How will you know your family, tenants, or coworkers are safe after remediating Chinese Drywall (CDW)?

You've just gotten home from work and you notice rotten egg odors.

If that's not bad enough, it's hot because your air conditioner isn't working right, and you have to call your air conditioning contractor.

The air conditioning mechanic tells you that your air conditioner has to be replaced. While replacing it, the mechanic points out that the copper wiring is turning black.

Heck, the flat screen TV starts acting up.

What's up with that?

Wait, don't tell me. You already know don't you?

Or you have a strong suspicion--Chinese Drywall (CDW).

Chinese Drywall

You're one of those folks who own a home or building constructed during the rebuilding boom after several hurricanes. The boom led to a shortage of drywall and the importation of Chinese Drywall.

Most of the CDW is in Florida (73%) and Louisiana (17%) homes.

What's the problem?

CDW is different from other drywall in many ways, two of the significant differences are as follows:

• CDW has a significantly higher concentration of strontium and significantly more detectable levels of elemental sulfur.
• CDW releases reduced sulfur gases.

The sulfur gases are irritating to humans and corrosive to metal. Sulfur also stinks, making occupants uncomfortable (to say the least).

You know you have CDW. Now what?

Once you know you have CDW, the next step is determining the extent (or scope) of the remediation and how you're going to get it done.

On the surface, it sounds pretty simple. Tear out and replace all the drywall. But is it that simple?

The Honorable Judge Eldon E. Fallon (the US District judge who wrote the landmark opinion on CDW litigation) developed the scope that included the following:

• Remove & replace all drywall.
• Remove & replace all electrical wires.
• Remove & replace all copper pipes.
• Remove & replace interior Heating, Ventilating, & Air Conditioning (HVAC) Units.
• Remove & replace electrical devices & appliances.
• Remove & replace flooring.
  
• Remove and replace insulation.
• Set benchmarks for determining status (when is remediation completed?).

Removing and replacing the drywall, HVAC units (interior), electrical devices, and appliances is a "no brainer". What about your cabinets, wiring, duct work, copper piping, trim, and flooring? Must they be removed and replaced?

If you decide to save, clean, and reuse some of these materials, how do you do it?

You must answer those questions before you start your project.

Who Will Do The Work?

Decide whether you'll hire a remediation contractor or do the remediation yourself.

Think of how you'll determine when the remediation is properly completed. Maybe completion is as simple as saying you want the building "dust free". You decide.

Our experience is that our idea of dust free and the contractor's idea of dust free can be considerably different (that is why we recommend using a performance specification to guide the work).

Are there contractors who will tell you "I'm done" without completing the remediation work the way you need it done? How will you know?

Perform Post Remediation Verification using a qualified engineering firm to verify that the home or building has been remediated in accordance with your specification and is suitable for re-occupancy.

Remediation Manual (and performance specification)

If you decide that you need a manual to guide you (or your contractor), check out Imported Problematic Drywall:  Identification Strategies and Remediation Guidelines prepared for the National Association of Home Builders (NAHB). Or, check out the Remediation Manual here on our website.

The NAHB Guidelines are free and it is a great document. The question is, who will you call if you have questions.

Before You Dive In

Get the proper building permits and select your reconstruction contractor.

Hire a firm with experience in these types of projects. Make sure they’ll provide a detailed scope and technical specifications (a “rule” book) for the project. Look for someone with experience in remediation and reconstruction. Make sure to check their licensing, bonding, and insurance status. 

However you decide to proceed, be careful, and make sure you give the contractor a clear set of instructions on how the work is supposed to go - all the way from start to finish.

Is it OK to do the remediation yourself?

Absolutely, just make sure you have a “rule” book that would guide you (or a contractor).