Wall and Ceiling Problems

Walls and Ceilings

Wall height and spacing give homes their comfort feeling of openness or cramped. Walls give the home structural support and should not be removed without a qualified opinion. Walls are generally spaced at 16 or 24 inch centers. Nice to know when trying to hang a picture. When attaching/hanging an item to a wall or ceiling always try to penetrate a stud or ceiling joist/rafter at least one inch with a screw for safety against falling and possibly causing injury or damage.

Problem: Cracks. The majority are cosmetic and are related to incidental movement of the structure. This includes shrinkage and expansion of building materials behind the finishes. Most cracks are cosmetic.

Problem: Damage. Mechanical damage is typically the result of impact. This is often furniture being pushed against walls, although it can be several other things. Mechanical damage is usually localized and calls for minor repair.

Problem: Drywall/Plaster may be crumbly have nail pops and/or visual joints. Nail pops in new construction are a common result of shrinkage of wood framing members. Poor joints in drywall are an original installation issue. Crumbly drywall/plaster is quite often from moisture. These are cosmetic issues and easily corrected.

Problem: Trim problems. Loose or missing trim can allow air leakage into building components which may result in condensation damage. Trim should be provided around all exterior doors, windows and wall penetrations.

Problem: Water damage to walls can be caused by roof, plumbing, window, skylight or door leaks (especially sliding glass doors) or condensation. There may also be damage to the structure behind or it may simply be cosmetic.

Floor Problems

Floors

Normal wear and tear may be cosmetic only but flooring protects the structure of your building. The most noticeable common floor issues are squeaks. The plywood covering the floor joists should always be glued. The plywood is attached to the joist with an air nailer because of its speed now adays and the lower cost of the nails. Screws are the best choice because they rarely back off/out like nails tend to do. The lower humidity in homes after they have been completed will suck the moisture out of the wood causing the wood to contract resulting in the nails popping or backing out.

When walking over a floor it should not bounce. A moving floor means that it was not supported properly in the construction stage. If not corrected the floor will only deflect more possibly causing further damage to the building. Floor joist should never be more than 12 inches apart and should be sized according to the span between the beams. Wherever there is a opening in a floor the joist should be doubled or tripled according to the size of the opening.

Floor coverings should be appropriate for the room or hallway they will be installed in. At exterior entrances the flooring should be durable and water resistant. In bathrooms and kitchens the flooring should be water resistant and easy to clean up. Flooring around fireplaces should be fire resistant for at least 18 to 24 inches. Floor coverings have a life span so purchasing the right product for the application is an absolute must.

Problem: Absorbent materials in wet areas. Floors in rooms that are likely to get wet should have nonabsorbent, moisture resistant flooring materials. This is an installation choice. Premature deterioration of the flooring is one implication. Rot damage to subflooring is another. Odors and other indoor air quality issues may create health concerns.

Problem: Carpet. Rot, stains and odors may be the result of water problems. Stains and odors can also be the result of spills and/or pets. The implications of rot, stains and odors may be cosmetic. They may also indicate damage to subflooring and framing below. There may be health implications to stains and odors.

Problem: Ceramic/stone/marble loose, grout missing, cracked, worn or stains. Tiles that are

cracked, broken, loose or have missing grout may be the result of excessive deflection of the

substrate and/or improper installation, including surface preparation, mortar amount and quality and/or grout amount and quality. Cracked, broken or loose tiles and tiles with grout missing can lead to water damage to the subfloor and may present trip hazards.

2. Worn tile may be the result of normal wear and tear, mechanical damage (such as heavy appliances being dragged across the floor) and/or the use of wall tiles on floors (wall tiles are not as durable). Worn tiles may only be cosmetic issues but can be trip hazards if corners are broken or pieces are loose.

3. Stains are typically the result of spills. Stains are usually cosmetic issues only.

Problem: Most concrete floors crack as a result of shrinkage during curing. Shrinkage cracks are usually not significant.

Problem: Damage. Damage may be a trip hazard and can allow water into subflooring.

Problem: Loose or missing pieces. This is usually a result of failed adhesives, mechanical damage or poor installation. The implications include trip hazards and moisture penetration to subflooring. There are also cosmetic issues.

Problem: Vinyl floor covering. Resilient flooring split, lifted or open seams. Implications are water damage to the subflooring below and trip hazards.

Problem: Squeaks. Squeaks are typically caused by finished flooring not being held tightly against subflooring or subflooring not sitting tightly against joists. The implications of squeaks are simply a nuisance. Squeaks do not indicate structural problems. Squeaks are common and are not a performance issue.

Problem: T & G (tongue and groove) exposed tongues. Exposed tongues on tongue and groove flooring are usually the result of sanding the floor to create a new wood finish. Pieces of flooring may become loose and/or lift as a result.

