This is a picture of a basement wall with signs of past water intrusion. Even though the area is currently dry there is visible efflorescence which is a deposit of salt that the water pulled to the surface and was left when the water evaporated. There is a hairline vertical crack which generally appear due to shrinkage when the concrete dries or settlement over time. Vertical hairline cracks are generally not a concern. Recommend monitoring this area during the wet season to determine if the area still leaks. If it does recommend having a sealant contractor evaluate and offer solutions.
Crawlspace in a Manufactured home. At the time of the inspection the Crawlspace had Oliver tech size-mic tie-downs and all the blocks were in the correct direction. The moisture barrier was spread out (6 Mil) plastic black in color. All electoral ad plumbing were in working condition.
Plumbing fixtures in the kitchen. The sink, garbage disposal, dishwasher, and the drainage was in good condition at the time of inspection. there was a water stain on the bottom of the sink cabinet from a prier leak. at the time of inspection there was no moister or water leaking.
The rear basement wall is showing signs of moisture intrusion including salt deposit stains, water staining and a reading of 33% on the moisture meter. It was noted on the rear of the home that the downspouts end directly at the foundation we recommend as a first step that downspouts be extended 6 feet from the house in a direction away from the foundation, if the condition continues recommend that it be further evaluated by a qualified licensed contractor specializing in foundation construction.
This is a picture of a plumbing vent on a recent inspection. You can see that the rubber boot was disintegrated. It looked as if it had been in this condition for a while. There was visible water damage in the attic but no visible damage to the ceiling directly below the vent.
House wrap can be made of several different materials. Key to its performance is installation being performed to the manufactures instructions properly. While a thin material in genarel it should be stapled or secured with roofing nails at least 1 inch long and every 12 to 18 inches
Vapor Barriers
Vapor barriers are an important part of moisture control in homes. It is usually a plastic or foil sheet which resists the diffusion of moisture. There are different types of materials used a vapor barriers. Which type is used depends on the climate where the home is located. Home inspectors must be familiar with all the varying types and installation of the vapor barrier used.
I studied the damage to a masonry wall by moisture illustration. I learned that water will wick up through masonry if it is in constant contact with the soil or water. This wicking is called capillary action and will continue to pull water as long as it is present. This water will do surface and subsurface damage and should be addressed. Efflorescence is the salts pulled from the soil or masonry by the water and left as a white deposit on the surface when the water evaporates. This can be one sign to look for when inspecting for moisture intrusion.
The ceiling in the south east corner bedroom is water stained and shows indication of a current or previous water intrusion. The size of the stain is approximately 20 x 36 inches and is adjacent to the outside south wall. The area is not damp and shows only similar moisture content as the non stained areas around it. Heavy rainfall in the past week indicates this is an unrepaired section from a non active intrusion but this area needs further monitoring. This is a difficult area in the attic to access but water staining is not present on the underside of the decking which tends to indicate the leak has been repaired but the ceiling area has not.
Moisture inspection- Using a reliable moisture meter is an critical part of an inspectors job. While moisture meters have become more and more common for homeowners to obtain and use, many meters are not capable of giving accurate and reliable information. Additionally, many non-trained users do not understand the information that they do obtain nor can they even determine what “normal” values are. Many homeowners are unaware that some moisture meters do not read all materials accurately nor that drywall as opposed to wood and other materials becomes saturated and structurally unsound.
This is picture is from an inspection I did the other day. Here you can see that the bathroom exhaust vent is just hanging out in the attic. Upon further inspection, I did not notice anywhere that would allow this vent to exit through the roof or side of home. In the picture it is a bit hard to see (I did take a different pic of the sheathing) but the sheathing hard fungi growth and black staining due to the direct condensation and/or moisture intrusion due to this bathroom exhaust vent.
I chose to write on the article “Efflorescence for Inspectors”. This is something that is very common in my area where I am a home inspector. Efflorescence is basically the deposit of salts from the water through the foundation wall. Moisture that creates efflorescence often comes from groundwater or bad drainage, but rainwater can also be the source. Efflorescence alone does not pose a major problem, but it can be an indication of moisture intrusion, which may lead to compromising structural material. Efflorescence is a cosmetic issue, but it indicates a potential moisture problem.
Component inspection
Wall penetration /hose bib
Southeast corner of heated crawl space.
PVC piping and brass non-freeze wall hydrant. All components secured. Valve portion of hydrant extends in past insulation envelope;into heated space. Vapor barrier is sealed around throat of hydrant, and adjoining area .Picture enclosed.
Angle of hydrant’s drainage indicates manufacturers recommend installation was followed. No visual concerns we’re noted.
No operational test was done; -30 outdoor temperature. acceptable condition.
Basement wall insulation and finishing Putting insulation in will help control relative humidity in the basement. From my picture you can see the lack of insulation they also had a dehumidifier running in the basement I recommended insulation that would help.
Moisture intrusion can cause structural wood decay,high indoor humidity,mold growth. Air infiltration accounts for 98% of water vapor movement in a home. roof leaks, plumbing leaks,flooding and activities such as cooking,bathing,dish washing and washing clothesand indoor plants can all add to moisture in the home.
White Efflorescence (powder substance) on the block wall indicates moisture is in contact with the masonry blocks. I recommend checking the gutters and the downspout drain lines for proper operation. Efflorescence is found in many homes without water intrusion occurring in the home, but should alert you to the possibility that future steps may be needed.
Moisture Intrusion:
Moisture intrusion can be considered the enemy of any home. Home owners should be aware, there are many locations where moisture can enter the home through air infiltration, leaks from roof, plumbing leaks, flooding and human activities. Excessive moisture entering the home can lead to many defects and potential heath ailments for the home occupants.
I have uploaded a picture of roof insulation which is properly installed and will help with climate control on the interior of the house. This is very important where snow is common because this could also help keep down the possibility of a ice dam.
I chose to look at the image titled Air Leakage Locations is was Uploaded on December 31, 1969. The image shows common places for air leaks and where to install caulk such as around the penetrations of vents and attic hatches.
The photo above shows an image of improper installation of asphalt shingles, the old shingles as well as the old old sheathing, will need to be removed and new sheathing, as well as new shingles will need to be installed.
