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THE ROOF
The roof will be changed several times in the normal life span of a house. It’s quite predictable that when the roof needs changing or repair, at some point in time the home owner will experience a roof leak. Hopefully the leak is big enough to see and is discovered right away. A roof leak most times is seen and discovered by obvious water drip or, stains on the ceiling or walls. When a roof leak is discovered, the first thing to do is use a pail, bucket or plastic to catch and control the water, which will minimize the water damage. And remember, don’t panic, everything is fixable. When a roof leak is discovered one should: catch the water to minimize the water damage and if possible, find out exactly where the water is coming through the roof. Also keep in mind that most roof leaks are not repaired for a couple of days and many times a couple of weeks. The reason being, roofing contractors will not work in the rain or on a wet roof and, many times they are not readily available to make the repair or replace the roof.


ROOF INSPECTION TIPS
(A) Make a visible examination of the roof after every big storm to see if there are any missing shingles or any other type of damage. For safety reasons we suggest this inspection be conducted from the ground with a pair of binoculars.
(B) Do not go up on the roof unless you are an experienced repair person that knows how to mount a roof safely with the proper roof safety equipment.
(C) Never go up on the without another person on the ground to act as a safety observer.
(D) Never go up on a roof without examining the roof decking from the attic area first to see if there is any serious damage to the wooden decking.( The decking is the plywood that the shingles are nailed too) many a repair person has fallen through a roof because of rotted wood decking.
(E) Attic inspection - When looking for roof leaks in the attic, always have another person standing by as a safety backup particularly if the attic is not floored. It’s very easy to slip off a floor joist in an un-floored attic and go through the ceiling to the room below. When it comes to un-floored attic inspections we recommend putting in some partial flooring or hire a professional to conduct the inspection.

WATER INTRUSION INTO BASEMENTS
There is an old saying, “ sooner or later, water will penetrate the basement because it’s below ground ”.The question is, how severe will be the penetration and how expensive will it be to repair the point of entry and secure the basement against further water intrusion. There are only two ways that water can penetrate
the basement, in through the foundation walls or up through the basement floor. For the purpose of this article, the author will examine these two areas of entry and give some helpful tips on how to avoid the water intrusion. GROUND SLOPE - When the soil around the house gets water soaked, the heavy water laden soil pushes the water through the foundation walls. The water gets pushed through cracks, joints and eventually if the water quantity is high and long enough, the water will push through the block itself. Some telltale signs of water intrusion are: Stains on the concrete wall or stains on the paneling if the basement is finished. A white substance on the concrete wall called efflorescence, which is a sure sign of moisture migrating through the concrete wall. One of the most common areas of water intrusion is in the corners of the basement. The corner water intrusion problem is usually caused by the rain down spout discharging the rain water is this area.

FOUNDATION WALLS
Check for areas of paint flaking, wet spots, stains on paneling, or as previous mentioned efflorescence or mold .Also if a musty odor is noted, one should investigate the complete basement for a moisture problem. If any of the mentioned items is found, there is a water or moisture problem in the basement and corrective action should be taken as soon as possible. Some of the common causes of water intrusion through the basement walls are: (a) Rain gutter down spouts discharging water alone side the foundation. This water should be directed at least four feet away from the foundation. (B) The slope of the ground should direct water away from the house not towards the house. ( c) Sump pump discharge that is discharging water right alongside the foundation. (d) Concrete patios, sidewalks and driveways that are right alongside the house with a negative pitch bringing water towards the house. (e) In ground swimming pool leaks that brings water to the
foundation.

BASEMENT FLOOR
Water intrusion up through the floor is usually visible and comes in through cracks or, through the area where the foundation wall meets the floor. This problem is usually caused by improper drainage, a high ground water level, or a combination of both issues which creates a constant water problem. To correct this problem, first make sure that the ground water is draining away from the house and not towards the house. And, that the rain gutter down spouts are not discharging the roof rain water right alongside the foundation. If the drainage is proper, and the problem still persist, then you need to address the water level below the floor by installing a functional sump pump system. A good sump pump system will keep the water level below the floor low enough where it can’t enter the basement. We recommend that a professional water proffer install a sump pump system for the simple reason that a sump pump by itself may not do the job. Many times a complete drain system has to be installed with the pump for the pump to function properly. It depends on the soil and drainage conditions that are present under the basement floor whether or not a complete pump and drainage system is required.


