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