Real Estate Inspections

Moisture: The Most Destructive Force

Of all of the defects we look for in a home inspection. This is why moisture detection is so important. Moisture is always the one that causes the most concern. Moisture is one of the worst enemies your home can have. It can cause your clothes and furnishings to mildew, ruin interior surfaces, reduce the insulating value of your insulation, cause squeaky floors and nail popping, cause paint peeling and stains on the walls and ceilings, and can ruin the structural frame of your house through fungus growth and rot.         

Moisture detection levels in a home depend on a variety of different factors such as lifestyle (showering, cooking, heating and cooling), number of occupants, leaks and ground/atmospheric moisture. Moisture wants to move from areas of high vapor pressure to areas of low vapor pressure. Vapor pressure is the pressure exerted by water molecules in a mixture of air. When a home is being heated, moisture wants to move outside, and when it is being air-conditioned, moisture wants to move inside.

Since Sacramento's climate is generally dry, moisture in homes is usually caused by plumbing problems or building envelope (roof, window and wall) failures. The most destructive leaks are the slow leaks that go unnoticed for a long time. These can occur under sinks, behind dishwashers and refrigerators, and in bathrooms, or long term exposure to sprinklers. This creates a perfect environment for bacterial growth. While not all mold is toxic, it can lead to musty odors, deterioration of the house, and aggravate people with allergies.

Moisture in building materials can destroy structural integrity and nurture mold. The first step in a moisture problem remediation is to quickly and accurately locate through moisture detection and remove all sources of moisture. Infrared cameras can show you what's wet and what's dry by highlighting differences in temperature due to thermal mass variations. IR cameras can help find the ultimate source with little or no physical disassembly of the premises and minimal disturbance of inhabitants.

What can you do to control moisture?

Bathroom vents can remove excess moisture from showers and baths. Often people do not use the bathroom fan because it is noisy, or they don't want to let it run while they are gone from the house. We recommend using it! If not, leave the door open when you are done. Closing the door traps moisture in you bathroom which can cause a lot of problems. One great solution is to install a timer switch to control the fan after you exit the bathroom.

Kitchen vents, if vented to the outside, can remove excess moisture from cooking. Range hood fans that vent back into the room can remove smoke and odor by passing the exhaust through a filter, but they do not remove moisture from steam. If your house or condo is small, and you have a recirculating vent (one that blows back into the kitchen), be sure to leave a window open.

Clothes dryers that are not vented properly can produce large amounts of moisture in a house or garage. We recommend that you do not use a lint trap. These are considered a fire hazard, and they allow lots of warm, moist air into you house or garage. Even if your dryer vents to the outside, periodically check the duct for obstructions or built-up lint. This is a fire hazard, and can lead to blockage which will force the dryer to vent into the house.

 

Ventilation of your garage, crawlspace and attic are a must. Do not block the vents in your garage. There are several reasons for this. In many houses the furnace, water heater, and washer and dryer are located in the garage. These all create heat in addition to parking a car in the garage. If there is evidence of moisture present you can create a perfect environment for mold. Be sure you have enough ventilation for your crawlspace and attic. The general rule is that you should have one square foot of ventilation of every 150 square feet of crawlspace or attic space. If you have had a room addition added to your house, be sure proper ventilation was installed.

Another big help in avoiding moisture problems is drainage, both around and under the house. This includes rain gutters and proper grading which direct water away from the structure. Good drainage will get rid of surface water and high ground water before they become a moisture problem. If you house has a raised foundation, consider installing a vapor barrier on top of the dirt.

Many homeowners will experience high humidity conditions in a new home the first year it is occupied. One reason for this is the amount of water that is present in the paint, plaster, concrete and other building materials. This moisture must be evaporated before the house thoroughly dries out. This problem usually corrects itself after the first year. If it does not and moisture problems persist, look for other causes of moisture problems and then correct them.

 

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For home inspection services in the Sacramento and Bay Area please contact Golden State Home Inspections at 800.441.0804 or visit http://www.goldenstatehomeinspections.com.

For more information, we are available on Facebook as well.

