|
|
| call (805) 685-2425 |
 |
Be
Water Wise…It’s not just the roof
Of
course it’s important to have a good roof to keep the rain out. But
there are other areas of potential moisture intrusion that need your
attention also. Of the many homes I’ve inspected, this has been the
most damaging and costly problem I find. Even a little water over a
long period of time can be big trouble.
Properties range from level to hillside. Whatever the situation,
proper drainage is important. If the perimeter of the house is
subjected to wet soils, the foundation can sink. The center section
stays high and dry. So the floors are high in the middle and slope to
the perimeter, doors stick and walls crack. This can be avoided with
proper water control. The earth around the house should slope away.
When the earth is saturated, water runoff can threaten the living
space if not directed properly. If you see ponding or water flow
against the house, call a drainage specialist who may recommend area
drains or pumps. Correctly functioning gutters are essential for building
protection. Their primary purpose is to keep water away from the
foundation. If you don’t have gutters at every drip edge, a few
dollars spent now could save you from a major expense later. After the
water is collected in the gutters it needs to be kept away from the
house. Structural problems can be avoided by simply extending
downspouts or adding splash blocks to direct water away from the
foundation. If your house has a stucco, brick, or stone exterior, you may have
a weep screed. It’s at the bottom of the wall and allows any
moisture behind the masonry to weep out. There should be 4 inches
clearance between the weep screed and the earth or 2 inches clearance
to masonry patio, walkway etc. Many older houses do not have a weep
screed and the stucco extends down into the ground. The stucco on
these walls often spalls or flakes at the bottom and should be
monitored for moisture intrusion on the inside. If your house has a raised foundation, the area under the floor
should be kept dry and well ventilated. Wet or moist soils indicate a
drainage or ventilation problem. If the area is compartmentalized with
interior walls, or there is no cross ventilation, mechanical
ventilation (fan) may be required. Be sure to keep the ventilation
port screens in good condition or the crawlspace could become a nice
warm home for some not so nice critters. If you find water in the crawlspace at the end of a dry summer,
look for another source of water. It may be your lawn sprinklers or
other irrigation. Water your plants, not your house. It may be ground
water (spring) or even a leaking swimming pool. Whatever the source,
there are solutions to keep it dry or control the water. As the ground gets saturated, retaining walls may have a buildup of
hydraulic pressure behind them that can cause them to fail. To avoid
this, the wall should have weep holes at the bottom to relieve the
water pressure. Be sure the weep holes at the base are not blocked.
Add them if necessary. As an alternative some walls have drain pipes
behind them that should be kept clear. Keep an eye on those hillsides. If trees or fence posts look like
they are leaning, it could mean soil movement. To be safe, contact a
specialist. Houses are meant to be dry and need to be maintained. Foundation
problems, damaged walls and ceiling, wood rot and even mold can be
avoided with proper control of water. Early detection and repairs can
save you a lot of headaches and expense. Be water wise. John
McGibbon Real Estate Inspections “Highly
Recommended” (805) 685-2425 www.JMinspections.com |
|
|
Be Water Wise...It's not just the roof Living with a gas water heater |