PREVENTING MOISTURE INTRUSION

We Cover All the Bases!

Serving the Oklahoma City metro and surrounding areas including Edmond, Yukon, Piedmont, Bethany, El Reno, Tuttle, Mustang, Moore, Norman, Purcell, Midwest City, Del City, Choctaw, McCloud, Shawnee, Harrah, Newalla, Jones, and more.

Schedule Your Inspections Online at:

Schedule Now

Like us on FaceBook

#homeruninspections #homeinspectors #homeinspectorokc #homeinspectornearme #inspectionservices #realestateagent #realestateinvestment #OKCRealEstate #oklahomahomeinspector #homeinspectornormanok

Preventing Moisture Intrusion

May 3, 2017/in Home Safety, On-Going Home Maintenance, Spring Home Maintenance/by sherineprice

PREVENTING MOISTURE INTRUSION

Monitor the Exterior

Planters: Check any planting beds adjacent to the foundation of your house because planters are built in a way that traps water, which may infiltrate hidden areas of your home. The structure around the planting beds acts like a dam and traps water. Flower planters should never be installed up against a house’s exterior wall.

Puddles: Puddles and areas of standing water are not good. The ground surface beneath decks, porches and other parts of a house that are supported by posts or cantilevered structures should be checked, especially if you have a sprinkler system. The ground should not have any low-lying areas but should be sloped so that water will not collect and puddle there. Settled backfill allows water to collect next to the foundation wall and penetrate the house’s foundation.

Gutters & Downspouts: Downspouts may need adjustment. Water from the roof reaches the ground through gutters and downspouts or by flowing directly off roof edges. Because downspouts create concentrated sources of water in the landscape, where they discharge is important. Downspouts should not discharge where water will flow directly onto or over a walkway, driveway or stairs. The downspouts on a hillside home should discharge on the downhill-side of the building. The force of water leaving a downspout is sometimes great enough to damage the adjacent ground, so some protection at grade, such as a splash block or a paved drainage chute, is needed. In urban areas, it is better to drain downspouts to an underground storm water drainage system, if there is one, or underground to discharge at a lower grade away from buildings. Water that flows directly off a roof lacking gutters and downspouts can cause damage below. Accordingly, some provision in the landscaping may be needed, such as a gravel bed or paved drainage way

Home Run Inspections, LLC

Oklahoma: 405-905-9175

Florida: 850-203-3239

We Cover All the Bases!

Serving: Oklahoma City, Edmond, Yukon, Piedmont, Bethany, El Reno, Tuttle, Mustang, Moore, Norman, Midwest City, Del City, Choctaw, McCloud, Shawnee, Harrah, Newalla, Jones, and more.

Schedule Your Inspections Online at:

Scheduler

Like us on FaceBook

#moisturecontrol #gutters #homeruninspections #homeinspectors #homeinspectorokc #homeinspectornearme #inspectionservices #realestateagent #realestateinvestment #OKCRealEstate #oklahomahomeinspector #homeinspectornormanok

Flood Zones

February 1, 2017/0 Comments/in Blog, Home Safety, On-Going Home Maintenance, Spring Home Maintenance/by Scott Price

In Oklahoma City or wherever you live in the country, it will pay off to check with local authorities to determine if your home is in a flood-risk zone. If it is, check with local building officials. Higher standards than those set by national agencies have been adopted by many communities.

The Federal Emergency Management Agency (FEMA) and the National Flood Insurance Program have established and defined five major flood-risk zones and created special flood-resistance requirements for each. For a flood map, visit http://www.nachi.org/go/femamaps.

