Atlanta Inspection News! Consumer information: February 2009

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The building industry is focusing on ways to build homes that preserve environmental quality, enhance communities, and conserve resources. A whole system approach to home building promotes the development of partnerships as many interests, (i.e. planning, architecture, construction,affordability, health, realty, codes and standards, energy, water protection, wildlife, transportation, waste and utility infrastructures), are combined into one home.

Builders can play a major role in providing homebuyers opportunities to be more active in protecting the environment and preserving resources.Home buyers recognize that long-term maintenance and operation of their home can be a financial drain. They also want their home to be a reflection of their lifestyle and desires.

The 2002 construction statistics from the U.S. Census Bureau indicate that residential construction represents approximately 49% of the value of building construction in America, or over $336 billion. In the United States, there are:nearly 80 million residential buildings and an average of almost 1,600,000
residential units built each year; approximately 78% contain single residences and the remaining units containing multiple residences.

Source:
National Association of Home Builders, Units Completed 2002
Home construction and long-term operation require a tremendous amount of resources. With the average square footage of homes doubling from the 1940s and 1950s to 1999, more resources are used to build and operate them.*Building construction and operation is accountable for one-third of all energy use in the
United States
*Plumbing and appliances contribute to large amounts of water use within the home. One study indicates that between the years 1900 and 2000, residents increased per person water consumption from 5 to 10 gallons a day to 50 to 100 gallons a day.Building construction, operation, and maintenance contribute significantly to air pollution, which contributes to acid rain, climate change, health problems, and other impacts resulting from degraded air quality.

Building codes assure that safe construction practices are used when constructing or renovating a building. Modern codes address environmental concerns such as energy efficiency, indoor air quality, and water efficiency.Building codes and permits are complex and vary across the country. Many levels can
apply including national, state and local.Energy-efficient residential and commercial products; guidelines and a rating program for new homes to achieve 30% more energy efficiency than the Model Energy Code.

To receive the Energy Star label, the home must receive third-party verification that the home meets Energy Star standards. Because of the amount of time people spend inside, indoor air quality is important. Indoor air problems are usually caused by gases or particles. Many building materials and building designs contribute to indoor air problems. Outside sources can also become indoor pollutants if carried in on shoes
or located next to fresh air returns for the house. Ventilation provides fresh air to dilute concentrations of pollutants and to carry them outside.

Inadequate ventilation can add problems by allowing moisture and temperature levels to rise.Some people, especially children, elderly, and those with allergies are particularly sensitive to indoor pollutants. Adverse health effects may include respiratory, neurological, and skin conditions, impairment
of brain function (mental retardation in children), lung disease and cancer. To reduce these effects, apply a "systems approach" where the interaction of all elements of the building site, building envelope, mechanical systems, and occupants are considered.

Formaldehyde- Primary source in homes is particle-board, hardwood plywood paneling, and medium density fiberboard. Also various sources including smoking, household products, and the use of unvented, fuel-burning appliances, glues and adhesives, and preservative in some paints and coating products.
 

A growing body of scientific evidence indicates that indoor air can be more seriously polluted than the outdoor air in even the largest and most industrialized cities.

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Getting the proper size evaporative cooler is critical. One that is too small will not cool your home property and one that is too large will result in excessive utility bills.

Residential evaporative coolers come in 6 different sizes ranging from 3000 to 6500 cubic feet per minute (CFM). The proper size of a cooler is determined by the amount of cubic feet in the area to be cooled. The term  "cubic feet per minute" refers to the cubic feet of air in your home and the amount of air needed to replace that in one minute.

The formula  for sizing your cooler is very simple; just multiply the length by the width by the height of the area to be cooled and divide by two.

Example: A home that is 25 feet wide x 40 feet long x 7 feet high has a total of 7000 cubic feet of area to be cooled. Using the factor two (for an air change every two minutes), divide 7000 by two to give you your CFM requirement, in this case 3500 CFM. You should choose a cooler larger than 3500 CFM. 

Accurate Home Inspection of Atlanta               www.findmeaninspector.com

Getting the proper size evaporative cooler is critical. One that is too small will not cool your home property and one that is too large will result in excessive utility bills.

Residential evaporative coolers come in 6 different sizes ranging from 3000 to 6500 cubic feet per minute (CFM). The proper size of a cooler is determined by the amount of cubic feet in the area to be cooled. The term  "cubic feet per minute" refers to the cubic feet of air in your home and the amount of air needed to replace that in one minute.

The formula  for sizing your cooler is very simple; just multiply the length by the width by the height of the area to be cooled and divide by two.

Example: A home that is 25 feet wide x 40 feet long x 7 feet high has a total of 7000 cubic feet of area to be cooled. Using the factor two (for an air change every two minutes), divide 7000 by two to give you your CFM requirement, in this case 3500 CFM. You should choose a cooler larger than 3500 CFM. 

Accurate Home Inspection of Atlanta           www.findmeaninspector.com

The bottom line,is this:  All new homes have defects, regardless of the competence and integrity of the builder or the construction supervisor.  If this were not the case, the essential imperfection of humanity would be disproved.  Some new homes have repair lists that are long, while other lists contain only a few items.  In most cases, defects are minor in nature, but serious problems, such as violations of safety requirements, are not uncommon.  A home inspector can spend three or more hours searching for construction errors in one home; a municipal inspector cannot. 

A home inspector can spend an entire workday inspecting just two houses; a municipal inspector cannot.

MOST COMMON DEFECTS Found:

Electrical - Insufficient overload protection to the electrical service and amateur (and often dangerous) wiring connections are the most common issues. Electrical system problems are safety related and require immediate attention.

