Tag Archive for: home maintenance

Moisture Intrusion: Part 2 of 2

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How does moisture get into the house?

Homeowners should have a basic understanding of how moisture may enter a home and where problems are commonly found.

Moisture or water vapor moves into a house in the following ways:

  1.  Air infiltration:  Air movement accounts for more than 98% of all water vapor movement through a building’s cavities. Air naturally moves from high-pressure areas to lower ones by the easiest path possible, such as a hole or crack in the building envelope. Moisture transfer by air currents is very fast—in the range of several hundred cubic feet of air per minute. Replacement air will infiltrate through the building envelope unless unintended air paths are carefully and permanently sealed.
  2. Diffusion through building materials:  Most building materials slow moisture diffusion to a large degree, although they never stop it completely.
  3. Leaks from the roof, such as those caused by aging materials needing repair or replacement, storm damage, or deteriorated or unsealed areas around a chimney, skylight, or other roof penetration
  4. Plumbing leaks
  5. Flooding, which can be caused by seepage from runoff or rising groundwater. It may be seasonal or catastrophic; and
    household activities, including bathing, cooking, dishwashing, and washing clothes.
  6. Indoor plants, too, may be a significant source of high levels of indoor humidity.

Oklahoma home inspectors know that excess humidity that isn’t allowed to dissipate through adequate ventilation can build up into condensation, which can lead to moisture problems indoors.

Monitoring indoor humidity, introducing fresh air, providing adequate ventilation, and performing regular, seasonal home maintenance will help homeowners monitor the different areas of the home that may harbor unwanted moisture intrusion and all of the problems it can introduce

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Preparing Trees for Winter

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In Oklahoma, home owners are often caught off-guard by ice storms.

Keeping your trees well-watered throughout the year makes them stronger during those ice storms and other extreme weather.

While some limb breakage is inevitable during extreme weather, properly pruned trees are an important precaution a homeowner can take toward protecting a property’s value.  Proper pruning protects from heavy snow fall, ice (usually more damaging than snow), and our sometimes-devastating spring storms with high winds.

While there are some pruning chores homeowners can do without endangering themselves or the tree, certified arborists are trained and outfitted for the big jobs.  Maintenance and damage repair on mature tall or spreading trees often require more skill and equipment than most people can handle safely.  The chore is fraught with danger, from electrocution to falls and being struck by heavy limbs.

Some pruning needs to take place when trees are young, which helps develop a stronger branching structure.  Thinning canopies of mature trees also can help reduce breakage, while too much thinning is detrimental.

As a home inspector in Oklahoma, I can tell you that tree branches that are not kept trimmed a recommended 5-10 ft from a home, can and often do cause damage to a homes roof and siding.

Shade trees are more structurally sound and cost-effective to maintain when they are allowed to develop one dominant, central trunk (or leader, as arborists call it).  If a trunk is allowed to develop two equal leaders, that juncture (or crotch) creates a weak spot prime for splitting.

Trees should be pruned so that branches are spaced along the dominant trunk, and they will be stronger than trees with many dominant branches.  Some experts say it’s best if this central leader reaches at least 30 feet high.

Safety First!  Consulting a professional is always recommended if you are tackling a project you have no experience with or are unsure of.

Here are some links to local arborists that can get the job done for you:

Bill Long Arborist
Cross Timber Arborist

Chainsaws flew off the store shelves following the last storm. Below are a couple of links to check out before purchasing one of the most dangerous tools available to the public.

Chainsaw Safety
Osha Quick Card

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Oklahoma:  405-905-9175

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Preventing Moisture Intrusion

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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

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Florida:  850-203-3239

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Retaining Walls

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Retaining Walls

If possible, weep holes and related drains should be assessed following a heavy rain to make sure they are working properly. If they are not discharging water, the drains should be cleaned out and observed again in the next rain. Retaining walls more than 2 feet high should be backed with drainage material, such as gravel. There should be drains at the bottom of the drainage material that should discharge the water either at the end of the wall or through pipes. These drains and the drainage material behind the wall relieve the pressure of groundwater on the wall. Failure to drain could be remedied by excavating behind the wall, replacing the drainage material and damaged drainage piping, and backfilling. In all but the driest climates, improper drainage of water from behind a retaining wall can cause the wall to fail.

