Should foundation vents be closed to save heat?
Q: Our downstairs family room never gets as warm as the rest of the house. This room is side by side with the walk-in sub-area, and we're wondering if we should close the sub-area vents during the cold winter months. Do you think this would help conserve heat and warm up that room?
A: Closing the vents under a house during winter is not a good idea, and here's why. The purpose of sub-area vents is to allow humidity to exit the crawl space below the building. Ground moisture in the subarea increases during wet winter weather, and evaporation of this moisture increases humidity. Without adequate ventilation, cold temperatures can cause this air moisture to condense on the subfloor structure, leading to fungus infection, dry rot and mold. Therefore, keeping the vents open is essential.
Some homeowners make the same mistake with attic ventilation, closing attic vents in order to conserve heat in the home. This can also promote moisture condensation and consequential damage to the roof and ceiling structures.
Building ventilation serves a vital function and should not be minimized unless alternate means of moisture control are provided in an approved manner. If your home is not being heated adequately, have it checked by a licensed heating contractor. The problem may simply be natural convection is causing warm air in the downstairs area to rise into the upper level of your home. If that is the case, ceiling fans may resolve that problem. You should also make sure the downstairs portion of the building is adequately insulated.
Q: When we bought our house, the home inspector said he suspected a gas leak in the crawl space below the building. The seller responded by hiring a plumbing company to find the leak. According to the plumber's invoice, all gas lines were checked and no leaks were found. Instead, the plumber noted that the house had been vacant for months and the drain traps had dried out, allowing sewer gases to enter the building. However, after moving in, the gas smell persisted, so we called the gas company. They found a gas leak that was so dangerous we were ordered to vacate the house immediately. Do we have recourse with the seller or the plumber?
A: The sellers apparently acted in good faith, having hired a licensed plumber to investigate and repair the gas leak that was discovered by your home inspector. Therefore, it would seem they are free of liability. The plumber, however, appears to have been professionally negligent, having failed to discover the source of the leak. What we don't know is how the plumber tested the system for leaks. A common method, after checking all fittings and fixtures, is to turn off the supply valves at all fixtures and then to observe the gas meter to see if the reading changes. Unless the gas leak was intermittent - occurring sometimes but not continuously - the plumber should assume some responsibility for the repair costs that you eventually incurred.
• 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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