Inadequate Insulation & Ventilation in Attic - Poor insulation and poor ventilation causes excessive utility costs and lack of occupant comfort. In an effort to save energy, many homeowners have "over sealed" their homes, resulting in excessive interior moisture due to inadequate ventilation. Significant moisture and excessive heat build-up within the attic cavity can lead to rapid shingle deterioration, Mold build-up, peeling of exterior paint, rusty nails, energy losses and rotting and failure of both structural and non-structural elements.

Whole House is Poorly Maintained - Deferred maintenance represents a potential high cost situation to bring the home back into satisfactory condition. If the homeowner did not properly care for the home, someone will need to upgrade the home sooner or later.

Heating/Cooling System Defects - Improper installations, inadequate maintenance, exhaust and combustion issues, aged components, and malfunctioning controls are the most frequent.

Roof Issues - Improperly installed and aged surfaces occur frequently. I frequently find poorly installed or missing flashing at the transition areas. Repairs may be simple or (at times) the entire roof may need to be replaced.

Minor Structural Damage - Minor structural damage means the house is not likely to fall down, but you should deal with the problem before it becomes more serious. Such damage is usually caused by water seepage into the foundation, floor joists, rafters or window and door headers are found unstable. First you need to fix the cause of the problem (a leaky roof or improper drainage outside the foundation,for example), then repair or replace any damaged structural members. Inadequate caulking or weather stripping is most common. Obviously, the more extensive the damage, the more expensive it will be to repair.

Plumbing Issues - The most common defects are deteriorated cast iron, leaking and outdated problematic systems like polybutylene and galvanized piping and any incompatible piping materials. Repairs can often be made by a licensed Plumber but on occasion total system replacement is the only solution.

Poor Drainage around the Structure - All water needs to drain away from the structure at its perimeter to prevent water intrusion into the basement. Roof gutters and extended downspouts can sometimes be installed to rectify any site drainage problems. Grading (sloped away from the foundation) is also very important in this situation.

Air and Water Penetrating Cracks and Window Perimeters at Exterior - Foundation cracks and separations at basement windows can allow water into the wall cavities which is conducive to Mold growth.

Minor Structural Damage - Cut, modified and broken trusses, rafters and floor joists are often found in attic cavities and on occasion I also find structural components missing. Usually carpentry repairs are needed, however I find it is rarely an imminent safety hazard.

Termite and other wood destroying organisms - Due the local environment and conducive conditions. All wood boring insect damage can absolutely be corrected. Costs will depend on how excessive the insect damage is.

Fire safety issues - Related to Electrical issues and fireplaces & wood stoves are often neglected.

Moisture comes from a variety of sources-from the earth itself, from surface water (i.e., rain water runoff),as well as from the interior atmosphere. Let's consider the various ways that moisture problems originate, and how they can be controlled and prevented.With the introduction of engineered flooring, hardwood floors can be used in virtually every room in the house, even in basements.Water on or near the building site cannot be ignored or neglected.

A room that is exposed to excessive moisture would be prone to trouble if solid wood flooring were installed in it.Most complaints concerning hardwood flooring are related to changes in the moisture content of flooring and surrounding wood products.The effects of moisture on flooring. When moisture changes are severe, the result can be gaps between strips, cupping, buckling, movement, and/or cracks/splits in the flooring.

Potential sources of moisture;

NEW CONSTRUCTION:
During the building of a new home, moisture can enter the house in a number of ways. When the frame is going up, the 2-by-4s and subfloor materials often get rained on. Because builders usually work on tight, demanding schedules, homes are sometimes built trapping moisture that needs time to evaporate. The amount of moisture introduced by framing lumber and the wet trades can be significant.

GROUND WATER: Sometimes the level of the water in the ground is raised above the bottom surface of the foundation due to:heavy or prolonged rains; a spring that appears only during wet seasons and is not discovered when the house was built; water flowing along an impervious layer within the soil.Any of these may cause water to penetrate the foundation walls or rise through the ground surface into the foundation or crawl space.

SURFACE WATER: Rain water falling on the ground or from the roof can pass through or under the foundation walls. In some areas, heavy soils may retain surface drainage and cause water pressure against the foundation walls or slab.Surface drainage problems may also occur because the crawl space is below the finish grade outside the house.

Wood is a hygroscopic material. This means when wood is exposed to air; it will dry or pick up moisture until it is in equilibrium with the humidity and temperature of the air. Moisture absorption causes wood to swell. Shrinkage of wood begins at 25-30% moisture content, the fiber saturation point, and continues until wood reaches 0% moisture content, an oven dry state. Conversely, swelling occurs as wood increases in moisture content from 0% to 25-30% moisture content, the fiber saturation point. Above 25% - 30% wood is dimensionally stable.

RELATIVE HUMIDITY: When humidity increases, the effect on the wood floor can be damaging. This occurs most frequently in homes in which occupants are there for a short period of time, such as a weekend home or vacation cabin, or in rooms that are closed off (not heated) to save energy.

If air conditioning or heating is not used or is shut off, ventilation is a must even when the home is not occupied. Otherwise, the floor will expand in the high humidity, and cupping and buckling will occur. This "greenhouse effect" will be exaggerated even more when a plank floor has been installed, because wider boards react to moisture with more movement.

Moisture problems associated with basements and below-grade features.Concrete appears to the untrained eye to be a solid, impermeable foundation,yet it's actually a source in itself for moisture.Concrete expands when it absorbs moisture in humid weather or by exposure to rain, and it contracts again when the moisture evaporates.

Minimum acclimation for solid wood flooring is one week.The acclimation period is required.True acclimation on real hard woods,not laminated will take many weeks.In the south east climate our humidity climate it could take two to for weeks.A solid wood floor is almost always installed with a moisture barrier between the subfloor and flooring to help control moisture.Wood flooring on the first floor will need longer to acclimate than flooring on a second floor level.

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