As home inspectors in Oklahoma we often run into grading issues on our home inspections. Improperly designed grading and drainage may aggravate flood hazards to buildings and cause runoff, soil erosion and sedimentation in the zones of lower flood risk, according to the Interflood Zone and the Non-Regulated Flood Plain. In these locations, local agencies may regulate building elevations above street or sewer levels. In the next higher risk zones, the Special Flood Hazard Areas and the Non-Velocity Coastal Flood Areas (both Zone A), the elevation of the lowest floor and its structural members above the base flood elevation is required. In the zone of highest flood risk, the Coastal High Hazard Areas (Velocity Zone, Zone V), additional structural requirements apply

Home Run Inspections, LLC

Oklahoma: 405-905-9175

We Cover All the Bases!

Serving: Oklahoma City metro and surrounding areas including Edmond, Yukon, Piedmont, Bethany, El Reno, Tuttle, Mustang, Moore, Norman, Midwest City, Del City, Choctaw, McCloud, Shawnee, Harrah, Newalla, Jones, and more.

Schedule Your Inspections Online at:

Schedule Now

Like us on FaceBook

#flood #floodzone #homeruninspections #homeinspectors #homeinspectorokc #homeinspectornearme #inspectionservices #realestateagent #realestateinvestment #OKCRealEstate #oklahomahomeinspector #homeinspectornormanok

Kick Out Flashing

June 14, 2016/0 Comments/in Blog, Spring Home Maintenance/by Scott Price

Diverting Water

Kick out flashing, also known as diverter flashing, is a special type of flashing that diverts rainwater away from the cladding and into the gutter. When installed properly, it provides excellent protection against the penetration of water into the building envelope.

Moisture Intrusion

Several factors can lead to rainwater intrusion, but a missing kickout flashing, in particular, often results in concentrated areas of water accumulation and potentially severe damage to exterior walls. Water penetration into the cladding can occasionally be observed on the exterior wall in the form of vertical water stains, although inspectors should not rely on visual identification. There may be severe damage with little or no visible evidence.

What Inspectors Find

The kickout was never installed.

The need for kickout flashing was developed fairly recently, and the builder may not have been aware that one was required. The increased amount of insulation and building wrap that is used in modern construction makes buildings less breathable and more likely to sustain water damage. Kickout flashing prevents rainwater from being absorbed into the wall, making it more essential than ever.

The kickout was improperly installed.

The bottom seam of the flashing must be watertight. If it’s not, water will leak through the seam and may penetrate the cladding.
The angle of the diverter should never be less than 110 degrees.

The kick-out was modified by the homeowner.

Homeowners who do not understand the importance of kickouts may choose to alter them because they are unsightly. A common way this is done is to shorten their height to less than the standard 6 inches (although some manufacturers permit 4 inches), which will greatly reduce their effectiveness. Kickout flashings should be the same height as the side wall flashings.
Homeowners may also make kickout flashings less conspicuous by cutting them flush with the wall, making them less effective.

When are they needed?

anywhere a roof and exterior wall intersect, where the wall continues past the lower roof-edge and gutter. If a kickout flashing is absent in these locations, large amounts of water may miss the gutter, penetrate the siding, and become trapped inside the wall; and

where gutters terminate at the side of a chimney.

In summary, kickout flashing should be present and properly installed in order to direct rainwater away from the exterior roof-covering materials, particularly at the chimney location

Home Run Inspections, LLC

Oklahoma: 405-905-9175

Florida: 850-203-3239

We Cover All the Bases!

Schedule Your Inspections Online at:

Like us on FaceBook

Birds Nest On A Home

June 9, 2016/0 Comments/in Blog, On-Going Home Maintenance, Spring Home Maintenance/by Scott Price

What Should I Do?

In general, the best thing you can do for a birds nest on a home is to try to minimize the disturbance—stay at a respectful distance, minimize foot traffic, door openings/closings, and postpone and projects or construction slated for the area.

If a bird is nesting in an inconvenient place on your property, remember, it won’t be forever. Some species may only be there for a matter of weeks. The nesting cycle for most songbirds, robins included, is around 4 weeks from egg laying to chicks leaving the nest (two weeks of incubation, two weeks of nestlings). Try not to use the area around the nest until the young have fledged to ensure that the parents will not abandon their nest. If this is not possible, try to minimize your presence around the nest; many yard birds are tolerant of occasional disturbances.

Unless the nest is causing damage to your property or exposing you or your family to potential disease from waste, we don’t recommend that you move the nest; Birds will often abandon their nest if it is moved. Only in extreme circumstances should you consider relocating a nest, and if you do, it must be replaced very close, within a few feet of the original location.

Some people choose to put up feeders to provide an additional food source for birds nesting nearby.

What does the Inspector Say?

Most nest are not close to human traffic and are easily removed in the winter if desired. The most detrimental nest are the mud type that Barn Swallows build, often on porches. These birds, through beautiful, can be threatening-especially to young children. I recommend removing these nest as soon as they are noticed. Once established, you will have a neighborhood of “new builds” on you front porch and all that comes with it.

Any nest that is built inside of your dwelling should be removed immediately. Left alone this will only contribute to deterioration of your home. The nest and its occupants should be removed and access permanently sealed to avoid further intrusion

Home Run Inspections, LLC

Oklahoma: 405-905-9175

Florida: 850-203-3239

We Cover All the Bases!

Schedule Your Inspections Online at:

Like us on FaceBook

Moisture Intrusion

April 21, 2016/0 Comments/in Blog, On-Going Home Maintenance, Spring Home Maintenance/by Scott Price

Moisture Intrusion left unchecked can lead to structural defects in a home over time, as well as health problems for the home’s family.

Some common moisture intrusion problems include:

structural wood decay
high indoor humidity and resulting condensation
expansive soil, which may crack or undermine the home’s foundation, or softened soil, which may lose its ability to support an overlying structure
metal corrosion
ice dams, which form in roof gutters that are undersized or obstructed and water isn’t allowed to drain properly
Mold growth. Mold can only grow in the presence of high levels of moisture. People who suffer from the following conditions can be seriously or even fatally harmed if exposed to elevated levels of airborne mold spores: asthma, allergies, lung disease and/or compromised immune systems.

Note that people who do not suffer from these ailments may still be harmed by elevated levels of airborne mold spores.

What You Can Do

So now that we are entering the rainy season here in Oklahoma, take a few minutes after the next big rain and make sure you homes outer shell is doing its job. Make sure your gutters are cleared and draining properly. Make sure your downspouts are taking water well away from your foundation(we recommend 4-6 feet if possible. Maybe you can add those gutters this spring that you have been meaning to for years. Believe me they pay for themselves over time.

Check the indoor systems as well. Bathrooms and Kitchens have a lot of water going through them. Keep an eye out for moisture around showers and dishwashers. Look under those bathroom and kitchen sinks. Yes I know it may take a few minutes to clear all that stuff (I see it every work day-believe me), but as I found out not too long ago, all those products under there may keep you from noticing a leak that may cost you in repairs and impair indoor air quality.

As we crank up the A/C with the rise in temps and humidity, make sure your condensate drains are doing their job and taking the moisture to the drain.

Have a safe spring!

Home Run Inspections, LLC

Oklahoma: 405-905-9175

Florida: 850-203-3239

We Cover All the Bases!

Serving the Oklahoma City metro and surrounding areas including Edmond, Yukon, Piedmont, Bethany, El Reno, Tuttle, Mustang, Moore, Norman, Midwest City, Del City, Choctaw, McCloud, Shawnee, Harrah, Newalla, Jones, and more.

Also Now Serving the Florida Panhandle metro areas including Destin, Fort Walton Beach, Okaloosa Island, Miramar Beach, Santa Rosa Beach, Niceville, Shalimar, Freeport, Crestview, DeFuniak Springs, Panama City Beach, and more.

Schedule Your Inspections Online at:

Like us on FaceBook

Tree Damage to Homes

April 14, 2016/0 Comments/in On-Going Home Maintenance, Spring Home Maintenance/by Scott Price

Wind Storms

Wind storms can wreak havoc on trees consequently often resulting in tree damage to homes roof and exterior. A lot of damage can be avoided by paying attention to trees and shrubs that grow too close to your home.