 

Seven Smart Strategies to Dust-Proof Your Home

(ARA) - It's a common complaint. Just a few days after a thorough house cleaning, that unsightly dust is back, settling on every surface in your house. Dust can also contribute to respiratory allergy suffering. Although the visible dust is most obvious, health scientists now say it is the very small invisible particulates and noxious gases we should be most worried about. What's the answer? Here are seven proven ways to greatly reduce dust and breathe easier in your home.

 

Identify and Seal Air Leaks That Let In Dirty Air

A good deal of the dust in our homes comes from internal sources such as skin flakes and fabric fibers. However, new research has found that in many homes a significant amount of the dust actually originates from outside the living space. The hot or cold outside air that leaks in through gaps and cracks often brings a lot of dust along with it. The air from outside always contains airborne particles such as mold spores, pollen, soot, tire rubber and agricultural dust.

Building scientists have recently discovered that in the typical home, most of the incoming air first passes through dirty areas such as the attached garage, outside walls, crawlspace, basement, attic or even from underground. This incoming air is often contaminated with pollutants such as mold spores, carbon monoxide, automobile exhaust, carcinogenic radon gas, insulation fibers, pesticides and volatile organic chemicals.

Contact a HVAC Contractor such as Golden State Home Inspections, and ask for an Infiltrometer blower door test; this will pinpoint where the bad air leaks are. Many leaks can be easily repaired by homeowners as weekend projects. Others such as leaks in your air ducts, or through recessed can lights are better left to professionals.

Finding and fixing the leaks that let in bad air will make your home healthier, more comfortable and less dusty. Your home will also have more controllable indoor humidity levels. Fixing these air leaks will even pay for itself through lower heating and cooling bills. In fact, duct leakage alone has been found to waste 20 percent to 40 percent of most systems' heating or air conditioning. For more information on Infiltrometer testing and duct leakage, go to www.comfortinstitute.org.

 

Fix Negative Air Pressure

Many homes operate under what is called "negative air pressure," created unintentionally by the mechanical systems. The air pressure becomes lower in the home than outside. This accelerates the inward flow of potentially dusty outdoor air, and can even back up furnace and water heater chimneys, allowing poisonous carbon monoxide gas into the home. Ask your HVAC contractor to test your home for negative air pressure and proper venting of gas and oil appliances. For a free report on how to identify a good HVAC contractor, go to www.comfortinstitute.org.

 

Create Positive Pressure with Ventilation Air

While negative air pressure is bad, a slight positive pressure is good. A house at an intentional positive pressure has much less dust. Ask your HVAC contractor for information on how to create positive air pressure. The first step is an Infiltrometer blower door test to determine how leaky your house is, so that the right amount of pressurization airflow can be determined.

 

Upgrade Your Central Air Filter

Typical throw away furnace filters do not even adequately protect your equipment from getting fouled up, let alone protect you from invisible respirable particles. Ask your HVAC contractor for recommendations on installing a new high efficiency filter at the equipment. One of the best are pleated media filters, typically four to six inches thick, that only need to be changed once a year. Have your HVAC contractor first test the duct system static pressure to ensure your system can handle the increased pressure created by a good filter. On larger 4 and 5 ton AC systems it is often necessary to split the airflow in two and have two filters.

 

Install a Whole House Central Vacuum Cleaner

Vacuuming helps control dust, but most vacuum cleaners simply don't catch the very small particles. The majority pass right through the filter bag. Although a new vacuum with a "HEPA" filter is good, the best solution is a central vacuum cleaner that exhausts the small particles directly to outside.

 

Run Your Furnace Fan When Vacuuming

Even the best vacuum cleaner agitates some dust into the air. If your forced-air system is equipped with a good filter, you can filter out some of that dust before it settles by switching your thermostat to "fan on" while vacuuming.

 

Get Your Duct System Cleaned

Many duct systems contain large amounts of dust and debris. If you get your ducts cleaned, be sure the contractor thoroughly cleans the furnace/air handler and cooling coil as well. Note that if you have dirt accumulating on the supply air vents, the cause is most likely duct leaks in the vicinity, not dirt from inside the ducts. A good sealed duct system, with filtration at the inlets, rarely if ever needs cleaning.

Follow these steps and you can make a big difference in the dust levels in your home. For more free information on HVAC solutions to improving indoor air quality, visit www.comfortinstitute.org and www.epa.gov.

Introduction to Toxic Mold Allergy, Respiratory Problems & Mold Health Issues

Molds produce tiny spores to reproduce. These spores waft through the indoor and outdoor air continually. Once they land on a damp spot indoors, they may begin growing and digesting whatever they are growing on in order to survive. There are molds that can grow on wood, paper, carpet, and foods. When excessive moisture or water accumulates indoors, mold growth will often occur, particularly if the moisture problem remains undiscovered or un-addressed. There is no practical way to eliminate all mold and mold spores in the indoor environment; the way to control indoor mold growth is to control mold.

 

Toxic Black Mold Allergy, Respiratory Problems & Mold Health Issues

 

 "Molds are usually not a problem indoors, unless mold spores land on a wet or damp spot and begin growing. Molds have the potential to cause health problems. Molds produce allergens (substances that can cause allergic reactions), irritants, and in some cases, potentially toxic substances (mycotoxins).

“Inhaling or touching mold or mold spores may cause allergic reactions in sensitive individuals. Allergic responses include hay fever-type symptoms, such as sneezing, runny nose, red eyes, and skin rash (dermatitis). Allergic reactions to mold are common. They can be immediate or delayed. Molds can also cause asthma attacks in people with asthma who are allergic to mold.

“In addition, mold exposure can irritate the eyes, skin, nose, throat, and lungs of both mold-allergic and non-allergic people. Symptoms other than the allergic and irritant types are not commonly reported as a result of inhaling mold. Research on mold and health effects is ongoing" advises the u.s. environmental protection agency.

“All molds have the potential to cause health effects. Molds can produce allergens that can trigger allergic reactions or even asthma attacks in people allergic to mold. Others are known to produce potent toxins and/or irritants. Potential health concerns are an important reason."

~ The U.S.EPA (march 2001)

 

The EPA warns people that "Most people are aware that outdoor air pollution can damage their health but may not know that indoor air pollution can also have significant effects. EPA studies of human exposure to air pollutants indicate that indoor air levels of many pollutants may be 2-5 times, and occasion more than 100 times, higher than outdoor levels. These levels of indoor air pollutants are of particular concern because it is estimated that most people spend as much as 90% of their time indoors.

In recent years, comparative risk studies performed by EPA and its Science Advisory Board (SAB) have consistently ranked indoor air pollution among the top five environmental risks to public health.

 

"Ninety four percent (94%) of all respiratory ailments are caused by polluted air according to the American medical association, which also reported that one-third of the U.S.A.'s national health bill is for causes directly attributable to indoor air pollution. Adult-onset asthma from workplace mold exposure.”

 

The present [health study] results provide new evidence of the relation between workplace exposure to indoor molds and development of asthma in adulthood.

 

“Our findings suggest that indoor mold problems constitute an important occupational health hazard,” reported the Finnish institute of occupational health, in environmental health perspectives, may, 2002.

 

The Finnish workplace mold study estimated that the percentage of adult-onset asthma attributable to workplace mold exposure to be 35.1%. We were able to find sufficient evidence that certain respiratory problems, including symptoms in asthmatics who are sensitive to mold, are associated with exposure to mold and damp conditions.

Excessive dampness influences whether mold, as well as bacteria, dust mites and other such agents, are present and thrive indoors, the committee noted. In addition, the wetness may cause chemicals and particles to be released from building materials.

A rare ailment known as hypersensitivity pneumonitis also was associated with indoor mold exposure in susceptible people," as reported in the almost 300 page report by the Institute of Medicine [division of U.S. Government's National Academy of Sciences], Tuesday, May 25, 2004. The study was financed by the U.S. Government's Centers for Disease Control and Prevention.

Just a few hours of unprotected exposure to elevated levels of airborne mold spores can start mold growing inside one's body, and then possibly require medical intervention to cleanse the body of internal mold growth.

Learn the various unhealthy Mold Species. Sample indoor mold spores with a Certified Mold Inspector.

  

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To schedule a Sacramento mold test or San Francisco Bay Area mold inspection please call 800.411.0840 today.

For home inspection services in the Sacramento and Bay Area please contact Golden State Home Inspections at 800.441.0804 or visit http://www.goldenstatehomeinspections.com 

The Home’s #1 Enemy: Water Intrusion

Moisture is your home’s number one enemy. Not only can it cause health hazards to the home’s occupants but can also cause irrevocable damage to the home itself. Though many times water intrusion is difficult to see, knowing exactly what to look for can help make it easier to spot. It is important for home owner’s to keep a look out for any signs of water damage including leaks in the ceiling and bubbling of plaster.

Water intrusion can occur within most places of the home and usually is a sign of deeper problems with the home’s overall construction. The following is a list of some of the possible locations and issues that arise with water intrusion:

• Water leaks into non-ventilated areas that are adjacent to the windows of a home. It is important to act immediately upon the discovery of these leaks as they indicate serious structural problems and can cause irreparable damage to the home.
• Water leaking through foundation walls. This indicates a problem with the foundation’s integrity and may mean that the foundation was not poured correctly during the construction stage. The home may become unliveable if left for too long.
• Water within the home’s crawlspace. This is a symptom of larger problems and can be the result of faulty plumbing within the home. As with all water intrusion, damage and degradation occurs with this issue.
• Moisture migration through slabs. This type of water intrusion usually presents itself in the form of puddles.
• Cracks, alligatoring and checks leading to water intrusion to subgrade. It only takes a microscopic opening for water to find a pathway into the home.
• Water intrusion into the framing and living spaces of a home. This can cause dryrot within the wood framing of a home, water-stained gypsum board and damage to flooring materials, carpeting, and interior furnishings.
• Wet insulation. Wet insulation can create several serious problems with the overall integrity of the home’s structure leading to issues such as mold, rot, health issues, etc.

 

Top 10 Common Causes of Water Intrusion:

• Burst or leaking pipes
• Hurricanes
• Flooding
• Damaged roofs
• Overflowing appliances
• Broken or missing gutters
• Surfaces with frequent condensation
• Resulting from fires being extinguished
• Structural defects in basements and crawlspaces

 

Tips to Help Combat Water Intrusion:

• Make sure to caulk around all windows, the drip cap, the weep holes, and any other seams in the window.
• Add flashing around roof lines, bay windows, chimneys, etc. Make sure to replace them as necessary. In addition, make sure all flashing is installed correctly during any repair, remodelling, and rebuilding times (around deck or roof).
• All trees should be trimmed away from the house as its rubbing against wall or roof can cause damage to the home.
• Check the bottom of exposed studs and sheetrock for water damage. Water seen on the floor of this area can indicated water within the walls.
•  Make sure to check the home’s gutters and repair or replace any with damage.
• Use humidifiers sparingly as they can cause condensing on your windows, drywall, studs, sheathing, etc. In addition, keep your blinds partially open to allow air circulation and cut down on condensation.

 

 

Green Energy Remodeling: what’s included?

 
Looking for a way to cut your electricity bills? May be cut your use of energy within your home? How about helping to save the environment? For your home, an energy audit will help in achieving these goals.

As you may know, an energy audit is a comprehensive assessment of the building’s energy use throughout its many operations. An energy audit will also help to identify the most cost-effective opportunities for energy savings helping to ensure that your energy costs will decline.

Once the assessment has been completed the necessary remodeling tasks can begin. Companies such as Golden State Energy Consultants can offer you these services, helping you to achieve your energy saving goals.

REMINDER: Just as every home is different, every Energy Consulting business is different. It is important to make sure that you do your research and hire the right company for your needs.

Below you will find a partial list of services that are necessary within Green Energy Remodeling:

     Air Sealing and Building Envelope Sealing

Many air leaks and drafts are easy to find because you can usually feel a draft or cold air— like those around windows and doors. But holes hidden in attics, basements, and crawlspaces are usually bigger problems and can sometimes, only be detected using high tech equipment like a blower door or infrared camera. With proper sealing-your home could do a better job of retaining energy.

     Duct Sealing

In houses with forced-air heating and cooling systems, ducts are used to distribute conditioned air throughout the house. In a typical house, however, about 20% to 30% of the air that moves through the duct system is lost due to leaks, holes, and poorly connected ducts. The result is higher utility bills and difficulty keeping the house comfortable, no matter how the thermostat is set.

     Duct Design & Installation

Properly designed and installed ducts are essential for optimal energy performance and comfort in the home. If your furnace is frequently turning on and off, if you have rooms that are overheating, some that are too cold – these are signs that your ducts are poorly designed.

     Furnace Sizing & Replacement

For starters your new furnace, boiler, heat pump or air conditioner should be sized to fit your home. You can request a copy of the design load calculation used to determine the right size of equipment for your home. A good contractor will not size your equipment solely on the square footage of your house or assume that your existing equipment was sized properly in the first place. Proper equipment sizing is based your home's heat loss during cold weather and heat gains during warm weather.

     Lighting Efficiency Analysis & Replacement

Analyze existing lights and energy consumption, identify lighting efficiency opportunities, and make recommendations to reduce energy consumption. We’ll either do the installation work necessary to reduce consumption at your home or make recommendations – the choice is yours.

     Recommend Appliance Replacement

Some of the big energy saving recommendations include replacing top-loading washers to front-loading washers, electric dryers to gas, refrigerators older than 1995, dishwashers older than 1995.

     Crawlspace sealing

As a home owner, you probably don’t spend a lot of time thinking about your crawlspace. A properly sealed crawlspace can make a big difference in your home’s indoor air quality, comfort, and energy efficiency. We can seal your crawlspace to prevent moisture and air infiltration.

     Whole-house fan

A quick easy way to flush hot air out of your home on a regular basis, thereby cooling your home off during the summer months. Hot air accumulates in your attic and needs to be removed from your home before it can cool down. While air conditioning is one way to do this, a whole-house fan is a far more energy efficient solution. We recommend using only a fully insulated whole house fan.

     Solar Water Heater

Sunshine is free. Imagine using it to heat your water. Solar water heaters can cut your water heating bills in half and reduce your carbon footprint. Installing a solar water heater and start wearing your eco-consciousness on your roof!

     AC Improvement

We prefer to reduce your need for air conditioning but – depending on your house and your family’s needs – We’ll make sure that your A/C is not too small and inadequate or to large and wasteful for your home.

     On-Demand Hot Water

Tankless water heaters are a great solution depending on your family’s needs. In the right situation, they can cut energy consumption by 40% and provide endless hot water. If you have a large number of people taking short showers, you are better off with a traditional solution storage-tank unit.

     Mold Identification

We get to the root cause of why you have mold – which means identifying what conditions in your home are causing mold to form in the first place. Golden State in conjunction with a certified environmental laboratory can confirm whether or not you are dealing with toxic mold levels. Golden State can also make recommendations to help eliminate or reduce the problem.

     Solar Electric

Recommend and suggest qualified installers and designers of Solar PV systems. Remember, not every home is a good candidate for solar. Also, you must invest in making your home more energy efficient first before it makes sense to look at investing in solar PV.

     Water Filtration

Reverse-osmosis units for areas with poor water quality, sediment filter & activated carbon filters for areas such as Marin with better water. Heating plant improvement: Condensing, 2-zone w/dampers, variable speed fan furnaces save around 40% of the energy of a 20 year-old unit.

     Windows

While we very rarely recommend replacing windows, we do recommend adding a low-e coating to existing clear windows or sunscreens to reduce heat transmission as well as sun damage to the interior.

     Electric-to-Gas Appliance Conversion

Dryers & Electric water heaters and possible hot tubs are the primary targets.

     Pipe Insulation

Insulate hot water pipes and heaters to improve efficiency.

How to Control Moisture in Your Home

The levels of moisture in your home are critical to your home’s overall health. Too little and the dryness can cause wooden items to crack and cause problems to homeowners’ respiratory systems. Too much and the moisture can cause numerous health hazards for homeowners and their pets, create mold, attract cockroaches and dust mites and peel lead paint.

As a little moisture is beneficial to not only the homeowner’s health and their overall comfort level but also to the structure and health of the home, it is recommended to have an average humidity level of between 35% and 45%. This percentage level will help to create a comfortable living space and will help to protect the items that are within the home: musical instruments, drywall, wooden furniture, etc.

If unsure as to your home moisture level, the following list of possible signs of excess moisture will be beneficial:

• Rusting metal
• Rotting wood
• Mold growth
• Condensation on piping and / or windows
• Peeling paint, wallpaper, or blistering materials
• Deterioration of other structural elements/items
• Visible water leaks and / or stains
• Musty odours
• Discoloration of various surfaces
• Standing water

These occurrences may be visible to the naked eye but may also be hidden from sight. In addition, each occurrence may be within the home, out of doors, or both. A home inspection can help to determine if your home is experiencing excessive levels of moisture.

For those already experiencing high levels removal of moisture from the air depends on many factors such as the severity of the problem, the season, and where the dampness is located. The following are tips to help prevent and eliminate excessive moisture from your home:

• Regularly clean and maintain the home’s gutters, making sure to drain moisture away from the home’s foundation
• Install and run fans in bathrooms and kitchens or open the room’s windows for adequate ventilation
• Vent all fans to the outside of the home
• Do not arrange or store items so that they are touching the interior side of an exterior wall
• Dry all clothes in a dryer that vents directly to the outdoors or use an outdoor clothes line
• Repair all plumbing leaks, roof leaks and cracks in the foundation
• Insure all soil and landscaping near structure’s foundation are graded away from the structure
• Install floor drains or sump pumps in basements as necessary
• Keep temperatures inside the home comfortable  and not excessively hot in Winter or cool in the summer

 

UNDERSTANDING THE EXISTANCE OF MOLD

Simply put, mold is a type of fungi. It is the growth of multicellular filaments called hyphae and is considered a single organism. This single organism is made up of a connected network of branch-like hyphae and is referred to as a colony or in technical terms, a mycelium.

Like all fungi, mold draws energy from the organic matter in which they live. By decaying complex biopolymers into substances that they can absorb, mold plays an important role in the decomposition of organic material.

Basically, mold recycles.

We see this in the occurrence of spoiled food, composting, etc.

While mold is a form of recycle, it is also a form of healer. As some species cause disease or rot, others play an important role in the production of various foods, beverages, antibiotics, and enzymes.

In our daily lives mold is present everywhere in nature. It only becomes visible once mold colonies begin to grow. In artificial environments such as our homes, the humidity and temperatures are often perfect enough to begin its growth. These colonies take on the appearance of downy or furry coats growing mainly on food and other surfaces but can also be found airborne. Mold spores can remain airborne indefinitely as well as cling to clothing or fur and may be able to survive extreme temperatures and pressure.

Although mold spores are a common component of household and workplace dust, large quantities begin to cause health hazards to people, such as allergic reactions and respiratory problems.

In addition, there are some species that produce greater harm by their production of mycotoxins. Some studies have claimed that high levels of mycotoxins can lead to neurological problems and in some cases, death.

Molds found within the home are usually located within damp, dark, or steam filled areas such as bathrooms and basements. Regular symptoms to these household molds include watery, itchy eyes, chronic cough, headaches, migraines, difficulty breathing, rashes, tiredness, sinus problems, and frequent sneezing.

If mold is a problem within your home, it is important to clean it up and remove all excess water and moisture.  Removing the moisture issue could be as simple as fixing leaky plumbing or sealing concrete floors, but repair of the problem depends on its degree and the issue at hand.

When cleaning mold of off hard surfaces, it is best to use detergent and water making sure all surfaces are completely dry when finished. For materials that are more porous, such as ceiling tiles, drywall or carpet, removal of mold may not be possible. These items may then need to be replaced by a trained professional.

If you believe that you have a mold issue in your home and wish to find out the extent of it, contact Golden State Home Inspections. The inspection process will help to determine how large of an issue mold is within your home.

If you have concerns about health issues related to mold, visit your family physician. They will be able to assess your health concerns and answers any questions that you may have regarding this matter.

The Power of Duct Testing

“ When we think about saving energy, we commonly focus on the furnace and air conditioner units, but a leaky duct system can reduce your climate control system’s efficiency 20% to 30%   Why Central air conditioning and heating are the top energy consumers in California homes, so ensuring the efficiency of your entire HVAC system can yield big improvements in energy efficiency. When we think about saving energy, we usually focus on the furnace and air conditioner units, but a leaky duct system can reduce your climate control system’s efficiency 20% to 30%. These leaks can bring unwanted dust, unconditioned outdoor air and humidity into your living space-and take money straight out of your wallet. Recommendation If your home is over seven years old, have your ducts professionally tested by a certified Home Energy Rating System (HERS) technician. Duct testing is also advisable whenever heating and air conditioning units undergo a diagnostic tune-up. Duct testing is recommended for any building where a forced air heating or air conditioning system is used.

Description

Duct pressure keeps hot or cold air flowing evenly to all registers (air vents) in the system. Without proper pressurization, registers closest to the furnace or air conditioner receive most of the conditioned air; Registers that are the furthest away receive very little airflow. If the return ducts are leaky, contaminated air from damp basements, wet crawl spaces, and attic areas that may contain animal droppings or hazardous insulation materials may infiltrate your systems. Damp wet air pulled into your system from leaking ducts condenses, and condensation can lead to mold growth. Mold growth can lead to health problems and more.

The most reliable way to find out if your ducts are leaking is to have a duct test performed by a qualified technician using the proper test equipment. The building code now requires independent verification of proper duct installation in new buildings that have forced-air heating or air conditioning, when a new central air conditioner or furnace is installed, or in renovations that will add or change over 40 feet of ducts. Home Energy System (HERS) raters are certified by the California rating services, including accurate duct leakage tests.

T test duct integrity, HERS raters seal the duct registers and returns (vents where the air goes in or out), then pressurize the system using a calibrated blower to blow air into the duct. A probe placed inside the duct measures the airflow and indicates the amount of leakage. Results can range from locating small leaks to discovering that entire duct sections have become disconnected from the system.

When duct testing reveals leaks in new construction, it is the contractor’s responsibility to fix the leaks. Homeowners can repair some types of leaks found in older buildings by reconnecting ducts that have become completely disconnected, for example. If you decide to repair your own duct system, you should always wear a respirator when working in an attic space. If your system requires more than a basic repair, it will be most efficient and effective to hire an experienced heating and air conditioning contractor to seal, repair or replace ducts.

In buildings with more than one story, focus on repairing ducts in the roof ceiling space first. Leaking duct work in a ceiling space between floors is not as bad as leaking ducts in the roof ceiling space or in an unconditioned zone (like the attic) with an exterior or roof exposure. The temperature difference from the adjacent conditioned spaces will be significantly higher in spaces just below the roof, so there will be a greater impact on the equipment efficiency.

 

The Importance of Having a Home Inspection on a Foreclosed Home

 
As with any home you are thinking about purchasing, a home inspection should be a vital part of the process. After all, purchasing a home is the largest investment you will most likely make in your lifetime.

In all circumstances a home inspection provides you with an unbiased and objective visual analysis of the home’s structure and systems. In essence, the inspection determines the areas of the home that are not performing well, that are unsafe, or are beyond their determined life span. While this remains true for a pre-sale inspection of a foreclosed home, additional defects are looked for as conditions surrounding the sale of the home are drastically different and may harbor unpleasant surprises.

Mold continues to be a main source of problems within a home. This can be due to location, leaking pipes, weather, or neglect. Once mold takes hold within the drywall of a building there is no slowing it down. To fix this issue all infected drywall must be removed and replaced. This process as well as fixing the cause of the mold can greatly add to cost of the home.

As most foreclosed homes are abandoned, many become the perfect target for vandalism and break-ins. Items such as air conditioning units, appliances, copper tubing, piping, and electrical wiring are all major sources of theft as these items are easily sold and reused. Shockingly, many former homeowners themselves are the cause of the destruction, defacing the property because they know they are losing it. Most take what they can, including light fixtures, ceiling fans, and even kitchen cabinets. In more extreme cases actual destruction to walls, flooring, ceiling, etc., has been done. Not only will the home inspection bring these problems to light, it can also provide you with a more knowledgeable and in-depth look at what would need to be repaired. It is recommended that all future homeowners anticipate extra cost for appliance replacement or trash removal when looking to purchase a foreclosed home.

In addition to human destruction, abandoned homes attract the destruction caused by wild animals. Tall grass is a perfect place for finding snakes and other unwanted creatures. A home not occupied by people can become a home that is occupied by wild animals including reports of skunks, panthers, wild boars, fire ants, bats, and beehives. Cost of their removal as well as the corresponding damage to the home’s structure and systems can be quite expensive.

Last but not least, many foreclosed homes have experienced a high amount of neglect in concern to the home’s maintenance. Many people who know they will be losing their home choose to not keep up to date with the necessary maintenance that the home requires. I most cases the paint needs to be replaced, heating and cooling systems are at the end of their lives, ventilation systems are no longer in working order, etc. Homes that were built before 1978 may still contain lead paint.  An inspection can show if there is asbestos content still present within the home, or if the property has buried storage tanks, or other environmentally hazards. A pre-sale inspection will help to highlight all repairs and problems that are necessary to getting the house up to date and up to code.

Many homes are full of problems, big and small, that need to be looked at when being purchased; however, a foreclosed home has a must greater chance of having costly and sometimes dangerous issues. A licensed home inspector is trained to see what others may not, helping you become knowledgeable about the home and its issues before making an important investment.

 

Do You Have Mold Lurking In Your Home Or Office?

 

Our inspection process is intended to provide our clients with the best possible service:

• Provide you with knowledge about mold growth and its effect on you and the indoor environment
• Pinpoint indoor mold growth and potential air quality issues
• Detect water intrusion which can enable indoor mold growth
• Identify and prioritize areas which should be tested
• Combine laboratory results with inspection findings into an easy to understand narrative written report
• Recommend clean-up and help you choose an appropriate resource for clean-up
• Follow up testing to assure healthy indoor air quality
  
  
  
  

  Signs of Mold 
  
  Below are some common signs to watch out for that indicates you could have mold growing in your home.

  Smelling a Musty or Mildewy Odor from Mold

  If there is mold growing in your home or office which is hidden from view, sometimes the smell might be the only sign that you have a mold problem. If you smell musty, mildew or moldy odor in your home or office then you should take action to find the source. Often mold can be growing in dirty HVAC systems. If the sell is only present or becomes worse when the heating or air conditioning is on then this is probably a clue that there is mold growing in your HVAC system.

  Seeing Mold Growth

  Although it might seem obvious, many people either ignore or don’t notice visible mold growth in their home or office. However even small amounts of visible mold growth should make you take action immediately because it means that conditions in your home or office are suitable for mold to grow. If you do not take care of patches of mold growth, even if they are small, then the mold will become a greater problem. Seeing small amounts of mold could also mean that you have even more mold growing elsewhere in an area hidden from view.

  There could be visible mold growth in your home or office that you haven’t yet realized is mold. Mold can appear as white which looks like threads, or as clusters of small black spots, often found on the walls of bathrooms or basements. Mold can appear black, grayish brown, gray green or white in color, and even orange, pink or purple if it has been growing behind wallpaper made of vinyl.

  
  
  

• Can Mold Cause Health Problems?

• Molds are usually not a problem indoors, unless mold spores land on a wet or damp spot and begin growing.  Molds have the potential to cause health problems.  Molds produce allergens (substances that can cause allergic reactions), irritants, and in some cases, potentially toxic substances (mycotoxins).  Inhaling or touching mold or mold spores may cause allergic reactions in sensitive individuals.  Allergic responses include hay fever like symptoms, such as sneezing, runny nose, red eyes, and skin rash (dermatitis).  Allergic reactions to mold are common.  They can be immediate or delayed.  Molds can also cause asthma attacks in people with asthma who are allergic to mold.  In addition, mold exposure can irritate the eyes, skin, nose, throat, and lungs of both mold allergic and non-allergic people.  Symptoms other than the allergic and irritant types are not commonly reported as a result of inhaling mold.  Research on mold and health effects is ongoing.  This brochure provides a brief overview; it does not describe all the potential health effects related to mold exposure.  For more detailed information consult a health professional.  You may also wish to consult your state or local health department.