[Gretch]

Our front porch, which was laid with metal sheathing and then poured with concrete is the partial ceiling of a room in our basement. The ceiling of that room below in the basement is forming droplets of water and is now dripping on to the floor. What can we do to resolve the condensation problem? This is a brand new home... Please Help!

[labman]

The brand new house has a defect? Call the builder or whoever you bought it from. You don't like their answers, try the local building department. Still no help, call a lawyer.

I think you need some insulation. There could be a problem with excess moisture too. Best thing would have been 2'' foam board between the steel and concrete. It is always cheaper and easier to do things right originally. Fixing it so it is right now is the builder's problem. Do not accept any fix that does not positively seal the air away from the steel.

[Gretch]

I was expecting some new home glitches, but this was a surprise... When you say "I think you need some insulation", do you mean in the basement to insulate the steel from the warm basement air? I'm not sure what else can be done to control the temp difference that is causing the condensation. The home and builder are in a small town, so I doubt we have a Building Dept to utilize. I'll call the "builder" tonight to get his thoughts and ideas on sealing the air from the steel.

[labman]

Like any other ceiling, it should have been insulated to prevent heat loss. Below your attic, the drywall stops most of moist air. Vapor can still go through it, but the vapor barrier should stop it. What gets past that, should go out the attic vents. With a solid sheet of steel, any moisture getting by the insulation will still condense on the steel. The air needs to be kept warm, and away from the steel.

[skiberger]

Warm air against cold surface (steel) equals condensation. Used to see it often when inspecting homes. Have you tried a dehumidfier to control the moist air in the basement or that "room"? Is there a door closing off this "room" from the basement? I don't see this as a building defect. Its common building practice to use the steel pans to support the concrete, the builder gave you extra storage space under the front porch. Controlling the air/humidity level in the basement is a start.

[Gretch]

I understand the humidity control portion, but isn't there something the builder should have done to control the temperature issue? I'm sure he knew this would be an issue, if he is a good contractor. Do you think placing a large amount of insulation around the steel pan would control the temperature difference between the steel and the basement air? Anything else I should do? I'm losing confidence in the builder...

[labman]

There was a time when basements were expected to be cold and damp. Warm, dry basements are common now. Maybe I am expecting too much, but I really think in this millennium, the ceiling should be insulated.