Services
Water Intrusion Investigations
Testing, Infrared Thermography, Destructive Testing, and Report Generation
Water intrusion can lead to significant structural damage, microbial contamination, and material degradation. Mike Cosley utilizes a comprehensive approach to water intrusion investigations that integrates advanced technology, hands-on testing, and expert analysis to identify the source, extent, and impact of water damage.
Water Testing
Water testing is a critical step in identifying active leaks and the pathways of water intrusion. Mike employs both pressurized water testing and controlled moisture introduction to simulate real-world conditions and pinpoint the exact location of water ingress. These tests are performed on exterior building envelopes, including windows, doors, and roofing systems, to confirm vulnerability points.
Infrared Thermography
Mike taught a certification course in building sciences thermography for a subcontractor to FLIR Systems and uses infrared cameras to detect hidden moisture behind walls, ceilings, and floors. Infrared thermography allows for a non-invasive inspection of the building envelope, identifying areas where temperature differences suggest moisture presence. This technology is particularly useful in locating leaks that are not immediately visible or that have caused long-term damage. The detailed thermal images provide a clear visual map of the moisture patterns within the structure, allowing for targeted repairs.
Destructive Testing
When necessary, Mike conducts destructive testing to further investigate concealed areas where water intrusion is suspected. This involves carefully removing sections of walls, ceilings, or floors to directly inspect the condition of building materials. Destructive testing is typically done when non-invasive methods cannot definitively identify the source of the issue. The process is performed methodically to minimize damage, and document defects for recovery of damages.
Report Generation
Following the investigation, Mike generates a detailed report that includes all findings from water testing, thermographic imaging, and destructive testing. The report provides clear documentation of the source and extent of the water intrusion, along with recommendations for remediation and repair. The reports are often used in litigation, insurance claims, or construction defect cases, providing clients with a comprehensive analysis supported by technical evidence.
The report includes high-resolution images, thermal scans, moisture readings, and a step-by-step explanation of the testing process, ensuring clarity and actionable insights for all stakeholders.
This methodical approach ensures that water intrusion is accurately diagnosed, enabling effective remediation and long-term solutions that prevent future damage.
Forensic-Level Water Intrusion Investigations
Mike Cosley specializes in forensic-level investigations to accurately identify the root cause of water intrusion in both residential and commercial properties. With over three decades of experience and advanced certifications in building science and water damage restoration, Mike applies a methodical and scientific approach to every investigation.
His process begins with a thorough visual inspection of the building envelope, followed by advanced diagnostic techniques such as moisture mapping, psychrometric analysis, and infrared thermography. These tools allow him to detect hidden water sources and track moisture migration through walls, ceilings, and floors.
When necessary, Mike conducts destructive testing to access concealed areas and directly examine the structural integrity of affected materials. His expertise ensures that testing is performed in a controlled manner, minimizing disruption while uncovering critical data.
Each investigation is documented in a detailed, forensic-style report that includes photographic evidence, thermal images, moisture readings, and clear explanations of the findings. This level of precision and documentation is essential in cases of construction defects, insurance claims, and litigation. Mike’s forensic investigations provide clients with an authoritative understanding of the cause of water intrusion, helping them make informed decisions for remediation and claim resolution
Insurance Claim Consulting & Expert Witness Services
Expert Consulting in Disputes Involving Homebuilders, Contractors, and Insurance Companies
As an expert consultant, Mike Cosley plays a critical role in resolving disputes involving homebuilders, contractors, and insurance companies. With extensive experience in building science, water intrusion, and restoration standards, Mike provides objective, fact-based analysis to help clients navigate complex construction defect claims and insurance disputes.
Mike’s expertise is often called upon when issues such as water damage, mold contamination, or construction defects arise. He conducts thorough investigations to determine whether builders, contractors, or other parties have met the appropriate standards of care during construction or remediation. By applying industry standards such as the IICRC S500, S520, and S700, as well as his engineering background, Mike identifies construction flaws, improper restoration practices, or material failures that contribute to the damage.
In disputes involving insurance companies, Mike is frequently engaged to assess the validity of claims, including potential malfeasance or fraudulent activity. His independent analysis helps insurance adjusters, attorneys, and homeowners determine the true cause and extent of the damage, ensuring that claims are settled fairly and in accordance with policy terms.
As an expert consultant, Mike provides detailed reports, expert testimony, and forensic documentation to support litigation or settlement negotiations. His impartial perspective and technical knowledge make him a trusted resource for attorneys, insurers, and homeowners seeking to resolve disputes efficiently and equitably.
Malfeasance Investigations and Fraud Detection Expertise
Mike Cosley has extensive experience conducting malfeasance investigations and detecting fraudulent activity in insurance claims related to water damage, mold contamination, and building defects. His forensic-level expertise in building science and restoration allows him to accurately assess whether claims are legitimate or if fraudulent actions may have occurred, such as intentional damage, inflated repair costs, or misrepresented conditions.
