Buyer mystified by stains in house
Q. The home we are buying is about 10 years old and seems to be in good condition. However, there are unusual blackish stains on some of the walls and at some of the carpet edges. The seller said he painted the walls and had the carpets professionally cleaned but the stains just came back in a few months. What could be causing this?
A. The condition you describe is commonly known as "ghosting." Ghosting typically occurs when there is low air pressure in the home, relative to the outside pressure. This is common in newer homes because of requirements for energy efficiency. When the inside pressure is low, dirty air from outside can filter through small openings in the construction. If the air enters through gaps at the bottoms of walls, the carpet edges can act as a filter, causing dark discoloration, especially in neighborhoods near freeways or manufacturing. Particulates in the air can also discolor wall surfaces. Minute particles typically adhere to cooler surfaces, which is why the wall stains appear where there are framing members behind the drywall.
Ghosting can also be caused by air contaminants from interior combustion. Common sources are candles and gas-log fireplaces. If there is a gas furnace or water heater in the house, low pressure can sometimes cause combustion exhaust from these fixtures to enter the home and cause ghosting.
In homes where ghosting is occurring, it is a good idea to have the gas-burning fixtures professionally evaluated, just in case. If candles are routinely burned, this should be recognized as an ongoing source of ghosting.
Q. We are buying a new home. Now that it's finished, we notice that the floors are sloped, and the doorways seem to be out of square. We asked the city inspector about this, and he said it's too late to do anything about it now that the construction is completed. This sounds completely wrong to us. What do you think about it?
A. The building inspector is probably right about the unlikelihood of adequately repairing the building, and that raises two questions:
• Why did the inspector approve the various stages of faulty construction that led to this unacceptable result; and
• Why are you still involved with this purchase?
There is seldom a shortage of homes available to buyers. You might want to consider canceling the escrow and resuming the house-hunting process. Regardless of what you decide to buy, be sure to hire a highly experienced home inspector to check it out for you.
Q. Heavy rains and wind sometimes cause water to blow under my garage door, making pools of water on the floor. I'm trying to find a way to stop this and was wondering if I should fasten a pressure treated plank to the threshold portion of the slab. What do you think?
A. A well sealed 2X4 would probably keep the water out, but it would also be a trip hazard. If you use that method, have someone with a table saw cut a beveled edge on each side of the board. On the other hand, there are plastic garage door thresholds specially made for preventing rain intrusion. Call a local garage door company to see what they have.
Be aware, however, that high winds can overcome even a well sealed door threshold.
• 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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