Water. We need it, our Houses don’t.

Water is one of the most destructive forces on earth; after all it carved out the Grand Canyon.  Water is a structures worst enemy. A home has to defend against one of its worst enemies on a constant basis. The house is built to be water resistant, not water proof. At the same time we need water inside and have a system to contain water that we invite to the interior of our homes. What often comes to mind when water damage to a home is mentioned are plumbing and roof leaks. This kind of water intrusion in a home is usually noticed by the occupants and hopefully dealt with quickly before it causes major damage.

A bigger issue can be the water that we can’t see or don’t know about that is making its way into areas it’s not supposed to be. Water can have a “cumulative negative effect” that can start to cause damage in just hours.

On the exterior some of the factors that can contribute to water being allowed into the home are improper flashing around roof penetrations, peeling paint, open gaps or cracks in siding, missing caulking around windows and trim, missing or damaged weather stripping around doors and vegetation up against the house.  These areas are mostly visible and as long as good building practices were used and proper maintenance is done these areas can be trouble free.

Attics and crawl spaces are parts of the home that may go unseen for years on end. They contain lots of water sensitive materials. Attics can gain water from leaks but also from excessive moisture that comes from inside the home. One path is a bath fan that isn’t vented to the exterior. The dry wood in the attic grabs that moisture like a magnet to steel. Attics need to be well ventilated to allow moisture and heat to escape. Many attics are lacking in this area. Like the attic the crawl space is usually under ventilated. By adding a properly installed vapor barrier, usually made of heavy plastic, you can reduce the amount of moisture that comes out of the ground. This reduction in moisture can now the handled by the vents. The ground moisture can be from natural conditions. It can also be introduced from improper grading, roof run off, down spouts, and over watering.

The last and most complicated places for accumulation of excess moisture in inside the home. This is in the form of water vapor. Excessive humidity can be just as damaging to the home as bulk water. Due to stack effect or other causes of negative pressure inside the house water vapor can be drawn in from the outside or a damp crawl space. This can sometimes contribute to a damp or musty smell in the home. There are also internal moisture gains like showers and cooking. This is why the usage of exhaust fans is encouraged. Some other moisture sources that may not be realized are people, plants, moist firewood, aquariums, laundry, gas burning appliances, over sized a/c, and even water on clothes and shoes.

Excess water in our homes causes millions of people each year respiratory issues and billions in damages to property. Eighty percent of foundation problems are due to water. Waters negative effects on the structure can be in the form of damage to insulation and loss of effectiveness; it also warps wood and softens glue used to bind building materials. It allows the survival of things like mold, pests, wood destroying rot and fungus. Its damaging properties are not limited to wood. It corrodes metals, causes concrete and brick to flake, and softens mortar and drywall.

This is just the tip of the iceberg when it comes to water. Since water is always around having your house inspected by a qualified person should be part of your homes maintenance plan. Hire a reputable home inspector to take a look. Remember inspections are not just for real estate transactions.

Rob Ernst

Home Inspector & Energy Auditor

Certified Structure Inspector

9732 Pyramid Way #149
Sparks, NV 89441
Phone: +1 775 342-4767

E-mail: rob@homecsi.com

 www.homecsi.com