Problem: Trim missing. Trim is provided to protect the wall covering from damage (such as when vacuuming).

Problem: Trip hazard. Someone could be injured.

Problem: Water damage. Water damage to floors can be the result of roof or flashing leaks, plumbing leaks, heating leaks, air conditioning leaks, wall, window or skylight leaks and/or door leaks (especially sliding glass doors). Spills from humidifiers, dehumidifiers, watering plants, aquariums, bathtubs, showers, sinks, basins, etc. Ice damming, condensation, melting snow from boots and winter clothing and/or careless floor washing. The implications of water damage may be cosmetic only if the source of water has been contained, rot, staining, damage to the floor finish and/or other damage to structural components.

Problem: Wood. Wood rotted, warped, buckled or stained wood floors are the result of water damage. Wood is vulnerable to rot attack when the moisture content is above 20%. The implications of rot, warped, buckled or stained flooring include cosmetic problems, trip hazards and/or deterioration of the structure below.

Home Inspection Tools

Tools

These tools can and will make your home inspection informative. For as long as you own a home you will have a use for these tools many times over. You may think the cost of these tools are expensive now but if you need to pay for the cost of repairs not noticed the cost of these tools will seem cheap. The real bonus is if you can catch a problem in its early stages before the cost of repair can really escalate. Learn how to use these tools and your investment will stay healthy.

Infrared Temperature Gun - check the heat of objects such as the intake and supply temperatures of your furnace or air conditioner.

Thermal Leak Detector Gun - check for air leakage around wall penetrations.

Humidity Meter - to check humidity in places such as crawlspaces.

Moisture Meter - to check behind coverings for moisture around bathtub enclosures and floors.

Plumb Bob - to check for vertical level such as doors.

Awl - for poking wood posts to check for rot.

Inspection Mirror - has built in expandable arm to check behind items.

Door Problems

Doors

Doors are for privacy and security. Exterior doors are made from solid wood or foam wrapped in metal. The R value(insulation rating) varies widely with material used to make them as much as the thickness matters. The higher the R value the better the insulation rating. Exterior doors should always have 3 sturdy 4 inch or better hinges attached with at least one 4 inch wood screw in each hinge through the door frame and well into the wall framing. Exterior doors can be quit heavy. Door handles should have key locking, many also have a dead bolt. All exterior door hardware should be made from brass to avoid rusting. All exterior doors should be weather stripped along the outside edge and have a door sweep installed along the bottom edge. The underneath side of the door sill should be well caulked to help avoid water entering in bad weather possibly getting under the entrance floor covering material causing it to lift.

Interior doors are generally hollow and made from very light material. They should have about a one inch clearance along the bottom for ease of opening and air circulation in the home. The hardware consists of 2 hinges and a non locking handle. Bathrooms are the only interior door that should have a lock on the inside of the door for privacy. If a door becomes hard to open this could indicate the house is settling and the frame may need adjusting or the door trimming. Some homes have adjusting teleposts in the basement in place of regular posts that support the beams. It may simply be a matter of screwing up the post for the door to become aligned again.

The most accurate method of checking your door for level is to use a plumb bob(a string with a weight attached). Hang the plumb bob along the sides of the door frame makeing sure the string hangs the full height of the door but does not touch the floor. The top of the frame should be checked with a hand level. When hanging a door always start with the hinge side, make sure the top is level and finish with the opening side. Doors should always open in so the person on the inside can always get out. An outside door should never open out this way the pins holding the hinges together will always be on the inside for security.

Problem: Damage. Damage to doors is usually impact. The door may not swing properly and be secure. The implications are water, and air leakage and possibly injuring someone.

Problem: Hardware problems. Hardware problems include rusted, broken, missing, loose and/or inoperable. These may be broken springs, misalignment or missing pieces. Doors should latch positively. Hardware problems will frustrate people using them and possibly cause further damage to the door and its frame.

Problem: Trim problems. Loose or missing trim can allow air leakage into building components which may result in condensation damage. Trim should be provided around all doors..

Problem: Caulking around Door frames. Caulking may be missing, loose and/or deteriorated (cracked, shrunk, dried out). Moisture may get into the building structure causing water damage. Caulking may have failed as result of using the wrong caulk for the job, caulking dirty surfaces, caulking during adverse weather. Caulking is a maintenance issue, ensuring the water and air tightness of the building.

Problem: Condensation between panes. Condensation between panes on sealed multi-glazed windows indicates a failed seal. Condensation will typically only show up when there is a big temperature difference between indoors and outside.

Problem: Cracked glass. Cracked glass may be caused by mechanical damage or building settlement. The implications are water and air leakage and possibly injuring someone.

