Category: Portland Home Inspection

Double Paned Windows

Double-paned windows are found in all new homes, and often in older homes that have had the original single pane windows replaced. You have probably noticed that sometimes you will see a window that looks foggy from moisture between the panes. This fogginess is caused by a broken thermal seal. West-facing windows are most susceptible because the extreme temperature changes create a lot of expansion and contraction. But a broken seal can happen anywhere in the home.

You Can’t Always Tell

Standards of practice do not require home inspectors to point out broken thermal seals, but I do call them out when they are visible. Depending on the weather conditions, a failing seal may not cause any fogging at all on the day I am there. An inspection is only a snapshot in time. In my home, I have a patio slider with a broken thermal seal. Some days it is almost entirely fogged, and other days it is clear. When I do see even one fogged window, I recommend having a window specialist evaluate all of the windows.

No Cause for Alarm

Luckily, the issue is mainly cosmetic. I have some clients say fogged windows would really disturb them. I also had a client say that, because she had poor eyesight, she would not bother to replace the glass in a huge picture window, even though it had a beautiful, expansive view! There is a big range in what impacts people in their homes. Also, while a broken thermal seal slightly reduces the energy efficiency, it is generally not enough to have the replacement pay back the energy loss.

Not Expensive but Can Add Up

Most of the time you can get away with replacing just the double pane glass, not the entire window. You will want to consult a window specialist and get bids. The national average cost of replacing a typical window is $150 to $300 for just the glass unit. Not such a big expense when there are just one or two. However, it may become an item to negotiate when there are many windows, if a window is large, or if it is a custom shape. To fix just the glass in 10 windows could cost $1500 – $3000.

One-Stop Shopping for Home Inspection Services

At Check It Out Home Inspection Services, we offer all the home inspection services you would expect; Electrical, Plumbing, Roof, Structure, Interior, Exterior, HVAC, Garage, and Grounds (see our full list of home inspection Services). We also offer One-Stop Shopping where you can schedule sewer scoping, radon testing, and oil tank searches 24/7 with a single click or call.

I look forward to meeting you at the inspection! -Karen

That’s a Lot of Water

Portland gets an average rainfall of 36 inches per year. An inch of rain falling on a 1000 square foot roof amounts to over 600 gallons. If that house has two downspouts, then picture 6 full bathtubs emptying on each splash block just 2 feet from your foundation. That’s a lot of water! And it has to go somewhere.

Water undermines foundations

You also need to keep the footprint of your house as dry and stable as possible. We all know that moisture in a crawlspace or basement can lead to mold and rot. But mismanaging rainwater can lead to structural problems as well. Excessively wet soil allows the foundation to sink, causing cracks in interior walls, cracks in foundation walls, sloping floors, and other problems.

While homeowners will usually notice water in the basement, hardly anyone knows what is going on in a crawl space until I go in for an inspection. I always encourage homeowners to monitor their crawl spaces for excessive water or other problems.

Rainwater is the Culprit

If you have water coming into your basement or crawl space, the first thing to check is your rainwater management: gutters, downspouts, and drainage. In heavy rain, clogged gutters and downspouts will overflow. I have noticed that even when homes have clean gutters and are set up to manage water coming through the downspouts, the standard 5-inch gutters may not be able to handle all the water from a heavy downpour.

Consider larger gutters

If you are replacing your gutters, I recommend going with 6-inch gutters and 3’’ x 4” downspouts. Larger gutters can handle more water and also take longer to fill with debris. I also always recommend professionally installed seamless gutters. The DYI gutters I see often leak at the joints (every 10’ or less).

So keep your feet dry AND your house’s feet dry.

See you in the field!

~Karen

P.S. Don’t forget that you can schedule ALL services, 24/7, with a single call or click.

Oregon building code requires that water heaters be secured with “seismic strapping” so they don’t topple in an earthquake. Here are three reasons why this is important for you and your clients.

1. Banks require seismic strapping.

Banks will not approve a loan unless the water heaters are secured correctly. I always make sure agents know when straps are missing so they can be installed before a home appraisal. If straps are not in place when the appraiser comes, they may have to come back for a fee.

2. Falling water heaters are a dangerous hazard.

Almost all water heaters are powered by gas or high-voltage electricity. If an earthquake knocks over an electric tank, wires could snap, which would damage your electrical system or even start a fire. If a gas tank falls over, the gas line could break, and you would have a severe gas leak: another risk for fire, or worse, an explosion. In a crisis, you would have a hard time finding someone to repair these vital systems.

3. Water is your most important resource in a crisis.

Even if your water supply is cut off after an earthquake, your water heater will be holding 50 gallons (on average) of potable water. Experts say that each person will need a minimum of 1 gallon of water per day for drinking and washing. So a family of 3 would require 42 gallons for two weeks. If your water heater is damaged, then you lose this precious resource.

Seismic strapping on water heaters can save lives. You can count on me to not miss this essential safety item.

One-Stop Shopping for Home Inspection Services

At Check It Out Home Inspection Services, we offer all the home inspection services you would expect; Electrical, Plumbing, Roof, Structure, Interior, Exterior, HVAC, Garage, and Grounds (see our full list of home inspection Services). We also offer One-Stop Shopping where you can schedule sewer scoping, radon testing, and oil tank searches 24/7 with a single click or call.

Not only do I call it out during home inspections, I see everywhere while walking or driving around town–the slow, silent, and steady expansion of moss patches on roofs.

The problem

Moss build up damages asphalt shingles and shortens the life of your roof.

Zinc Strips and Moss Killers

One popular way to prevent moss is to use zinc or copper strips. As the metal slowly leeches from the strips, it forms compounds toxic to the moss. However, as with most compounds that are toxic to one living organism, these compounds also negatively impact other organisms as they make their way through soil and water systems. For example, zinc compounds are known to harm aquatic wildlife. The same goes even more so for commercial compounds such as the ones listed here.

Pressure Washing

Just don’t do it. The granules on the shingles protect the asphalt part of the shingle from UV damage. Pressure washing removes the granules. This can damage your roof, possibly more than the moss!

The Green Solution

You can help prevent moss growth by trimming trees to give your roof as much sun as possible. Take a look some roofs while you drive around town. The effect of shade on moss growth is dramatic. North-facing sections are especially prone to moss. If you can reduce shade, you can expect significantly less moss growth and longer roof life.

The green solution to killing moss and preventing it is common, super inexpensive, and already in your pantry… baking soda! Moss requires a slightly acidic habitat. Baking soda is alkaline, so it kills the moss but is gentle on the environment. You can even apply it as a preventative.

To maximize the effect, apply baking soda in warmer weather with less rainfall. It can take a few weeks for the moss to die completely and turn brown. If the wind and rain do not entirely remove the dead moss, gently help the process along with a very soft broom or brush. Then clean your gutters! Apply more baking soda as a preventative measure.

The Northwest Center for Alternatives to Pesticides has loads of great information about alternatives, including moss control:

http://www.pesticide.org/prevent_and_treat_moss_on_roofs

This flowchart can also help guide you:

https://assets.nationbuilder.com/ncap/pages/362/attachments/original/1516996088/MossyRoofFlowchart.pdf?1516996088