Chinese Drywall II

by Joel Barkman

In order to communicate the overall impact to homeowners affected by Chinese drywall, National Association of Home Builders (NAHB) members discussed some of the ways that builders can identify the presence of corrosive Chinese drywall in their homes and address the problem if they find it.

To date more than 2,900 homeowners have reported drywall problems in 37 states, the District of Columbia and Puerto Rico. Florida accounts for 60 percent of the reports and Louisiana 11 percent, with cases also concentrated in Alabama, Mississippi and Virginia.

But occurrences have been "widespread across the country," she said.

An estimated total of 550 million pounds - or seven million sheets of drywall - were imported from China in 2000 and 2001, and in the period of 2004 to 2007 when those imports increased rapidly in the face of escalating demand from hurricane recovery needs in the Gulf Coast and the housing boom.

The imports from China provided enough drywall for 40,000 2,000-square-foot homes, she said, but a mix of Chinese and domestic gypsum board in many homes could increase the number of homes affected markedly. However, not all drywall imported from China is corrosive; consequently, the number might be much smaller.

Albeit, those who are affected by corrosive drywall may have to deal with collateral damages. A recent indoor air study by the Consumer Product Safety Commission (CPSC) of 41 homes whose owners had reported a drywall problem and 10 control homes - all built about the same time and located in the top five states for complaints - found that sulfur within the gypsum core of the problem drywall can produce hydrogen sulfide gas that corrodes exposed copper wiring and natural gas tubing.

The corrosion is indicated by a distinctive black, sooty coating that can be found on un-insulated copper pipe leading to the air handling unit present in the garage or mechanical closet of the home, or on the ground wire of an electrical outlet.

The study also found corrosion present on copper air conditioning evaporative coils. Other metal was also corroded where there was moisture from condensation.

CPSC interviews with occupants in the study also identified health complaints such as irritation in the upper airways, and nose and throat air passages; burning or stinging eyes and a running nose. Non-specific complaints such as headache, fatigue, coughing and a general feeling of illness were also found in the study, she said, although these are common complaints occurring in anyone in any circumstances and can have many causes.

In fixing homes that have been damaged by corrosive drywall, neither exotic nor extreme measures are called for. However, cleaning up the damage and restoring the home - one option for remediation and a process that typically involves relocating residents until the work is done - can average about 50 percent to 55 percent of the cost of building new, he said, depending on the level of finishes in the home and its location.

While some have recommended teardowns to repair damage from corrosive drywall, most feel that complete demolition is unnecessary.

The remediation process involves good communication with the residents about the scope of the work that will be done, he said, and builders who decide to replace drywall will need to protect the interiors of the home and return the home as they found it.

For their personal protection and safety, workers remediating the home should follow the same procedures as those on any other home building site.

The Consumer Product Safety Commission does have the power to recall drywall that it can prove is defective and presents a substantial risk of injury to the public.

Although the CPSC hasn't given any indication that it intends to pursue a recall. It is more likely that the agency will decide to regulate drywall so that it can be tracked by the name of the manufacturer, its product of origin and the date it was manufactured.

Instead of sweeping recalls the commission has been working most closely with the Department of Housing and Urban Development to line up some financial relief for homeowners. HUD has indicated that it would make Community Development Block Grant funds available for this purpose, although no money has been dispensed yet.

Also, at the end of last year, the Federal Housing Administration announced a program that would enable FHA borrowers to temporarily suspend or reduce payments on their mortgage in order to have the additional cash flow they might need to deal with drywall mitigation issues.

Some homeowners with corrosive drywall may also be able to qualify for special tax deductions for their losses and should consider talking to their tax preparer or other certified professional.

For 21 years now you may have heard me say it, when quality and service count", but safety is the most important feature in a home. Just "Ask a Builder."

As always e-mail your questions or comments to joel@goldenrulebuilders.com or write to "Ask a Builder" at P.O. box 294, Catlett, VA 20119.

Barkman is past president of the Fauquier Chapter of The Northern Virginia Building Industry Association.

Read Joel's column weekly in the