Problem: Door sill or threshold needs to be caulked underneath to prevent water entry. The implication is water getting under the finished floor covering and lifting it.

Problem: No drip cap. Drip cap flashings are installed behind the siding and over the door to keep water from above getting into the walls from around the door. The implications are water entry into and damage to the wall system..

Problem: No step up into house. Where snow accumulates, there should be a step going up into the house from the landing. The landing should not be flush with the threshold. Water and snow are likely to get in around the bottom of the door. The door may also become water damaged over time.

Problem: No weather stripping. Weather stripping keeps cold air drafts out and the heat in for better comfort and energy savings.

Problem: Paint/stain. Most wood products need regular paint or stain. Paint helps to protect against rotting and deterioration as a result of ultraviolet light. Paint also provides some mechanical protection against water passing over wood. The implication of missing or failed paint or stain is deterioration of the wood.

Problem: Rust. Metal rusts as it is exposed to weathering.

Window and Skylight Problems

Windows/Skylights/Solarium's

Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. Condensation on windows is a sign the home is telling you that the humidity is to high. Condensation is caused by inefficient exhaust fans in the kitchens and bathrooms, curtains closed, poor air movement and poor air exchange. The paint will peel and bubble on walls and ceilings if high humidity is not addressed. About one third of the air in a home should be exchanged every hour to eliminate gassing from the glues in counters, cabinets, carpets, paint, odors... It is recommended that trim be installed on all windows and doors to stop warm moist air going into the building structure where it will condense against the cold exterior walls. Warm air holds more moisture than cold air so that when the air touches a cold surface it can not hold as much moisture any more and so condensation forms on the cooler surface that the warm air touches. Many windows have mold growing on the sills from stagnant cold air pockets behind closed curtains. Mold will not grow without moisture unfortunately people like the humidity at about 35%, any less and the air is too dry for comfort, any more and the air is too moist for the building structure. So exchanging and exhausting the moist air in our homes is very important for us and our homes.

A lot of people believe shutting a room door will save on having to heat that room, to some extent that is true. But when the warm air from the rest of the house moves through openings that are not air tight(like under doors) moisture in the warm air will condense because the cooler air cannot hold as much moisture as warm air. This is especially noticeable on windows. The best window for the cost is a double pane window because it has an insulating space between the two panes of glass. The best frame for a window is plastic because it does not hold the cold as well as metal and wood. There is a popular myth that upgrading windows will save you money but the cost savings will take many years to recover. The most efficient way to save money is to weather seal around the windows with foam and caulk.

Skylights come in all shapes and sizes. They are generally located where more light is desired into the home. 99% of skylight problems are installation issues. They are installed on the roof where the home is most vulnerable to water leakage. The higher the step(4 to 8 inches) off the surface of the roof (depends on the slope) the less chance of leaves and debris building up on the top edge of the skylight giving moisture a chance to creep in over the top step edge. The lower the slope the higher the step should be. It is vitally important to understand how to flash a skylight. The bottom flashing is installed first, then the step flashing's up the sides inter-weaving between the shingles and then the top flashing pan last. I am always amazed when checking skylights for security(screwed or nailed to the step box) at how many of them are not attached at all. In the attic, skylight wells need to insulated as good as any wall in the house. This is a very common place for poor insulation installing. The insulation is always falling off.

Solarium's are a complete room made from windows. They are notorious for leaking. Absolutely make sure if you get one installed that it is installed by a company that will be around many years from now to service, if needed, their warranty. Absolutely get 3 job referrals that you can phone/visit to check the quality of the installing companies workmanship. Never settle for a home made solarium, you are guaranteed grief!

Problem: Glass cracked. Cracked glass may be caused by mechanical damage or building settlement. Implications are water and air leakage and possibly injuring someone. Loosing heat or conditioned air through the crack is a cost concern.

Problem: Condensation. Condensation is caused from to high humidity, poor air movement, inefficient exhaust fans and poor air exchange. Ice can form in cold temperatures on the window panes itself. If not corrected moisture damage to the area around the window is the implication. Mold will grow if not corrected causing a health concern.

Problem: Condensation between panes. Condensation between panes on sealed multi-glazed windows indicates a failed seal. Condensation will typically only show up when there is a big temperature difference between indoors and outside.

Problem: Water leaks. Water leakage may result in damage to windows and wall assemblies below as well as interior finishes and may result in concealed rot damage.

Problem: Lintel sagging or missing. If the lintel is missing or ineffective you will see a sag across the top of the window or window group. Windows may be difficult to operate and glass may crack. Missing or undersized lintels are an installation issue.

Problem: Window does not open. There will be no ventilation with a window that does not

open.

