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Water Damage Next To Sliding Glass Door

6/1/2018

 
Picture
There is only a subfloor in this kitchen, the underlayment and floor covering are missing. The area of interest in to the left side of the sliding glass door.
A common area to find water damaged flooring, underlayment and subfloor is next to a sliding glass door. This is an easy area for water to enter, especially with frequent opening and closing of the door for pets during wet weather. Vinyl floor coverings can peel up and caulking is often missing at the junction with the door allowing water to penetrate to the underlayment and subfloor. This water penetration can occur over a long period of time and lead to rot in the subfloor that is hidden from plain view. 

These pictures are from an inspection where the current owner had removed the floor covering and underlayment in preparation for new flooring. The close up pictures show the hidden rot area of the subfloor next to the sliding door. The last picture shows a view of the same area from the crawlspace. The damaged area of subfloor needs to be replaced prior to any new flooring being installed in this room. 
Subfloor rot
The probe is sinking in pretty easily. Past water damage and dried area of rot in wood subfloor next to sliding glass door.
Subfloor rot viewed from the crawlspace
Area of water damage in the subfloor next to the sliding glass door. This is viewed from below in the crawl space.

Chimney Cap Damage

3/9/2018

 
Mortar chimney cap
Chimney Cap - black arrow. This is a protective covering made out of mortar that protects the top of the chimney.
Brick and mortar chimneys are a common site on rooftops of a certain age in Washington State. A common point of deferred maintenance and long term damage is at the chimney cap. This is the mortar cap at the top of the chimney that protects the top of the chimney and bricks below. 
Cracked mortar chimney cap.
Mortar chimney cap cracked and flaking from long term water exposure. Water has been getting through those cracks for a long time. Water exposure, ice, snow and moss growth are all contributing to these cracks growing over time.
Water tends to pool and collect on the top of the chimney cap. This can lead to moss growth and erosion of the mortar which over the long term leads to cracks and cap failure. Eventually the cap will split and be in danger of falling off the chimney on to the roof or to the ground below. ​

If a chimney cap is at the point of damage like in these pictures, it needs to be repaired or replaced. Preventative maintenance is the regular cleaning of moss and the installation of a rain cap over the flue that extends over the edges of the chimney. 
Loose mortar chimney cap
Loose mortar chimney cap. Long term result of water exposure. This part of the cap is loose and wiggling up and down (arrows). There is a possibility of it falling to the roof or to the ground below.

Failed Paint and Underlying Rot

2/9/2018

 
Rotting support post
If you can push your finger in to a support post, you may have a problem.
Do you have areas of failing paint on exterior wooden structures? Does your support post feel mushy and your finger sink under the surface when pressed? You may have a problem if you are experiencing these issues.

​This is a pretty common problem on exterior wooden structures and highlights the need for annual maintenance. All outside wood structures need to be looked at for failing caulking and paint every year. Caulking should be removed and renewed if found cracked and failing. Areas of failing paint should be repaired and repainted to avoid problems like these.

With the long term neglect of this structure the only real option is to replace the rotted wood and start over again. Putting paint over the top of the rotting wood will hide the damage for a bit but it doesn't change the fact that the underlying wood is structurally unsound. 

Rotting Wooden Post
Exterior wooden support post with evidence of long standing water exposure. Notice the moss growth and failing paint.
Rotting wood
Close up of rotting area. Moss growth generally indicates long term water and moisture presence. The soft and rotting wood confirms this has been going on for a while.

Flat Roof Clog, Pond and Leak

1/26/2018

 
Ponding water on a flat roof
Flat roof problems - easily clogged gutter downspouts lead to ponding water.
Flat roofs are not ideal - they have a lot of issues with standing water from easily clogged gutters. Ponding water that remains on the roof will eventually find a way in to the substructure. This can easily lead to extensive water damage. Flat roofs require regular maintenance and need to be kept clear of debris as much as possible.
Clogged gutter on a flat roof
Easily clogged gutter - not good.
Standing water on roof
Standing water next to the wall to roof transition - prime location for water to enter the sub-structure.
Damaged drywall from water leak
Water damage from the inside. This is the same corner where the standing water is collecting on the roof. It is getting through the roof and wall and damaging the drywall inside.

