Roof Structure & Attic Common Defects

Roof Structure & Attic Common Defects

Maintaining Your Home

While there are not many items to maintain in a typical attic, there are a number of common defects that should be corrected to meet current building standards. Many of these improvements are essential to better performance and energy efficiency.

But first, I want to set some realistic expectations about home inspectors and the inspection of the attic space. Attic spaces are inaccessible by nature. There are almost always areas of attics that an inspector can't see or access. Your home inspector should not be expected to be able to access every area of the attic.

Now, here are the most common defects we as Professional Home Inspectors find in attics;

• The attic should be well ventilated to allow moisture to escape and to allow air to move through the attic from the soffits or eaves through vents. In Texas, 12 inches or more of insulation is recommended to achieve an R30 rating. The helps achieve optimal insulating power in both hot and cold weather.
• The roof decking materials and structural framing should not be water damage or stained. Water damage and staining are indications of roof covering material leaks
• Framing should be well connected without separations. The roof structure should be well braced and supported with adequate collar ties and properly sized supports.
• Attic gable vent screens or other attic vents should not be damaged. Damaged screens and vents may allow unwanted pests in enter the attic.
• The attic access stairs or port should be large enough to remove any mechanical equipment.
• Attic access ladders or attic stairs should be fire rated if installed in the garage.
• Attic ladders should not have damage or loose screws, nuts or bolts.
• Attic ladders should be secured to the attic or ceiling framing by 16d or larger steel nails or lag bolts. Drywall screws are not sufficient.
• Electrical wires should not be within grasp of the attic access for reasons of safety.
• All electrical switches and receptacles should have cover plates.
• All electrical connections should be sealed inside of junction boxes.
• If air conditioners are installed in the attic, there should be a GFCI electrical receptacle and light near the unit.
• If the air conditioners are installed in the attic, there should be a solid surface walkway to the equipment and a work platform in front of the equipment.
• If the cooling equipment is in the attic, there should be installed a water sensor or alarm on the cooling equipment condensation drain pan.
• All heating equipment and water heater exhaust flues should be double wall "B" vents and should have a clearance of 2 inches from the roof deck and insulation.
• Fireplace chimneys should have "fire blocking" installed and should not be in direct contact with flammable materials including insulation.
• If the water heater is installed in the attic, there should be a drain pan with a drain to the exterior of the home. We also recommend that attic installed water heaters have a water alarm installed in the drain pan.
• Mechanical vents like range hood vents, utility room vents and bathroom vents should vent to the exterior of the home, not to the attic space.

The list above is from our experience as professional home inspectors of the most common defects we find in attics. This is not a complete list of defects that may be present in the attic. There could be other, more serious defects. DIY homeowners can correct many of these defects on their own. If in doubt or when safety is a concern, hire a professional for your inspection and any needed repairs.

If you have additional questions about your home's roof structure and attic, contact your Professional Home Inspector.

Selman Home Inspections, Inc.

David Selman, Certified Master Inspector #10299

www.selmanhomeinspections.com

469-371-3228

Roof Covering Inspection, Repair & Maintenance

Roof Covering Inspection, Repair & Maintenance

Maintaining Your Home

Roof coverings are important to homes for obvious reasons. It is vitally important that the roof covering of your home be routinely inspected. Water penetration from damaged roof covering materials or improperly installed roof coverings can lead to water damaged walls, ceilings, floors, and personal belongings. Defects in roof coverings may also result in issues with insurability when buying or selling a home.

During a home inspection, we are checking for any moisture penetration from defects in the roof covering including roof deck penetrations and flashings. Water damaged soffits, eaves, gables or decking are good indications that the roof is not performing as intended. When water damage is suspected, we use moisture meters or thermal imaging cameras to verify any suspicions.

Listed below are the most common defects we find on roof coverings. Some of these can be seen by homeowners. When any of these defects are present, the roof covering should be further evaluated by a roof covering specialist.

