Maintaining Your Home's Exterior Walls

Maintaining Your Home

The exterior walls of your home protect the contents and help keep the interior dry, warm (or cool) and comfortable. The exterior walls are the defense against the elements of nature. It is important that the exterior walls are properly constructed when a home is built and properly maintained thereafter. Your Professional Home Inspector can make recommendations for updates and repairs of your home's exterior.

While exterior brick veneer siding requires little maintenance, other siding materials require repairs, updates, cleaning and painting. Exterior home maintenance is an expense that all homeowners face. Proper maintenance is however, less expensive than major repairs from a lack of maintenance.

There was a time when it was thought that installing metal or vinyl siding over the original siding was a good idea. For the most part, this is not true. Installing metal or vinyl siding over the exterior of a home prevents inspection of the materials underneath. Original wood and other siding materials covered by metal or vinyl siding continue to deteriorate. Installing metal or vinyl siding is simply a way to cover up the defects of the original siding.

Foliage from trees and shrubs should be maintained so as not to be in contact with the exterior walls. Foliage may rub the exterior wall cladding causing damage. Foliage at the exterior also creates conducive conditions for wood destroying insects and moisture damage.

Wood fencing should not be in direct contact with the exterior walls. There should be a small gap between the wood fencing materials and the house walls. Wood destroying insects may use wood fencing as a hiding place or a bridge to gain access to the wood in a home.

CRACKS! Oh my. In Texas, there will almost always be cracks in the exterior brick of most homes at some time. It is a common problem caused mainly by the movement or settlement of the foundation and structure. Homes and their foundations are designed to withstand some movement and settlement. Cracks in exterior brick veneer siding should be monitored for movement. These cracks can be repaired by a brick mason using a process called "repointing". If cracks are persistent and continue to occur or show significant gaps or deflection, there may be a more serious foundation problem which should be investigated and repaired.

Exterior wood trim and siding materials should be protected from the elements by paint or stain. Water penetration will quickly destroy most wood siding and trim. It is important to monitor the exterior wood trim and siding for loose, thin or pealing paint. Rotten and damaged siding and trim should be replaced, not painted over.

Exterior wood trim and siding should be monitored for loose nails or nails which are backing out.

Lawn and garden irrigation system should be monitored to make sure that the sprinkler heads are not directly spraying the exterior walls. Sprinkler systems will wash out brick mortar, cause staining, rot wood and penetrate window and door seals. 

Caulk and silicon sealants should be monitored for separation, damage, age and wear. These sealants help prevent moisture penetration at wall joints to other materials. Caulk or silicon should be applied and maintained at;

• window frames
• exterior door frames
• garage door trim
• exterior hose bibs
• air conditioning equipment cooling lines
• dryer vents
• brick masonry expansion joints
• exterior siding joints

Brick veneer siding should have weep holes at the brick row next to the foundation (unless it is pier and beam). Weep holes should not be sealed and should be no father than 33 inches apart. Weep holes allow any moisture such as from condensation or leaks a way to be vented from the walls.

Two story homes, homes with dormers or homes were exterior walls meet a roof surface should be properly flashed. There should be a small space between exterior siding and the roof covering to prevent trapping of moisture.

Soil levels should be properly maintained. Soil and mulch should not be above the foundation and brick line. According to today's current building standards, 4-6 inches of the foundation perimeter beam should be visible. High soil and mulch contribute to moisture damage, moisture penetration and wood destroying insects.

If you have additional questions about your home's exterior walls or would like to schedule an inspection, contact your Professional Home Inspector.

Selman Home Inspections, Inc.

David Selman, Certified Master Inspector #10299

www.selmanhomeinspections.com

469-371-3228