When hired by insurance companies, Mike uses a combination of technical testing, detailed inspections, and industry-standard protocols to investigate suspicious claims. His knowledge of insurance restoration, combined with his certifications in water damage restoration, microbial contamination, and fire/smoke damage, enables him to detect inconsistencies in damage reports, repair invoices, and restoration practices. By identifying red flags and discrepancies, Mike provides evidence to support or refute claims, helping insurance companies make informed decisions.
Mike’s impartial and meticulous investigations have made him a trusted expert in fraud detection, protecting insurers from fraudulent claims while ensuring fairness for policyholders. His detailed reports and expert testimony often play a key role in litigation or settlement negotiations, ensuring that malfeasance is identified and addressed appropriately.
Insurance Appraisals & Umpire Services
Mike Cosley offers comprehensive appraisal and umpire services in insurance claim disputes, leveraging his deep expertise in building science, water intrusion, restoration standards and experience of over 35 years as a licensed contractor engaged in repairs to damaged properties. As an appraiser, Mike is responsible for evaluating the scope and cost of damages in property claims, representing the interests of either the insurer or the insured. His technical knowledge and experience ensure that all factors, including repair costs, material degradation, and industry standards, are considered in a fair and thorough appraisal.
As an umpire, he acts as an impartial third party, working to resolve disagreements between the appraisers for the insured and the insurer. His goal is to facilitate a fair and balanced resolution by reviewing the evidence, assessing the validity of both parties’ claims, and issuing an unbiased determination.
Mike’s technical expertise in building systems, insurance restoration, and forensic analysis ensures that his assessments are grounded in objective data and industry standards. This impartial approach helps both insurers and policyholders reach equitable outcomes in often complex and contentious cases. His ability to navigate the intricacies of insurance disputes while maintaining neutrality makes him a trusted choice for umpire assignments, where objectivity and fairness are paramount.
Mold Testing & Remediation Analysis
Mike Cosley provides specialized mold testing, sampling, and lab analysis services to assess and mitigate microbial contamination in residential, commercial, and industrial buildings. His expertise in building science, combined with industry certifications such as Board Certified Microbial Consultant (CMC), ensures that mold issues are properly diagnosed and addressed in compliance with industry standards, particularly the IICRC S520.
Mike’s mold investigation process begins with a thorough inspection of the affected property, utilizing advanced tools such as moisture meters and infrared thermography to detect hidden water intrusion, the primary source of mold growth. Based on his findings, Mike collects air and surface samples from suspected contaminated areas. These samples are then sent to accredited laboratories for detailed microbial analysis to identify the type and concentration of mold present.
Once lab results are available, Mike provides a comprehensive report that outlines the extent of the mold contamination, and recommended remediation strategies. His detailed findings and expert analysis ensure that property owners and restoration professionals have a clear path forward to safely and effectively address the mold issue.
This holistic approach, from testing and sampling to lab analysis and remediation recommendations, ensures that mold issues are handled with precision and care, minimizing risks to occupants and restoring indoor air quality.
Forensic Building Diagnostics
Infrared Cameras, Psychrometric Analysis, and Moisture Readings for Building Assessments
Mike Cosley utilizes advanced diagnostic tools and techniques to assess building conditions, particularly in cases involving water intrusion, moisture damage, and thermal anomalies. His expertise in building science, paired with certifications in infrared thermography and moisture analysis, allows him to detect hidden problems within structures that are not immediately visible to the naked eye.
Infrared Cameras
Infrared thermography is a non-invasive technique that uses infrared cameras to detect temperature differences in building materials. Mike employs infrared cameras to quickly identify areas where moisture may have infiltrated the building envelope, even in places that are not visibly wet. Temperature variations can signal water intrusion behind walls, in ceilings, or under floors. This technology is particularly effective in detecting moisture, energy loss, and insulation issues, allowing Mike to pinpoint the source of the problem without causing unnecessary damage. The thermal images generated provide a clear visual representation of the affected areas, helping clients understand the extent and location of the issue.
Psychrometric Analysis
Psychrometry is the science of studying the properties of air and moisture. Mike uses psychrometric analysis to evaluate the humidity levels, dew point, and vapor pressure within a building. By measuring these variables, Mike can assess how moisture moves through the air and interacts with building materials, which is crucial for determining the drying capacity and the risk of mold growth. Psychrometric analysis is particularly valuable in water damage restoration, as it helps define the optimal drying conditions and ensures that all moisture is effectively removed from the structure.
Moisture Readings
To accurately quantify the amount of moisture within building materials, Mike uses moisture meters to take direct readings from walls, floors, and other structural components. These readings allow him to assess the extent of water saturation and determine whether materials are at risk for mold growth or structural damage. Moisture readings are essential for creating a detailed moisture map, guiding the drying process, and verifying that the affected areas have returned to normal moisture levels once remediation is complete.
By combining these tools—infrared cameras, psychrometric analysis, and moisture readings—Mike provides a comprehensive, data-driven assessment of building conditions. This multi-faceted approach ensures that water intrusion and moisture issues are identified accurately and efficiently, allowing for targeted remediation and long-term protection of the property.