Problem: Not locking. If the locking hardware is missing or not working security is compromised.

Problem: Screens may be missing or torn. Screens are designed to keep insects and pests out of the home.

Problem: Trim problems. Loose or missing trim can allow air leakage into building components which may result in condensation damage.

Problem: Caulking around window frames. Caulking may be missing, loose and/or deteriorated (cracked, shrunk, dried out). Moisture may get into the building structure and cause water damage. Caulking may have failed as result of using the wrong caulk for the job, caulking dirty surfaces and/or caulking during adverse weather. Caulking is a maintenance issue ensuring the water/air tightness of the building.

Problem: Damage. Implications are water/air leakage, possibly injuring someone.

Problem: No drip cap. Drip cap flashing's are installed behind the siding and over the windows to keep water from above getting into the structure from around the window. The implications are water entry into and damage to the wall system.

Problem: Paint stain. Most wood products need regular paint/stain. Paint helps to protect against rotting and deterioration as a result of ultraviolet light. Paint also provides some mechanical protection against water passing over wood. The implication of missing or failed paint/stain is deterioration of the wood.

Problem: Putty (glazing compound) problems. Putty is used to secure windows in sashes or mutins. Failed putty can result in air and water leakage through the window system.

Problem: Rot. Rot may be the result of horizontal surfaces or other configurations that collect water. Failure to maintain paint, stain, caulking or glazing compound (putty). The longer it takes for the water to leave, the more likely rot is to develop. Good design and maintenance allows water to drain away quickly. The implications include water and air leakage.

Problem: Rust. Rust may eventually eat through the metal causing it to lose its integrity.

Problem: Deteriorated sill. Window sills deteriorate primarily because of exposure to sun and water.

Problem: Sill slope. Poor sill slope may be a result of original installation and/or building frame shrinkage. Good sills have a pronounced slope down away from the window. Good sills also include a projection out from the wall so that water running off the sill does not soak the wall below. Another good detail on window sills is a groove cut in the underside of the sill, roughly an inch in from the face of sill but well away from the wall. This groove runs along the length of the sill parallel to the wall. This creates a capillary break that stops water from running along the underside of the sill back to the wall because of surface tension. Where this groove is missing, a bead of caulking can be run along the underside of the windowsill where the capillary break would be located. An improper sill slope will hold water which can cause rot over time and possibly damage the integrity to the window frame.

Window Wells

Problem: Damaged. Damaged wells result from deterioration of the wall materials and/or soil pressure, often associated with freeze/thaw problems. Window wells are little retaining walls. Where these small retaining walls have moved or suffered damage improvements will be needed.

Problem: Missing. Where basement windows are less than six to eight inches above grade level, wells should be provided. The window wells may be missing because the finished grade ended up higher than intended. Missing wells create wood/soil contact and may create water problems in the foundation or basement. Metal windows and frames may rust. Wood components may rot.

Problem: Not deep enough. Window wells are constructed to protect the below grade window. If the well is not deep enough it will not do its intended job.

Problem: Drain problems. Drains may be missing, not connected, broken and/or obstructed. Water entry into the basement may result. Window frames may rust or rot. Well walls may suffer freeze/thaw damage. Outside drains need constant monitoring. The implications for a drain not working is flooding.

Problem: Wood/soil contact. Wood/soil contact can occur if window wells are missing or if the floor of the window well is too high. It may also allow water into the basement. Wood will rot when left in contact with soil over time.

Window Inspection and Maintenance Tips

1. On the outside of all windows(except wood) you will notice holes at the bottom of the frame. These are drain holes and should be kept clean at all times for proper water drainage. Make sure they are located at the bottom and on the outside. If they are not the window was not installed correctly.

2. Make sure around the edges of the window are caulked tightly if not remove old caulking and apply new exterior caulk. If color match up is a problem use clear. To give a smooth finish to the caulk wet your finger before smoothing it. If the gap is big use a spray Styrofoam to fill it first. This foam comes in a small can available at any hardware store. It is extremely dangerous material so follow safety instructions when using it.

3. Above all windows there should be a drip cap flashing to help direct water away from getting in behind the siding. There is a 1 to 4 rule in construction for window flashing. For example if the window is within 6 inches of a 2 foot roof overhang(soffit) the window does not need a top flashing.

4. There is an easy method for checking for air leakage around windows. You must be sure the outside temperature is different than the inside temperature. The tool is called a infrared temperature gun. When the infrared light is pointed at a surface there is a digital temperature read out at the back of the gun for easy viewing. Point the infrared light all around the edge of the window frame and with very little practise you will be able to tell which windows are leaking warm or cool air. The windows edges that are not leaking air will have the same surface temperature as the siding.