WATER PENETRATION FROM SIDING AND WINDOWS
Damage to the siding that leaves holes opening or loose sections, that allows water to penetrate behind the siding can cause some serious problems. No matter what type of siding, wood, vinyl, stucco, etc., the results will be the same with water penetration behind the siding, wood rot and possibly Mold. All siding should be well sealed. The slightest opening in the right spot can cause some serious damage with wood rot and Mold.

WOOD SIDING
Special maintenance attention should be paid to wood siding to avoid deterioration problems. With wood siding, the lack of periodic maintenance for paint and sealer is the leading cause for wood rot and damage.
Wood trim is an other area that requires periodic paint and sealer maintenance. To avoid serious deterioration problems, paint and seal every five years.

BRICK SIDING
The most common problem with brick siding will be cracks in the brick. Cracks most often develop from settlement, rusted window lintels that expand and crack the brick, and deteriorated mortar. Cracks have to be repaired, but one should consult an expert in the field to determine the cause before patching cracks. Deteriorated mortar is another common problem with brick walls. When mortar becomes deteriorated and allows water to penetrate in and behind the brick serious damage can result because the structure is weaken. Water damage to brick is easy to spot, usually the brick will crack and flake and some times the face of the brick will snap off the brick as if it was cut off clean with a knife. This condition is called spalling which is caused by water infiltration into the brick. In cold weather areas, the water will freeze and damage the brick. To minimize water penetration into and behind the brick, concrete pointing maintenance should be performed when the mortar becomes deteriorated.

CONCRETE BLOCK WALLS - POURED CONCRETE WALLS AND STUCCO WALLS
Usually the main problem with these type walls is settlement cracks or cracks from a structural problem. Whatever the cause of the crack, water penetration into the cracks will accelerate damage to the wall. Again, before filling the cracks, consult an expert in the field to determine the cause of the problem.

EIFS- ( EXTERIOR INSULATION AND FINISHED SYSTEMS )
 If your house has this type of siding, this inspector recommends that you have it inspected and tested for water penetration behind the siding by an EIFS siding professional. This type of siding has been known to cause serious damage and mold problems when it is penetrated with water. The early EIFS siding did not allow for water drainage behind the siding Any water or moisture that did intrude was trapped creating an ideal environment for Mold to flourish.

WINDOWS
Windows that are left open during a storm, can cause some water damage , mainly to the inside of the house that is obvious and easy to repair. The real damage caused by window leaks is a poor sealer job around the window or no sealer at all around the window and frame. This type of water intrusion can cause wood rot in the walls and possibly Mold problems. All windows should be periodically inspected and resealed when
necessary.

CHIMNEY AND CHIMNEY FLASHINGS

CHIMNEY
The chimney is one item that gets very little maintenance because of it’s location which is always above the roof. Not only does the chimney receive little maintenance, it is also exposed to the harsh elements. The fact that most chimneys function for the life of the house, is testimony on how good a piece of equipment a chimney really is. However, when a chimney needs maintenance and is neglected, many times it deteriorates without notice due to the high location. This author was guilty of neglected chimney maintenance on the first house I purchased. It was a very old colonial, with a very old chimney. One night the family was awakened by a loud noise that sounded like a tree falling. In the middle of the night we could see nothing wrong, but the next morning we found a large section of the top of the chimney in the back yard. Water intrusion into a chimney in combination with the elements can destroy a chimney.

CHIMNEY CROWN
The chimney crown is a concrete crown/mortar cap, on the very top of the chimney that directs water to the edge of the chimney The crown acts as a roof for the chimney that protects the chimney from water penetration into and behind the bricks. Water intrusion through a cracked or damaged crown/cap can cause efflorescence ( white salt deposits on the brick surface), brick spalling which is the flaking of the brick, and
the deterioration of the mortar between the bricks. If one observes any of these obvious signs of water intrusion, we recommend that evaluation and repair be made by a licensed a chimney contractor.

CHIMNEY FLASHING
A chimney flashing is a special metal joint seal between the chimney and the roof. This joint seal protects against any water penetration from the elements. A good flashing material is either cooper or aluminum, a cheaper less reliable flashing is made with steel that will rust and fail with time. The cheap steel rusted flashing is the cause of some serious and expensive wood rot and roof repairs. A word of caution, If you
ever have to get a complete roof shingle change, insist on new cooper or aluminum flashings. Problems with chimney flashings develop for the following reasons:
(a) Rusted steel flashing
(b) The flashing was improperly installed.
(c) The flashing was damaged when the roof shingles were changed.
(d) A missing chimney cricket - A chimney that is very wide and is located on the side of the house where a valley is created between the roof and the chimney needs a chimney cricket. A chimney cricket on the back of the chimney will divert water around the chimney to avoid flashing and roof damage by eliminating ice and debris buildup in the valley at the back of the chimney.

