Condensation in Buildings –

Tasmanian Designers’ Guide

- Version 2

Consumer, Building and Occupational Services

Department of Justice
Consumer, Building and
Occupational Services
P 1300 654 499
E [email protected]
W www.cbos.tas.gov.au

This Guide is a resource and reference document and is for general information only.

Director of Building Control

Consumer, Building and Occupational Services
April 2019

ISBN 978-0-9954065-8-2
Published April 2019
Contents
Introduction 5
Scope 5
What causes condensation? 6
Strategies for minimising condensation 8

Roof space 9
Main causes of condensation in roof spaces 9
Key ways to minimise condensation in roof spaces 9
Roof reference diagrams 10
Ventilation supply and exhaust 11
Continuous gap 11
Roof vents 11
Pitch 12
Supply vent reference diagrams 13
Exhaust vent reference diagrams 16

Wall 18
Key causes of condensation in walls 18
Vapour permeability 18
Limiting air leakage 18
Wall reference diagrams 19

Subfloor 21
Causes of condensation 21
Subfoor ventilation 21
Site moisture and drainage 21
Subfoor reference diagrams 21

Acknowledgements 22
Additional information 22
Condensation in Buildings – Tasmanian Designers’ Guide - Version 2
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 Introduction
Condensation has emerged as a signifcant problem in southern Australian homes. Increased energy
effciency requirements have led to the construction of ‘air tight’ buildings.This, combined with a lack of
ventilation, traps water vapour in building envelopes.This is a particular problem in cooler climates as the
greater difference in internal and external air temperatures causes more water vapour to build up inside
homes. Condensation in homes can cause mould growth, structural failure and serious health issues for
occupants.

As condensation is a problem in cool climates like Tasmania, CBOS funded research projects on
condensation in 2014 and 2017 by the University of Tasmania School of Architecture & Design.The initial
research found that condensation is a major issue in Tasmanian buildings, and led to the development of
a designers’ guide.The most recent research examined the risk of condensation in wall and roof systems
that comply with the National Construction Code.This Guide incorporates the fndings of this research,
and provides strategies to help minimise the risk.The Guide focuses on principles that can be included in
new home designs. However, strategies like roof space ventilation and draft sealing can be implemented in
existing homes if necessary.

Scope
This Guide must be read in conjunction with the National Construction Code (NCC), which provides
the mandatory minimum standards for buildings in Tasmania.The strategies in this Guide exceed the
NCC requirements for condensation management, but are strongly recommended to assist in minimising
condensation in cool climates like Tasmania.

All example designs in this Guide are diagrammatic only.They are intended to show ventilation, insulation
and sarking installation techniques for minimising condensation. Other aspects of the diagrams may not be
refective of all current NCC requirements or construction practices.

Readers are encouraged to review other research reports and guidance documents on minimising
condensation, such as the Australian Building Codes Board Handbook on Condensation in Buildings. Links
to further reference material are included at the end of this Guide.

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What causes condensation?
All air contains water vapour. The warmer the air, the
more water vapour it can hold. Warm air loses water
vapour at night as it cools, which can cause fog and
condensation on the ground and other surfaces.

For example, when air cools from 21˚C to 13˚C,

condensation will form on cooler surfaces. This is why
condensation forms on the inside of single glazing and
uninsulated bedroom walls.

Why does condensation occur in homes? Fig. 1.Thermal bridging in roof space
There are two main causes of condensation and mould in
many homes:
1. thermal bridging
2. too much water vapour in the home.

Thermal bridging
Thermal bridges are paths where heat can transfer
through walls, ceilings or foors, regardless of insulation.
Thermal bridging occurs where a more conductive or
poorly insulated material provides a pathway for heat to
fow across a thermal barrier.

When the warm air comes into contact with cooler air
or cooler surfaces, the loss of energy will cause the water
vapour to condense.

When a building is designed or constructed, thermal

bridging and air leakage needs to be considered and
managed.

Too much water vapour in the

home
The amount of water vapour that accumulates in a
building depends on the number of occupants, and the
activities they engage in such as dishwashing, showering Fig. 2.Thermal bridging in wall space
and cooking. An adult contributes to about 3 litres of
water vapour per day being released into the home
environment just by breathing.

The main methods to remove water vapour are:

• ventilation
• vapour permeable building fabrics (materials which
allow water vapour to pass through them).

All example designs in this Guide are diagrammatic only.

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Ventilation
Some methods of ventilation to manage water vapour in
Exhaust
homes include: ventilation

• externally vented kitchen rangehood and bathroom

extraction fan Supply
ventilation
• externally ducted fue for gas appliances
• externally ducted exhaust fan for clothes dryer in
laundry Ventilation Ventilation

• roof space, wall cavity and subfoor ventilation. Vapour

permeable
Ventilation can assist with removing water vapour from wall

homes. However, it cannot provide all day and year-round

water vapour management. Also, ventilation will not Fig. 3. Excess water vapour escaping from a building (plan view)
remove water vapour trapped within walls. To do this,
vapour permeable building fabric is needed.

Vapour permeable building fabrics

A vapour permeable building fabric allows water vapour
to passively fow into and out of buildings.

Examples of permeable building fabrics:

• plasterboard
• timber
• clay bricks
• some pliable building membranes

Examples of non-permeable building fabrics:

• glass Fig. 4. Moisture moving into roof space through exhaust fans
• aluminium
• steel
• some pliable building membranes

Whilst glass and steel are important building elements,

building system choices need to be carefully considered.

Pliable membranes (or building wrap) help seal a building Around ducting
for heat pump
and hold insulation within the wall frame. Vapour
permeable building wrap should be used to allow water
vapour to escape from wall cavities. Perforated wraps do
not have the same permeability properties as breathable
Around
wraps. light switch

Around
architrave

Under Between wall

sill and skirting

Under
skirting

Fig. 5. Moisture moving into walls through openings for services

All example designs in this Guide are diagrammatic only.

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Strategies for minimising condensation
Strategies for owners Strategies for designers and builders
Open windows during and after showering and when Duct gas appliances, kitchen rangehoods, clothes dryers
cooking in kitchens and bathroom exhaust fans to outside air
Ensure (non-condensing) clothes dryers are ducted to Consider make up air strategies, for example, undercut
outside air doors, install vents
Keep lids on pans during cooking, avoid unnecessary steam Control dampness in subfoors and under croft spaces by
production covering soils with sealed impervious membranes
Don’t store large quantities of fre wood inside the home Use second generation vapour permeable wall wraps (not
in unventilated spaces punched sarkings)
Keep lids on aquariums Consider the use of bonded foil/insulation for roofs, in
conjunction with ventilated roof spaces
Dry clothes in rooms that are well ventilated and warm Create air spaces and ventilate cavities where hardboard,
and shut off from the rest of the building cement sheet or other solid materials are used for external
wall claddings
Provide increased ventilation to rooms containing spas and Use eaves and sofft vents (with bushfre mesh where
saunas and open windows in these rooms more often required) to vent roof voids
Avoid the use of unfued gas heaters Minimise use of cold surface materials that directly contact
with conditioned warm air spaces
Avoid introducing plants or water features into rooms that Ventilate spaces between cold surface materials and
are not ventilated conditioned warm air spaces
Avoid light fttings that allow warm moist air into colder
roof spaces by using surface mounted lights or sealed
downlights
Habitable rooms under decks will require additional
consideration, including ducting gas appliances, kitchen
rangehoods, clothes dryers and bathroom exhaust fans to
outside air

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Roof space
Main causes of condensation in
roof spaces
1. Vapour passing into roof spaces through the ceiling
or through exhaust fans which are not externally
ducted.This is a particular problem in kitchens and
bathrooms.
2. Thermal bridging:
• between roofng and sarking materials
• between sarking and ceiling insulation
• between uninsulated and insulated areas of the
ceiling
• from metallic and vented ceiling lamps
3. Lack of ventilation to remove unwanted water Fig. 6.Thermal bridging between roofng and sarking
vapour

Key ways to minimise condensation

in roof spaces
• Extraction systems which duct moist air outside the
building
• Installing supply and exhaust ventilation to remove
water vapour from roof space
• Moving sarking to underneath battens to minimise
thermal bridging
• Ventilating the sarking space
• Using vapour permeable sarking

These methods are demonstrated in the diagrams on the

Fig. 7.Thermal bridging around downlight
following pages.

Fig. 8.Thermal bridging due to lack of insulation around downlight

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Typical roof
No ventilation. Sarking in
contact with roofng causing Thermal bridging
condensation on cold surfaces. at batten and when sarking
touches roof

Roofing and sarking

at the same temperature
- cold surfaces at night

Condensation forms
on cold surfaces

Water drips and

pools on insulation
and interior
Fig. 9.Typical roof

Sarking under
battens Roofing is a cold surface at
night. Condensation forms
Install sarking underneath battens
on this surface.
to minimise thermal bridging
Sarking space not vented,
but sarking is isolated so
less condensation forms

Moist air is trapped in roof

space

Fig. 10. Sarking under battens

Roofing is a cold surface at

night. With ventilation, less
Sarking under condensation forms on this
surface and is carried away
battens and by sarking.

ventilation Ventilated sarking zone

reduces condensation on
Install sarking underneath battens roofing
to minimise thermal bridging. Sarking is vapour
Ensure ventilation in both sarking permeable. Sarking is
isolated and less cold than
zone and roof space.These
roofing, and with ventilation,
steps combined will minimise minimal condensation forms
condensation in the roof space. on this surface.
Ventilated roof space

Fig. 11. Sarking under battens and ventilation

All example designs in this Guide are diagrammatic only.

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Ventilation supply and exhaust
There are three methods to add supply ventilation and
exhaust ventilation to roof spaces:
1. continuous gaps
2. regularly spaced vents
3. mechanical ventilation systems
• Use continuous gaps in the eaves or roof vents to
provide adequate roof ventilation
• Ensure the defned minimum air space height is
maintained along the path between supply and
Fig. 12. Continuous eave vent
exhaust (see below)

Continuous gap
Supply Exhaust
Continuous gap at eaves is: Continuous gap at ridge is
25mm for <16˚ pitch at least 5mm for all roof
10mm for >16˚ pitch pitches

Roof vents
The minimum vent area should be:

a) Ceiling area/150 for <16˚ pitch, or Fig. 13. Continuous gap in sarking along ridge
b) Ceiling area/300 for >16˚ pitch

Supply Exhaust
75% of ventilation should 25% of ventilation should
be supply be exhaust

Vent at gable should be within 900mm of ridge.

Fig. 14. Regularly spaced eave vent

Fig. 15. Regularly spaced gable or parapet vents

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Pitch
Air space in the sarking zone ensures a path for water vapour to escape from the roof space.The minimum air space
height required is dependent on roof pitch.

Low pitch roof <5˚

Install blanket system as per manufacturer’s specifications

Typical systems have no air gap between

the sheet metal roofing and the sarking
and utilise a foil blanket system min 25mm

Instead, sarking should be installed

under battens, and there should be a
minimum 25mm air gap in the roof space Fig. 16. Low pitch roof ventilation

Medium pitch roof >5˚ to <16˚

Sarking zone ventilation Vapour permeable
Maintain a minimum path sarking
of 25mm between
sheet metal roofing and sarking

Roof space ventilation

Maintain a minimum 25mm air
gap into the roof space

m in 2 5

min 25
Roof space insulation
Insulation should provide full coverage
Insulation should be fully lofted
No insulation should be compressed
Fig. 17. Medium pitch roof ventilation

High pitch roof >16˚

Vapour permeable
sarking

Sarking zone ventilation

Maintain a minimum path
of 25mm between
sheet metal roofing
and sarking

25
min
Roof space insulation
Insulation should provide full coverage
Insulation should be fully lofted
No insulation should be compressed

Fig. 18. High pitch roof ventilation

All example designs in this Guide are diagrammatic only.

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• For all diagrams, the amount of ventilation required depends on roof pitch (see pages 11 and 12).
• In bushfre-prone areas, ventilation will need to comply with Australian Standard AS 3959:2018 Construction of buildings
in bushfre-prone areas. Some of the requirements in this standard for ventilation are shown on diagrams where
indicated.
• All example designs in this Guide are diagrammatic only.They are intended to show ventilation, insulation and sarking
installation techniques for minimising condensation. Other aspects of the diagrams may not be refective of all current
NCC requirements or construction practices.

Supply vent reference diagrams

Fig. 19.Typical eaved roof
Maintain required
Sheet metal roofing air gap distance
Sarking throughout the
roof cavity
Batten Refer to table
page 11
Anti-ponding board

Roof structure

Soffit lining

Mesh

Fig. 20. Eaved roof with some bushfre considerations shown

Non combustible
compressible
material
Refer to AS3959

Ember resistant
steel mesh
Refer to AS3959

Fig. 21.Typical cathedral roof

Sheet metal roofing

Batten

Sarking Roof insulation

Roof structure

Wall insulation
soffit lining

Mesh

All example designs in this Guide are diagrammatic only.

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Fig. 22. Cathedral roof with some bushfre considerations shown

Non combustible
compressible
material
Refer to AS3959

Ember resistant
steel mesh
Refer to AS3959

Fig. 23. Eaved roof with eave vent

Sheet metal roofing

Batten Maintain required air gap distance
throughout the roof cavity
Sarking
Roof insulation extends to
Anti-ponding board cover top plate
Roof structure
Wall insulation
Soffit lining

Eave vent

Fig. 24. Eaved roof with eave vent with some bushfre considerations shown

Non combustible
compressible
material
Refer to AS3959

Ember resistant
eave vent
Refer to AS3959

All example designs in this Guide are diagrammatic only.