What's Causing That Spreading Ceiling Stain?

11/17/2017

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Water stain on ceiling
Spreading ceiling stain after a number of rainy days. This part of the ceiling is located under a roof valley.
Something is going on with this ceiling. The homeowner noticed a growing stain on the ceiling that seemed to get worse every time it rained. This corner of the ceiling is under a low area of the roof and located directly under a roof valley (junction of two sloping areas of a roof). This stain is a good indication that the roof is leaking.

There was a previous leak in this same area, you can see the square area where a previous repair has been completed. Obviously the leak wasn't repaired adequately or a new leak has formed in the same area.

Common areas of roof leaks are roof valleys, junctions where a vertical surface abuts the roof or penetrations from pipes through the roof. The homeowners had a roofing company inspect the roof and they found an improperly installed valley flashing. The roofers repaired the flashing and made the roof water tight again.
Removing wet drywall
At least it's easy to remove wet drywall to see what is going on in the ceiling.
Once the leak has been repaired, it's time to open up the ceiling and assess the damage. The drywall needs to be cut from this section of the ceiling and any wet insulation needs to be removed. Inspect the attic area and try to find all the remaining water on the joists and wooden components. The repair area needs to be left open to dry before completing any repairs.
Removing wet insulation from a ceiling
Removing the wet insulation. This will need to be replaced with new insulation when the ceiling is patched.
Mildew growing on ceiling drywall
Mold and mildew growing on the back of the wet drywall. This leak has been here for a while.
Wet ceiling joists. Leak in the roof above.
Drywall removed and ceiling joists exposed. Hard to see in this picture but all the wood is soaked with water. The roof needs to be repaired and this area needs to dry prior to patching the drywall.
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Chimney Damage - Failing Mortar

11/10/2017

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Chimney bricks with failing mortar
Chimney with signs of water damage - moss growth and failing mortar between the bricks.
Brick and mortar chimneys exposed to water over time will deteriorate. Though bricks are more or less indestructible the mortar holding them together is prone to damage and eventual failure. Once the mortar between the bricks cracks and begins to fall out the bricks and structural integrity of the chimney are sure to follow. 

These pictures show some typical long term water damage to the mortar between bricks on a above roof chimney. Someone noticed this problem before and attempted to fix the failing mortar with silicone caulking. This is not the correct repair technique - caulking is not going to do anything to stabilize the brick.

This chimney needs repair - the bricks need to be "re-pointed". Re-pointing is the process of removing the old mortar joints and replacing with fresh mortar. This is within the realm of ability of most homeowners but it is a tedious job and depending on location could pose some safety concerns. If this project doesn't appeal to you or you are not comfortable being on your roof, look for a masonry repair specialist to do the job.

The following is a link to a nice overview of repointing-brick on the This Old House website. 
Chimney bricks with failing mortar
This mortar is easy to pull away from between the bricks. This needs to be fixed.
Chimney bricks with failing mortar
Not the right way to try to fix this problem. Someone used silicone caulk to try to repair the mortar between the bricks. This isn't really doing anything to fix the problem.
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Crawl Space Inspection - Hidden Leak

10/6/2017

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Plumbing problems aren't always evident from inside the house. Inspecting your crawl space for problems is a good way to find hidden leaks and damage. Follow along in the video with a crawl space inspection that finds some hidden problems.
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Failing Paint and Caulking - What is hidden underneath?