VENT PIPE FLASHING
Vent pipes that extend through the roof also need a flashing seal to avoid water penetration into the home. A vent pipe flashing is much easier to install than a chimney flashing. With a vent pipe seal a few shingles have to be lifted or removed, the new seal pushed down over the pipe and the shingles put back in place. Even though it is not a big job, we recommend that a professional in this field, install the new
seal.

SOME COMMON CAUSES OF WATER AND MOISTURE PROBLEMS

SLOPE OF THE TERRAIN
It’s very important that the grounds immediately adjacent to the house are graded so the ground slopes away from the house and not slope towards the house. If the ground is flat or slopes towards the house, eventually the thousands of gallons of rain water will find it’s way into the basement or crawl space and damage the foundation. The proper slope grading is one inch for every foot of grading. In other words, if the slope is ten feet out from the house, there should be a ten inch drop from the house to the end of the slope.

IN GROUND POOL LEAK
If there is one item that can destroy a foundation, it’s a built in pool that has a severe leak. I saw one leaking pool that was twenty feet away from the house, completely destroy the rear wall of the foundation. Water takes the path of least resistance, and if that path is to the foundation, and the leak is not corrected, serious damage is guaranteed. A pool will always lose some water through evaporation. The rule of thumb is, if the pool loses over two inches of water in a week, start looking for a leak.

PLUMBING LEAKS
Plumbing leaks will happen sooner or later and should be repaired as soon as possible to avoid water damage and Mold problems. The basement and crawl space should be inspected on a regular basis for leaks or heavy moisture. The area directly under the bathroom should be examined very closely both in a basement or crawl space. One last word about plumbing leaks and moisture build up, "A leak or moisture problem ignored is an invitation for mold."

RAIN GUTTERS AND DOWN SPOUTS
The number one culprit for causing water penetration into the basement of the house is rain gutter down spouts discharging rain water right along side the foundation. It is estimated that, one inch of rain, will discharge from six to nine hundred gallons of water from an average size roof. All down spouts should discharge at least five feet or more away from the house. When water has found its way into the foundation or crawl space, It is a good idea to check the down spout discharge area before calling the contractor to water proof the basement. Another area of concern, is when the gutters are debris filled, and the rain water overflows the gutter. It’s not uncommon for the overflow to get behind the fascia board and penetrate into the house and, if not corrected, over time , wood rot will be the result.

NON FUNCTIONAL SUMP PUMP
Ground water penetrates into the basement only two ways, either through the foundation wall or up through the floor. A sump pump installed in a pit below the basement floor, is designed to keep the subsurface water at a low enough level that it can’t penetrate the basement. A sump pump will keep the water level low by pumping the water to the exterior of the house before the water level gets too high. If you live in an area that has a high ground water level, a good functional sump pump is a must. It’s also a good idea to have a sump pump high water alarm that sounds if the pump malfunctions. In a area where a sump pump is a must, one may also consider a battery back up in case of an electrical outage.

The following is a true sump pump story. A friend of mine bought a house with a beautiful finished basement. Everything was fine for about two years, then one morning they woke up to find the basement flooded with six inches of water. The water completely destroyed the carpeting and many personal items.. The damage was in the five thousand dollar range, the cause of the problem was a nonfunctional sump pump. It seems that the teen age son and his band was practicing in the basement and the son unplugged the sump pump to plug in his electric guitar and never plugged the sump pump plug back in the outlet. Needless to say, the band was not allowed to practice in the basement any more. The moral of the story, make sure the sump pump electrical plug is attached to the outlet so it cannot be unplugged too easily.

COMMON LEAK AREAS THAT CAN CAUSE MOLD
(1) BATHROOM VENT - The vent should vent to the exterior of the house, not into the attic. The moisture sent into the attic is the diner table for Mold.
(2) BATHROOM TUB, SHOWER, TOILET, SINK - If any of these fixtures have a small leak that is not readily visible, and is not corrected, sooner or later, you’ll have a Mold problem.
(3) CENTRAL AIR CONDITIONER CONDENSATE LINE LEAKS - One of the most dangerous leaks that cause Mold is a small leak in the a/c condensate line when the air handler is located in the attic. Particularly if no one ever go into the attic because the entrance is only a small lift up hatch.
 

Licensed New Jersey Home Inspector Serving: Middlesex County, Union County, Somerset County, Essex County, Hunterdon County, Hudson County, Bergen County, Passaic County, Mercer County, Ocean County, Monmouth County, and Morris County.