Roof
Considerations:
Flooring Issues:
Condensate Lines:
Chimney Issues:
Site Drainage:
Roof Considerations:
What are the dark streaks on my
roof?
Dark
streaks on your roof are algae growth. This
typically shows on the north or east exposures of
the roof surface that stay cooler and more damp than
the sun exposed surfaces. These streaks are also an
indication that the roof is beginning to approach
its latter stages of useful life. As the algae
grows, it begins to harden the shingle, making it
brittle and more susceptible to damage. This damage
will show up as granule loss, which will then expose
the mat of the shingle to more heat and weather.
Over time, the degradation of the roof will
accelerate. Roofs like this should be monitored
biannually to find necessary repairs and to best
determine the point of eventual replacement.
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Flooring
Issues:
A home I am looking at for
purchase has a slope under the laminate floor as it
enters the bathroom. Any ideas?
I may have seen the actual home
or at least one like it. The laminate flooring was
installed with a pad underneath. In order to avoid
a difference in height at the bath entrance, which
would have created a trip hazard and appearance
issue, the installer held the pad back about a foot
to create an easy transition into the bathroom.
Under these circumstances, it was probably the best
decision.
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Condensate Lines:
My inspector found a condensate
drain line terminated in the crawlspace. He didn’t
explain much more about it. Can you fill me in on
this issue?
A condensate line from the air
conditioner or high efficiency furnace draining into
the crawlspace contributes to the moisture in the
crawlspace. A properly ventilated crawlspace is
designed to be as low in moisture content as
possible. As you can see, the uninsulated main
trunk of the air handling system is condensating due
to the moisture available. The drain should be
properly terminated to the sewer drain of the home
using a trap and allowing a 1” gap between the top
of the trap and condensate pipe.
There is actually two issues in
this photo that are somewhat related to the
condensate drain. The cold duct is allowing
condensation to develop on the outside and likely on
the inside. This will eventually rust the
ductwork. The condensation on the inside of the
duct will also contribute to the humidity level in
the home, which is trying to be reduced with the air
conditioner.
In addition, this photo is a
great storyteller of the fact that ducts under the
home should be insulated. In today’s energy
conscious environment, it should be understood that
as much as 30% of the home’s heating or cooling
efficiency can be lost through uninsulated ducts.
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Chimney Issues:
Where are the rust stains coming from on my chimney?
It is likely that your chimney
chase cap looks like this. As it rusts the
discoloration appears as it runs down the sides of
the chimney. I suggest painting this cap as a
preventive maintenance measure.
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Site Drainage:
Why does it really matter to
have the downspouts directed away from the home?
Downspouts are a major
contributor to water intrusion into a crawlspace or
basement. The water seeks the path of least
resistance as gravity takes it downward.
Understand this – a roof of
1200 square feet sheds approximately 750 gallons of
water in a 1 inch rain. If this water is allowed to
stand near the foundation, it will likely be found
in places where you don’t want it to be.
If these downspouts are not
diverted at least 5-8 feet from the home, the water
will eventually affect the dirt supporting the
footer of the foundation and allow the dirt to
shrink. This shrinkage will allow the foundation to
settle and crack.
Take advantage of the best
preventive maintenance practice available for home
upkeep. Install yard drains to carry the
downspout water at least 5-8 feet from home
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