I see this in most of my home inspections. A lovely tree or bush has become a little to cozy with the side of a home and is causing damage to the exterior of the home as well as the roof.

Before the next weather event comes along, take a look around your abode and make sure there are no opportunities for your trees and vegetation to cause damage to your biggest investment.

A little prevention in the form of tree-trimming goes a long way toward keeping leaves and moss off your roof and keeping your roof damage-free. Abrasion from limbs and leaves that touch your home can eventually damage shingles, vinyl siding, and window screens, especially in high winds.

Overhanging branches also give squirrels and other rodents access to your roof. They can gnaw on your roof and siding. Branches need to be 10 feet away from your roof to keep these pests at bay. If that’s not possible, wrap the tree trunk with a sheet-metal bank to prevent them from climbing the tree.

Trimming branches that hang over the roof is a job for a pro, though, or you might cause more damage than you prevent.

Always think safety before starting a home project. It’s often worth hiring a pro when you consider the cost of an injury.Home Run Inspections, LLC

Oklahoma: 405-905-9175

Florida: 850-203-3239

We Cover All the Bases!

Schedule Your Inspections Online at:

Like us on FaceBook

Seasonal Maintenance Checklist: In the Spring

March 23, 2016/0 Comments/in Blog, On-Going Home Maintenance, Spring Home Maintenance/by Scott Price

Spring has sprung!(Maybe-depending on when you read this) March 20th was the first day of spring, so as you are spending more time outdoors, take a few minutes to address some Spring home maintenance items that will help to maintain the value of your investment:

Roof: Check for damage to your roof. Especially here in Oklahoma you should do this after each big spring storm.
Exterior Siding & Trim: Check all the fascia and trim for deterioration and caulk as needed.
Masonry: Check for masonry cracks or voids and tuck-point as needed.
HVAC: Have an HVAC professional inspect and maintain your system as recommended by the manufacturer.
Water Heater: Check your water heater for leaks or rust. Drain water heater tank to reduce sediment (consult a licensed plumber first if you have not been doing this annually for your water heater).
Fire Extinguishers: Check you fire extinguishers. I recommend you have one for your kitchen and garage.
Kitchen Exhaust: Clean the kitchen exhaust hood and air filter.
Concrete: Repair all cracked, broken and uneven driveways and walks to help provide a level walking surface.
Plumbing: Check the shutoff valves at the plumbing fixtures to make sure they function.
Dryer Exhaust: Clean the clothes dryer exhaust duct and damper and the space under the dryer. Ensure that your dryer is venting to the exterior and not to the attic or garage.
Gutters: Clean gutters and downspouts. Repair as necessary. Make sure water is diverted from the home.
Filters: Replace HVAC filters, water treatment system filters, water filter in the refrigerator, and any other filters as needed.
Concrete: Pressure wash deck, drive, and walkways.
Exterior: Walk exterior perimeter of house and check for potential entry points for critters.
Detectors: Replace batteries in smoke and carbon monoxide detectors.Home Run Inspections, LLC
Oklahoma: 405-905-9175

Florida: 850-203-3239

Info@HomeRunInspections.com

We Cover All the Bases!

Serving the Oklahoma City metro and surrounding areas including Edmond, Yukon, Piedmont, Bethany, El Reno, Tuttle, Mustang, Moore, Norman, Midwest City, Del City, Choctaw, McCloud, Shawnee, Harrah, Newalla, Jones, and more.

Also Now Serving the Florida Panhandle metro areas including Destin, Fort Walton Beach, Okaloosa Island, Miramar Beach, Santa Rosa Beach, Niceville, Shalimar, Freeport, Crestview, DeFuniak Springs, Panama City Beach, and more.