Improper flashing, Improper Shingles, Damaged Boot

1. Granules are warn off. Warn roof coverings will often loose granules which may appear on the ground or in rain gutters.
2. Areas of previous roof repairs should be closely monitored.
3. Discoloration in the roof covering is evidence of age and wear.
4. Homes should only have one roof covering installed.
5. Torn, damaged, perforated and missing shingles should be replaced.
6. Wind, weather and impact damaged shingles should be replaced.
7. Felt paper underlayment should extend over the top of the drip edge. Underlayment installed underneath the drip edge is improperly installed.
8. Roof covering should have visible space between the roof covering and exterior siding to allow moisture to easily dry.
9. Chimneys wider than 30 inches should have a "cricket" or saddle installed to direct run off around the chimney structure.
10. Chimneys and walls should have both step flashing and counter flashing installed.
11. Exposed nail heads at all flashings should be sealed with tar or silicone sealants.
12. Tree branches should be trimmed so as not to contact the roof covering.
13. Leaves and other debris should not be allowed to remain on the roof covering.
14. The roof covering materials should be appropriate for the roof slope.
15. Damaged roof penetration vents should be replaced.

Roof coverings should be inspected or repaired by certified, licensed professionals. Homeowners should inspect their roof coverings from the ground or with a camera with zoom lens for reasons of safety. Homeowners should visually inspect their roof covering monthly and immediately after any severe weather events.

If you have additional questions about your home's roof covering, contact your Professional Home Inspector.

Selman Home Inspections, Inc.

David Selman, Certified Master Inspector #10299

www.selmanhomeinspections.com

469-371-3228

Grading & Drainage, Maintaining Your Home

Grading & Drainage

Maintaining Your Home

Defects in soil grade and water drainage around homes is a common problem that should be corrected to improve the longevity of your home's foundation performance. Things like high soils, low soils, erosion and improper drainage are normally easy to repair. These are sometimes a problem from the time a home is built and sometimes they happen over time.


High soil levels can contribute to water intrusion and wood destroying insects. High soil levels allow moisture to enter through weep holes, conceal observable defects in the foundation perimeter beam and hide the entry points of wood destroying insects. Proper soil level (including mulch) at the foundation should allow 4-6 inches of the foundation to be visible in all areas.


Improper grade slope may also allow unwanted water to damage a home's foundation over time or even enter the walls. Proper grade slope is when the soil is graded downward and away from the foundation at a slope of about 6 inches per 10 feet. Water should never flow towards the foundation.


Negative grade slope is when the slope is downward towards the house. Negative grade is a problem that should be corrected to prevent possible flooding, water intrusion into the home, water ponding, soil erosion and other problems.


Today's Texas building standards and Home Inspection standards also recommend that homes be constructed 12 inches or more above the street level.


Water should not pond or stand within 10 feet of the foundation for more than 24 hours. If it does, there is a grading and or drainage defect that should be corrected. Proper grade slope and soil levels at the foundation ensure that water drains away properly.


Soil erosion at the foundation weakens the foundation's ability to properly support the house. Soil erosion is most often caused by improper soil levels such as low soil at the foundation, improper drainage and defect in rain gutters. Soil erosion is also common when grass or other ground covering plants are missing. Grass and ground covering plants help retain soil at the proper height at the foundation.


Properly installed rain gutters are an important factor in maintaining proper grading and drainage. Ideally, rain gutters should have gutter extensions that extend about 5 feet from the house to move water away from the foundation. More commonly, splash blocks are placed at the gutter downspouts to dissipate water at the soil line. If rain gutters don't have 5 foot extensions, then splash blocks should be in place. The lack of gutter extensions or splash blocks contribute to soil erosion.


Maintaining the proper moisture content in the soils around the foundation is important for long term foundation performance. Correct grading and drainage are important parts of keeping the proper moisture levels in the soil that supports the foundation. Keeping the soil moisture level consistent is key to foundation maintenance. Proper grading and drainage help to control the moisture level in the soil that supports the foundation.


Homeowners can often achieve proper soil, mulch levels and drainage on their own. However, sometimes the services of a professional are needed for larger corrections. Landscaping companies are normally equipped to make grading and drainage corrections that are beyond the abilities of the homeowner.

If you have additional questions about your home's grading and drainage, contact your Professional Home Inspector.

Selman Home Inspections, Inc.

David Selman, Certified Master Inspector #10299

www.selmanhomeinspections.com

469-371-3228