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Fig. 25. Eave vent

Sheet metal
Parapet cap/flashing
Batten
Ponding plank and sarking
Internal gutter

Roof structure

Vent must be
above insulation

Fig. 26. Eave vent with some bushfre considerations shown

Non combustible
compressible
material
Refer to AS3959

Ember resistant vent

Refer to AS3959

All example designs in this Guide are diagrammatic only.

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• For all diagrams, the amount of ventilation required depends on roof pitch (see pages 11 and 12).
• In bushfre-prone areas, ventilation will need to comply with AS3959. Some of the requirements in this standard for
ventilation are shown on diagrams where indicated.

Exhaust vent reference diagrams

Ridge cap
Fig. 27. Ridge cap continuous gap
Sheet metal roofing
Batten

Sarking

Roof structure

Fig. 28. Ridge cap continuous gap with some bushfre considerations shown
Non combustible
compressible
material
Refer to AS3959

Ember resistant
steel mesh
Refer to AS3959

Ridge cap
Sheet metal roofing
Fig. 29. Gable vent
Batten

Sarking

Vent must be
within 900mm
from ridge cap

Roof structure
Gable vent

Fig. 30. Gable vent with some bushfre considerations shown

Non combustible
compressible
material
Refer to AS3959

Ember resistant
gable vent
Refer to AS3959

All example designs in this Guide are diagrammatic only.

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 Sheet metal roofing
Batten
Fig. 31.Typical cathedral vent
Roof structure
Vent must be
Sarking within 900mm
from top edge

Eave vent

Soffit lining

Fig. 32. Cathedral vent with some bushfre considerations shown

Non combustible
compressible
material
Refer to AS3959

Ember resistant
eave vent
Refer to AS3959

Fig. 33. Parapet vent Flashing

Vent must be
Sheet metal roofing within 900mm
from top edge
C section batten
Sarking

Vent must be
above insulation

Fig. 34. Parapet vent with some bushfre considerations shown

Non combustible
compressible
material
Refer to AS3959
Ember resistant vent
Refer to AS3959

All example designs in this Guide are diagrammatic only.

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Walls
Key causes of condensation in
walls
The key causes of condensation in walls are:
• vapour impermeable pliable wall membranes (building
wrap), paints or wall coverings
• thermal bridging
• air leakage.

Vapour impermeable wall elements trap moisture inside

the wall cavity, which causes moisture to build up when
temperatures cool.

Thermal bridging occurs where a more conductive or

poorly insulated material provides a pathway for heat to
fow across a thermal barrier such as steel penetrations
through insulation.

Air leakage can occur at the top and bottom of pliable

wall membranes, in service penetrations and at the edges
of walls and in corners where a building envelope is
poorly constructed.

Vapour permeability Fig. 35.Vapour impermeable building wrap traps water vapour in walls
To ensure that water vapour can freely and passively leave
the building, all materials which are combined to make an
external wall should be vapour permeable.

This includes internal fnishes, internal linings, wall

insulation and pliable wall membranes.

If a cladding system is in direct contact with the pliable

wall building membrane, condensation and subsequent
mould growth may occur inside the wall.To avoid this, a
vented vapour cavity should be designed and constructed
between the vapour permeable pliable building
membrane and the external cladding.

Limiting air leakage

To limit air leakage, pliable building membranes should be
installed in a way which ensures there is no path for air to
escape at the top and bottom of walls.

All joins in the pliable membrane and all penetrations for

services, doors and windows, should be sealed to limit air
leakage. One way this can be achieved is by taping them
with a durable tape.

In new buildings, a pressurisation test can be completed

when the doors, windows and membrane is installed to
Fig. 36. Mould and rot in wall structure caused by air leakage
ensure there is no unwanted air leakage.

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• In bushfre-prone areas, ventilation will need to comply with AS3959. Some of the requirements in this standard for
ventilation are shown on diagrams where indicated.