Look for movement in your retaining walls. Bowing (vertical bulges), sweeping (horizontal bulges), and cracking in retaining walls can be caused by water pressure (or hydrostatic pressure). Bulging can also be a result of inadequate strength to resist the load of the earth behind the wall. Bowing and sweeping failures may be correctable if found early enough and if the cause is poor drainage. 

There are other types of failures of retaining walls. Failure by over-turning (leaning from the top) or sliding may be caused by inadequate wall strength. In addition, water behind a wall can create unstable earth, especially in clay soils, and contribute to sliding. Retaining walls also fail due to settlement and heaving. Settlement occurs whenever filled earth below the wall compacts soon after the wall is built, or when wet earth caused by poor drainage dries out and soil consolidates. In cold climates, poor drainage contributes to failure by creating heaving from frozen ground. Both overturning and sliding earth may be stabilized and sometimes corrected if the amount of movement is not extreme. Settling may be corrected on small, low walls of concrete or masonry, and heaving may be controlled by proper drainage. Significant failure of any kind usually requires rebuilding or replacing all or part of a wall. Consult a qualified professional when major repairs or corrections are needed

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Oklahoma:  405-905-9175

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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.

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Laundry and Utility Rooms

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Laundry and Utility Room

Watch

Watch for leaks and kinks developing at plumbing connections to the washing machine.  Water will overflow from the top or bottom if the machine is overloaded with a load that’s too big. This can also happen when it is resting on an uneven surface.  

Protect

Protect the electrical or natural gas connections to the dryer. In Oklahoma we often see these lines improperly disconnected after former home owners have moved out. Ensure that they are not disturbed or accidentally dislodged from their connections and, if disconnected, that they are properly capped off. 

A gas dryer vent that passes through walls or combustible materials must be made of metal.  The length of a dryer exhaust ensures that its blower will be able to push sufficient air volume to take away the laundry’s damp air and lint. The maximum length of the exhaust hose should not be greater than 25 feet from the dryer to the termination at the wall or roof.  The length can be increased only when the make and model of the dryer are known. 

Inspect

Inspect the dryer venting to make sure it is not clogged or restricted. As home inspectors we see this issue all the time. This will keep the unit unit operating efficiently.  A clogged or restricted vent hose may also lead to an accidental fire caused by the ignition up built-up debris.  

The clothes dryer exhaust poses a different problem than other exhaust systems because the air is damp and carries lint.  Ensure that the vent exhausts to the outside and not to the attic, crawlspace, or attached garage because the wooden structural members of the house could be affected over time.  The exhaust vent’s termination should have a backdraft damper installed to prevent cold air, rain, snow, rodents, and birds from entering the vent.  The vent termination should not have a screen on it, as this can trap lint and other debris and pose a fire hazard.

Furnace Room:  Rooms or closets containing combustion or fuel-burning equipment or appliances should not be located off a bedroom in a single-family residence (and must be in a publicly accessible area in a multi-family buildings)

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Oklahoma:  405-905-9175

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Landscaping

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Landscaping

One of my first task on a home inspection is to inspect the roof and the exterior of the home.  Consequently, I often have to mention overhanging tree limbs, shrubs, or another aspect of the landscape rubbing up against the exterior of the home as a needed repair.

Well-maintained landscaping and other improvements are important for the enjoyment of a healthy and durable property.

Plants, Trees & Shrubs

Check the location and condition of all trees and shrubbery. Those that are overgrown should be pruned or trimmed. Where trees or bushes have overgrown, complete removal may be necessary. Trees need to be trimmed.  Overhanging branches should not interfere with a chimney’s draft, be too close to utility wires, or deposit leaves and twigs on the roof or inside gutters and drains. Trees and shrubbery that are very close to exterior walls or roofs can cause damage. They can make it difficult to perform homeowner maintenance, inspections and repairs. Branches around the perimeter of the house should be pruned back. Tree roots under concrete walks can cause damage. Roots are usually exposed near the surface and can be cut back. Tree roots can cause a home’s foundation to crack by pushing against it from the outside. If you have any of these issues, consider hiring an arborist. An arborist is a specialist in the cultivation and care of trees and shrubs, including tree surgery, the diagnosis, treatment, and prevention of tree diseases, and the control of pests.

Find a certified arborist in the U.S. at http://www.nachi.org/go/arborists and http://www.nachi.org/go/caforests in Canada

Home Run Inspections, LLC

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Seasonal Maintenance Checklist: In the Spring

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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

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    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.

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