What’s the #1 enemy of your house? Nope, it’s not your crazed uncle with the pint of bourbon in his pocket, nor your grandma’s fruit cake. It’s good ole H2O…water!
There’s a laundry list of items that can create opportunities for water to be your worst enemy. Let’s dive into the laundry. Well, not literally. I think I’d rather eat grandma’s fruitcake.
I talked about home maintenance tips in a recent post. As a homeowner, you may be comfortable doing some of those tasks yourself, or you might need to hire them out. The most important is….you are 100% the “Watchdog” of the house. Know what to look for, and always be on alert. Kind of like our fine military or law enforcement. Protect & Serve your investment!
Chronic water problems will cause mold and eventually rot of house components and structure. It can be expensive to repair this type of damage. One of your home’s most critical components, the foundation, can also be affected by water. Not just from intrusion, but also what we call hydrostatic pressure.
Water intrusion may be more easy to understand, but what is hydrostatic pressure? Hydrostatic pressure on a house foundation occurs when groundwater accumulates around the foundation, creating pressure that can damage the structure. This pressure can cause cracks, bowing walls, and water seepage into the basement. It's essentially the force of water pushing against the foundation walls. In colder climates, the expansion of the ground due to freezing conditions can make it much worse. Within our list we’ll talk about what can be done to help prevent this issue.
Let’s get into our laundry list, top-down:
The Roof: Your roof is very vulnerable to water leaks if ignored and not maintained. Inspect it up close annually. You can inspect it from the ground, however you may miss some critical defects which can only be seen up close. Besides loose or missing shingles, flashing can become weathered and cracked. You may not be able to see it from the ground. These areas become prone to water intrusion. When I worked as a general home inspector it was common to find cracked rubber-boot flashing around vent pipes, such as the plumbing vent stack. Another very common defect are roofing nails lifting up due to expansion and contraction of the roof frame. These are also known as "nail pops." When the nail head is no longer covered by the shingle you have a hole for water to intrude. Over time this can cause water damage to the roof framing. Inspecting inside the attic can also help identify potential roof leaks you may not see signs of from the rooftop.
The Gutter System: Your gutters are vital for mitigation of water around your house and property. They collect roof run-off and drain the water through the downspouts and extensions away from the house foundation. Gutters need to be kept clean and unplugged. Not doing so will have the water draining down near the foundation and causing erosion and intrusion risk. Gutter joints and seams will also leak and drip as sealants deteriorate. Resealing these areas should be done with a quality silicone product.
The House Siding: Damaged siding or deteriorated paint will invite moisture intrusion. This can rot the wood structure. Even worse, the water can penetrate inside the wall of the house, causing even greater damage. Repairs and maintenance should be completed timely to protect your investment. This may even include a re-application of caulking material around windows and trim components.
Property Grading: Simply put, the ground around the foundation of your house should slope downward and away. For the first 5-10 feet around the house, the ground should ideally drop 1 inch for every 1 foot away from the house. This will ensure water is moving efficiently away and not accumulating near your foundation. This will help prevent the hydrostatic pressure risk we talked about. Low spots should be maintained and repaired promptly.
Sump Pump/Drain Tile System: These systems are especially important during periods of heavier rainfall. If the ground near your house gets overwhelmed and saturated by heavy and recurring rains, the normal surface drainage can become inhibited. The water will begin to drain down along the foundation. A properly functioning drain tile system will assist in the mitigation or movement of the water out and away from the house. Keeping your sump pump operational is critical.
Condensation: Warm air meets cold air and we suddenly have condensation risk. This most commonly can happen with excessive heat loss to the attic during the winter months. Making sure the house attic is properly insulated and ventilated can help prevent water damage risk.
Vapor Barriers:
In places where the home is at risk of excess moisture (like basements or crawl spaces), vapor barriers act as a shield, preventing water vapor from entering the living spaces. This is especially important in areas prone to heavy rainfall or high humidity.
Install vapor barriers beneath flooring in basements or crawl spaces.
Ventilation:
Even with the best moisture barriers, homes need proper ventilation to prevent moisture buildup. In places like attics and bathrooms, where humidity can accumulate, exhaust fans and proper airflow keep air circulating and dry.
Install exhaust fans in high-moisture areas like bathrooms and kitchens.
Use dehumidifiers in damp areas to control humidity levels.
Ensure proper attic ventilation to prevent condensation from damaging roofing materials.
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