Schedule Your Inspections Online at:

Oklahoma Scheduler

Florida Scheduler

Like us on FaceBook

Follow us on Twitter

Follow us on Instagram

Downspouts

March 11, 2016/0 Comments/in Blog, On-Going Home Maintenance, Spring Home Maintenance/by Scott Price

Downspouts

Downspouts are designed to drain water from the gutters and discharge it a safe distance away from the foundation. They often discharge directly onto the ground, but through the use of extensions and other devices, they should be configured in such a way that roof runoff does not saturate the soil at or beneath the foundation.

Water from a downspout that discharges next to the home’s foundation can wash away soil from beneath the wall, leaving the foundation unsupported in large areas. If too much of the wall loses support, it may settle unevenly or even crack. This can lead to moisture intrusion or even flooding in the basement or crawlspace, not to mention costly repairs.

Downspouts should connect to the gutters securely and be free of debris. They should have some device (such as an extension or splashblock) that will carry runoff away from the foundation before discharging it to the soil. Clogged downspouts will cause runoff to overflow the gutter, which can create hazardous and unsightly puddles.

Some downspouts may be tied into perimeter drains, and this can be a problem when the ground is frozen. Ice may prevent the system from working. When this happens, some homeowners may disconnect the downspout, but they may never re-connect them, which can create new problems.

Interior Downspouts

In-roof gutters sometimes connect to downspouts installed inside the exterior walls. In older homes, these downspouts are made of metal and eventually corrode and leak. Internal downspout leakage can sometimes go unnoticed for long enough to do considerable structural damage, such as decay of home’s the wooden framing.

Now that you know more about what can go wrong when you neglect regular roof-drainage maintenance, you’ll hopefully be less likely to put off cleaning out those gutters. Your home will thank you!

Home Run Inspections, LLC

Oklahoma: 405-905-9175

Florida: 850-203-3239

We Cover All the Bases!

Schedule Your Inspections Online at:

Like us on FaceBook

Guttering Material

March 9, 2016/0 Comments/in Blog, Spring Home Maintenance/by Scott Price

Aluminum

Seamless Aluminum guttering is the most common type of gutter material for modern homes. You will still find Galvanized steel guttering in older homes. If they’re painted, it may be difficult to tell steel gutters from aluminum just by looking. You can tell the difference by tapping on them with your finger or by using a magnet (aluminum will not react). They’re durable but not invulnerable to damage, which can include dents from hail or windblown debris and separation due to age or improper installation.

Galvanized Metal

Galvanized metal gutters are subject to corrosion, especially if debris has been allowed to accumulate. Debris holds moisture next to the metal, so watch for corrosion in gutters that have tree branches hanging over them. Corrosion often starts at the seams and spreads from there. Guttering is designed to channel water away from your home. Downspouts can become damaged and or clogged, causing water to build up. This adds a tremendous amount of weight to the guttering system. If not addressed quickly, this can lead to damage to your eaves and expensive repairs.

Copper Guttering

Copper gutters generally last a long time compared to steel and vinyl, but they’re the most expensive type and, therefore, less common. Vinyl gutters are comparatively inexpensive and can be made to match different colors and styles. However, depending on their quality, they can be fragile, and you may find them broken or disconnected at vulnerable points in the system. They can be repaired using special adhesives, but replacement may be necessary if damage is severe or extensive.

Gutter Installation

Problems with installation range from improperly sloped gutters to gutters that are loose or poorly attached. You may be able to identify improper slope by observing standing water in the gutter, or the accumulation of sediment in portions of the gutter away from the downspouts. You can check the slope from the ground by looking at the margins between the gutter and roof or the gutter and fascia. On homes with steeper roofs, the gutters may need to be installed using standoffs to help ensure that runoff doesn’t overshoot them. In areas that experience snowfall, it’s not unusual to find gutters bent from sliding snow, especially on homes with metal roofs.

Home Run Inspections, LLC

Oklahoma: 405-905-9175

Florida: 850-203-3239

We Cover All the Bases!

Schedule Your Inspections Online at: