How can home inspectors find roof leaks?
Q. I follow your column weekly, and it seems that home inspectors not finding roof leaks before the close of escrow is a common problem, especially in dry areas of the country. Is there a service that simulates a pretty good downpour on a roof so inspectors could check more accurately for roof leaks?
A. Unfortunately, there is no way to effectively simulate the conditions of a rainstorm. Although it would be possible to spray roof surfaces with water, the winds that accompany rainfall significantly affect leakage, and there would be no way to reliably duplicate such conditions. Additionally, the duration of a storm is also a determinant factor. With some roofs, leakage does not become apparent until a storm has been ongoing for many hours.
The best a home inspector can do during dry weather is to look for deterioration and/or faulty installation, as well as leak stains on ceilings and in attics. Unfortunately, even the best efforts sometimes fail to reveal a roof is prone to leakage during wet weather.
Q. We purchased a new home about two years ago, and it was the model home for the development. About six months after moving in, the flooring under the carpet began to squeak and pop and has gotten progressively worse. Before buying the home, the builder gave us a handout that said squeaking can occur over time. Does this get him off the hook?
A. Wooden subfloors typically develop squeaks when they are fastened with nails rather than screws. All that is needed to produce a loud squeak is a slightly loose nail that moves down and up under normal foot pressure. Contractors who know this and who are concerned about the quality of their work typically use screws or shank nails to prevent squeaking.
Whether the builder is "off the hook" simply because he disclosed the likelihood of squeaking floors is a legal question for a construction defect attorney. However, the squeaking can be eliminated by having the carpet rolled back and installing screws everywhere the subfloor is currently nailed. If the builder is concerned about his reputation, he'll help you to get this done.
Q. We are installing clothes dryers in several apartments and are wondering about how to do the dryer vents. We're worried about cold air entering the vents during the winter and the increased cost of heating the apartments. Is there anything that can be done to prevent this?
A. Standard hardware for a clothes dryer exhaust vent includes a hood with a damper on the exterior wall of the building. When the dryer is operating, the exhaust pushes the damper open, allowing steam and warm exhaust to blow out. When the dryer is off, the damper should close, preventing outside air from entering the duct or the dwelling. Even if the damper were to remain open because of lint, cold air would only enter the dryer, not the living space.
For simple instructions on this type of installation, go to YouTube and search "install clothes dryer vent." You'll find several demonstrations for doing this correctly.
• To write to Barry Stone, visit him on the web at www.housedetective.com, or write AMG, 1776 Jami Lee Court, Suite 218, San Luis Obispo, CA 94301.
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