8/25/2017

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Caulking and paint need yearly maintenance to ensure that it is still protecting your house. A common spot to find hidden damage is at exposed wood trim, especially at areas that have a latex caulk sealing a gap. Caulking with a coat of paint is pretty good protection for wood, but  once it fails water has an easy path to wood and can cause hidden damage.
Stair railing with failing paint and caulking.
Look for bubbling areas of paint and dried out looking cracks in the caulking between joints.
You can see the failing paint and shrinking caulking in the above pictures. A good visual clue to look for is "bubbling" areas of paint on a flat surface. You will also see cracked looking caulking in between wood joints. Think like a drop of water - it wants to go with gravity and the path of least resistance. This railing was pretty sound at the top but had significant damage towards the bottom of the slope. 
Stair railing with failing paint and caulking.
Damage is easy to see the farther down the slope you go. Water damage generally follows gravity and the path of least resistance.
Probing for hidden damage.
Light pressure probing with a knife reveals the damage under an area of failing paint.
Just a little bit of probing at a bubbling area reveals hidden damage. I used fairly light pressure here and the knife slid right in to the wood. You can see the hidden rot underneath. This has been going on for a while. It's likely that the previous homeowner painted over a failing area of paint without fixing the underlying damage. 
Extensive rot hidden beneath failing paint.
The bottom of the railing with extensive rot. This railing needs to be replaced.
Extensive rot hidden beneath failing paint.
Pretty rotten. That knife went all the way through.
Probing rotted wood with a knife.
Light pressure with probing sunk the knife in to the failing wood.
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Where does the water go once it exits the downspout?

7/28/2017

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Your roof has a tremendous surface area that is excellent at collecting water during a rain storm. Hopefully all that water is going to a gutter and eventually to a downspout. Where does the water go once it leaves the downspout? Ideally, the downspout is connected to a perimeter or stormwater drain so that water is taken away from your foundation. Frequently, water is pooling at the downspout and can make its way to your foundation and lead to a very wet crawlspace or structural damage. 
Downspout without a splash block
Downspout without a splash block or connection to a drainage system. All the water is pooling next to the foundation and can lead to issues with a wet crawlspace.
Downspout draining water next to a foundation
Water from this downspout goes directly to the foundation. Not ideal and a good way to cause long term damage.
Take a look at the downspouts at your house. Are they connected to a drain system or are they able to spew water on the ground next to your house? If the downspout ends at the ground like the above pictures, you have a potential problem. All that water can erode the dirt around the foundation and lead to moisture penetration at the foundation and in to the crawlspace. An easy fix is either a splash block or a downspout extension (pictures below). They need to go at the end of the downspout and placed so that they direct water away from the house. 
Gutter downspout connected to a perimeter drain
This is the ideal solution. A downspout connected directly to a perimeter drain system that leads to a stormwater drain.
Incorrectly directed splash block
The green splash block is the right idea but poorly executed in this picture. This splash block needs to be turned 90 degrees so that the water is directed away from the house and towards the grassy area.
Downspout extension tube laying on ground
Down spout extension. Again, this is the right idea but it needs to be connected to a downspout to work.
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Hidden Damage - Wood Next to Concrete

7/14/2017

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Wooden siding butted against concrete patio
Wood siding all the way to the concrete patio. Missing a gap or flashing to prevent water penetration. This is a suspicious area for hidden damage. You can see some early rot in the siding on the left.
Do you have wall siding that is in contact with concrete? This is a common site of water penetration and long term can lead to hidden damage in the wall framing. There needs to be a gap between wall siding and any contact with concrete or earth to allow water to drain. If this isn't possible, flashing needs to be installed to help with water shedding. 
Siding removed from wall to inspect substructure
Siding that was in contact with the concrete patio has been removed to inspect the wall structure. First glance doesn't look too good. Many areas of rotting framing.
These pictures show a wall where the siding that was in contact with the concrete patio has been removed for further investigation. The siding showed signs of rot and the wall framing behind looks to have been in contact with water for awhile. The sill plate and rim joist (important framing pieces) are rotted out from the long term presence of water. This homeowner will need to consider some extensive repairs. The sill plate and rim joist need to be cut out and replaced with sound wood. 
Probing for rotting wood
Probing for rotting and pinky wood. Looks like water has been getting here for awhile.
Rotting sill plate
Rotting and damage sill plate. This the piece of wood that forms the base of the wall above.
Damaged sill plate from long term water contact
More rot in the sill plate. Those holes go back about halfway through the width of the board.
Rotting sill plate and rim joist
Area of rot in both the sill plate and the rim joist. Both of these pieces of wood are important for structural stability of the wall. They need to be replaced.
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    Brian Jovag, owner of Jovag Home Inspection.

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