Insulation requirements

Home was built in 1994.

Attic only has R19.

What where the requirments in 1994.

How would you report on a prelisting inspection?


The roof is starting to curl & cup.

I would recommend additional attic insulation, up to R-38 ±, for enhanced energy savings.:wink:

I would agree but on a pre list the seller wouldnt reap the benifits of the insulation.

If it’s a Pre-Listing inspection, simply advise the Seller that the Buyer’s inspector may call out insufficient insulation but this would be considered to be the Buyer’s upgrade and not a defect.

I also tell them that Buyers will request that various conditions be repaired before the close of escrow, to which Sellers can usually agree to some of those demands. But with most building defects, Sellers make repairs as a matter of choice, not obligation, in order to foster good will or to help accomplish the sale.

Sellers can refuse any repair demands except where requirements are set forth by state law, local ordinance or the real estate purchase contract. Purchase contracts usually stipulate that safety issues be resolved, structural issues be corrected, fixtures working, windows not be broken, and that there be no leaks in the roof or plumbing.

As for the 13 (thirteen) year old roof that is curling and cupping, there are definitely ventilation issues in the attic cavity. What did you see for vents?

Roof had soffit/roof & power ventilation. The baffles were missing in some areas.

If the baffles were missing in areas, then the attic is not getting sufficient air flow, which causes the underside of the shingles to get real hot (in the summer) and in turn, melt the shingles above. Curling shingles is always an indication of melting shingles.

Here’s a good example…

“Click to Enlarge”

One other thing, Ridge vents are always recommended to replace power vents and roof vents when replacing a roof.

It was common to have only R19 in attics and R-11 in walls in the early 90s.

Only recently have energy codes been adopted in most locations that recommended more.

This might help.

Why Insulate The first task in designing insulation systems is to document the answer(s) to “why insulate?” There are many reasons to insulate, but most assume the main reason is to conserve energy. The following is a partial list of reasons to insulate in addition to energy conservation:

  • Protect equipment and personnel.
  • Increase process efficiency.
  • Prevent condensation.
  • Prevent excess heat in fire hazard areas.
  • Control noise.
  • Maintain temperature.
  • Reduce greenhouse gas emissions.
  • Maximize return on investment.
  • Improve process control and efficiency.
    An unbelievable amount of energy is lost through uninsulated Attics, bare pipes, and defective insulation. Uninsulated surfaces have a heat loss 20 times higher than properly insulated surfaces. Insulation is the most effective technology available today that allows energy users to conserve energy, save money, and preserve the environment; and that return on investment often is less than six months.

Marcel :slight_smile: