Homeowner worried about wall cracks
Q. Our home is less than a year old and cracks have already formed at the metal edges near the wall corners in some rooms. Our fear is that settlement problems are causing these cracks. The (builder) insists the cracks are merely cosmetic in nature. How can we be sure our house is not settling?
A. Cracks at the metal edges of drywall corners are common in some homes and are generally not indicative of foundation or settlement problems, unless unusual separation is evident at the cracks. If the cracks simply appear as looseness of the metal edges near wall corners, the problem is likely to be lack of adequate nailing when the drywall corners were installed.
Insufficient nailing of metal corners has become a common form of compromised workmanship among many drywall installers. The rationalization for this shortcut is that the taping and finishing process will cover up the poorly nailed edges. As you have now discovered, this kind of cover-up is not a permanent solution. It can have unattractive long-term results and may give the false impression of structural settlement.
To eliminate cosmetic cracks of this kind, the metal edges will need to be renailed. This, of course, will necessitate retexturing and refinishing the repaired areas. Your builder should accept responsibility for correcting this defect.
Q. On mornings when the temperature gets down to 40 degrees, I notice moisture dripping from the skylight above my bathroom. I've tried sealant to prevent leaks and have installed a piece of Plexiglas on the roof above the skylight. But the dripping continues and is leaving ugly brown stains on the bathroom ceiling. How can I eliminate this frustrating leak?
A. Sealant and Plexiglas are not likely to solve your problem because the dripping is more likely to be interior condensation than exterior leakage. High humidity often occurs in bathrooms, especially during and after showers. When outside temperatures chill the surface of the skylight, airborne moisture can condense into droplets.
A common solution is to provide increased ventilation. A bathroom is required to have an openable window or an exhaust fan, but sometimes both are needed to eliminate excessive humidity. Once you vent the warm moist air to the exterior of the building, condensation should be largely eliminated.
Q. Lately, I've noticed unusual noises in my attic and am afraid my home is beginning to settle. These sporadic sounds generally occur at night and often keep me awake for hours. As I listen to this intermittent disturbance above the ceiling, my mind fills with audiovistic images and I'm unable to get back to sleep. Do you think my house could be unstable?
A. The instability conveyed in your letter does not sound structural in nature. Rather, I suspect you may have rodents in your attic (or perhaps flying ones in the belfry). My suggestion is to contact a licensed exterminator or a psychologist.
By the way, I checked Webster's Dictionary and am unable to find a listing for "audiovistic."
• 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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