thermal imaging camera under the right environmental conditions, it’s possible to identify hidden water leaks or moisture problems without damaging walls or surfaces. This non-invasive approach helps homeowners and buyers uncover hidden issues before they lead to major repairs.
A word of caution:
Thermal imaging cameras are not fool proof as environmental conditions or even the time of the day can affect the accuracy of thermal imaging as moisture in the walls reaches or drops to the surrounding air temperature, causing thermal blindness. Because of this, Xray Home Inspectors do not rely on one method only for the building inspections during the moisture detection process. We combine thermal imaging with the use of moisture meters. This two-pronged approach is beneficial in assisting with the accuracy of the moisture testing.
Unlike many building inspectors, Xray Home Inspections includes thermal imaging as a standard part of every inspection—where applicable. This commitment to thoroughness sets us apart in the industry.
Moisture Patterns
Moisture in buildings usually spreads in a recognizable pattern depending on where the water is.
Walls - top-down triangular shape formed as water spreads downwards
Thermal cameras can help locate water and give clues as to the presence of moisture, but identifying a pattern that looks like moisture does not guarantee the presence of water.
There are a multitude of reasons you might be seeing a temperature differential besides moisture in the walls. If we detect some unusual heat or cold patterns, then we use our high quality moisture tester which will detect moisture deep inside the wall which may confirm if water is in fact the cause of these temperature hot or cold spots.
This two pronged approach assists greatly to detect those hidden leaks that will one day cost a fortune.
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A Brief History of Moisture Problems
Between the 1980s and early 2000s, the building industry began experimenting with new construction techniques and materials. While the intentions were good, the results were often disastrous. One of the key issues during this period was the widespread use of monolithic cladding systems.
Monolithic cladding had been used for many years prior without significant issues. Traditional versions, such as stucco—a cement-based plaster—had been proven over time. However, the 1980s saw the rise of a different type of monolithic cladding that used fibre cement sheets or polystyrene panels fixed directly to timber framing. The joins were sealed with silicone-type products, and a thin textured plaster was applied over the surface. This plaster also served as a weather-resistant and aesthetic layer.
This modern form of monolithic cladding proved to be deeply flawed. Relying heavily on sealants rather than integrated waterproofing, these systems allowed water ingress, which often went undetected. Over time, trapped moisture caused timber framing to rot, leading to widespread structural issues. For many homeowners, the repairs were unaffordable. In some extreme cases, houses were declared total write-offs.
This gave rise to the well-known leaky building crisis in New Zealand. Property owners, local councils, manufacturers, and developers found themselves embroiled in long, costly legal battles over liability. While many of these disputes have since been resolved, the legacy of the leaky building era remains. Today, many homes still have undetected issues that could result in major repairs if not identified before purchase.
How Xray Home Inspections Can Help?
When purchasing or maintaining a home, it’s crucial to identify any potential moisture issues before they become serious. Xray Home Inspections specializes in detecting hidden leaks and moisture damage, helping you avoid the costly consequences of a leaky home.
Moisture detection is not easy. Even experienced professionals may struggle without the right tools. That’s why Xray Home Inspections uses a combination of expert knowledge and high-quality, proven technology, including thermal imaging cameras, to conduct thorough building inspections.
Common Sources of Building Moisture
While monolithic cladding is a well-known culprit, there are many other common sources of moisture in all building types, including:
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Humidity (present in all seasons)
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Condensation
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Leaking pipes
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Rain penetration
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Breathing from people and animals
A small amount of moisture in the home is normal, but persistent leaks or excessive condensation can lead to serious damage. That’s why moisture testing is a critical part of any comprehensive home inspection.
How Does Thermal Imaging Detect Moisture?
It’s important to understand that a thermal imaging camera does not directly "see" moisture. Instead, it detects the temperature differences that moisture can cause in building materials.
These differences occur because water behaves differently than other materials:
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Water heats up and cools down more slowly
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As the temperature in a room changes, wet areas retain heat longer or cool slower than dry ones
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These changes appear as unusual hot or cold spots in a thermal image
Protect Yourself From Hidden Costs
Whether you’re buying, selling, or maintaining a property, an accurate home inspection can save you from major headaches down the road. Moisture damage isn’t always visible to the naked eye—and without the experience or right tools, it may go undetected until it’s too late.
Thermal imaging greatly assists as a non-invasive and highly effective way to identify issues before they become disasters.
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