Minimum vapour cavity width 10mm

Fig. 37. Suspended timber foor with horizontal battens
Insulated wall
Vapour permeable pliable wall
membrane
Cladding (ensure airflow with spacers
to battens)
Insulated subfloor structure

Subfloor cladding
Batten
For BAL:
Fire retardant compressible material
(refer to AS3959)
Ember resistant steel mesh
(refer to AS3959)

Fig. 38. Suspended timber foor with vertical battens Minimum vapour cavity width 10mm
Insulated wall
Vapour permeable pliable
wall membrane
Cladding
Insulated subfloor structure

Subfloor cladding
For BAL:
Fire retardant compressible material
(refer to AS3959)

Ember resistant steel mesh

(refer to AS3959)

Minimum vapour cavity width 10mm

Fig. 39. Suspended timber foor horizontal battens and rigid insulation Insulated wall
Rigid insulation
Vapour permeable pliable wall
membrane
Cladding
Insulated subfloor structure

Batten
For BAL:
Fire retardant
compressible material
(refer to AS3959)

Ember resistant steel mesh

(refer to AS3959)

All example designs in this Guide are diagrammatic only.

Condensation in Buildings – Tasmanian Designers’ Guide - Version 2

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 Minimum vapour cavity width 10mm
Fig. 40. Concrete foor horizontal battens
Insulated stud wall

Vapour permeable pliable

wall membrane
Cladding

Batten
Concrete slab floor For BAL:
Fire retardant compressible material
(refer to AS3959)
Ember resistant steel mesh (refer to
AS3959)

Fig. 41. Concrete foor with vertical battens

Minimum vapour cavity width 10mm

Insulated stud wall

Vapour permeable pliable

wall membrane
Cladding

Fibre cement sheet

For BAL:
Concrete slab floor
Fire retardant compressible material
(refer to AS3959)
Ember resistant steel mesh (refer to
AS3959)

Fig. 42. Concrete foor with horizontal battens with rigid insulation Minimum vapour cavity width 10mm
Insulated stud wall
Rigid insulation
Vapour permeable pliable wall
membrane
Cladding

Fibre cement sheet For BAL:

Concrete slab floor Fire retardant compressible material
(refer to AS3959)
Ember resistant steel mesh (refer to
AS3959)

All example designs in this Guide are diagrammatic only.

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Subfoor
Causes of condensation
There are three main causes of excessive moisture and
mould growth in subfoors:
1. non-compliant subfoor ventilation
2. excessive ground moisture from a lack of site drainage
3. excessive ground moisture from water table.

Subfloor ventilation
The National Construction Code (NCC) prescribes
minimum subfoor ventilation rates for housing with a Fig. 43. Evenly spaced subfoor vents in masonry wall
platform foor. This required ventilation must be applied
to all enclosed perimeter platform foored buildings.

Some urban locations may have limited access to ground

level cross ventilation. In these cases, the NCC ventilation
requirement should be exceeded.

When extending a building, consideration should be

given to whether additional subfoor vents are needed.
Additional subfoor vents may also be needed where new
external paving could affect existing subfoor ventilation.

Site moisture and drainage

Fig. 44. Subfoor vents in clad wall
Site planning and site drainage are critical components
of the design and construction of new buildings. The
NCC and Australian Standard AS 2870:2011 Residential
slabs and footings describe how site drainage should be Subfloor structure
designed and constructed for new housing. The same
principles apply to non-residential buildings.
Subfloor vent
If a home has excessive subfoor moisture, more For BAL:
Ember resistant
appropriate site drainage should be the frst action. If
subfloor vent
subfoor moisture persists, the ground can be covered (refer to AS3959)
with a layer of sand.

Subfloor cladding
Footing

Fig. 45. Subfoor vents

All example designs in this Guide are diagrammatic only.

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Acknowledgements
The content of this Guide was prepared by Dr Mark Dewsbury with the assistance of Abdel Soudan, Freya Su, Dr Detlev
Geard, Anna Cooper, Dr Tim Law, School of Architecture & Design, University of Tasmania.

Additional information
Condensation risk mitigation for Tasmanian housing
http://ecite.utas.edu.au/126292

Renovating a pre-1980s weatherboard home: what about condensation?

http://ecite.utas.edu.au/122563

Temperate climates, warmer houses and built fabric challenges

http://ecite.utas.edu.au/124706

Recent increases in the occurrence of condensation and mould within new Tasmanian housing
http://ecite.utas.edu.au/112429

Investigation of destructive condensation in Australian cool-temperate buildings

http://ecite.utas.edu.au/108742

Condensation scoping study completed for the Australian Building Codes Board
https://www.abcb.gov.au/Resources/Publications/Research/Scoping-Study-of-Condensation-in-Residential-Buildings

Condensation in buildings non-mandatory handbook published by the Australian Building Codes Board
https://www.abcb.gov.au/Resources/Publications/Education-Training/Condensation-in-Buildings

Condensation in Buildings – Tasmanian Designers’ Guide - Version 2

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 www.cbos.tas.gov.au
Email: [email protected] Phone: 1300 654 499 PO Box 56, Rosny TAS 7018