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March 17, 2016December 13, 2022

The roof overhead

How to know your roof needs to be replaced (http://phoenixroofingteam.com)

People often ask why I frequently talk about home maintenance, and specifically the importance of maintaining the roof. The reason is simple; many issues can develop with an improperly maintained or neglected roof. Besides allowing water to penetrate directly into the inside of your home from a leaky roof, water can also penetrate a basement when the roof and gutters are not properly directing water away from the foundation.

Besides leaving unsightly stains, water entering the home from a leaking roof can seep through walls and ceilings deteriorating drywall and even possibly weakening floor trusses/beams. Water from improperly moved water can create standing water around the home, and enter into the basement. Additionally, any water penetration into the home has the potential to promote mold growth; which not only can affect your health but your home’s structure as well.

It’s obvious that a leaking roof is a problem; and now you know how an unchecked leak can damage your home over time. The good news is that proper maintenance can prevent major leaks and resulting damage. Visually checking the roof (from the ground) regularly can make you aware of general condition of the shingles, flashing, gutters and downspouts. Curling, lifting, broken or missing shingles as well as missing or broken flashing are potential water entryways into your home; and it may be an indication that you should call a licensed roofer to further inspect and repair the roof.

Debris on the roof can not only damage the roofing material, it can also clog or damage the gutters and downspouts. The purpose for gutters and downspouts is to carry water away from the home so as to prevent soil erosion around the home’s basement and foundation; which is a common cause of outside water penetration into the basement. Clogged or damaged gutters and downspouts should also be repaired in a timely manner. Experts recommend to clean and inspect the gutters and downspouts twice a year to ensure proper function.

The two most common roof types are the flat roof and the pitched roof. Flat roofs are typically covered by a membrane, and are thought to be more vulnerable to weather than pitched roofs because of the limitation of gravity’s water draining action. Pitched roofs can be covered in a number of materials. Although shingled roofs are very common, metal roofs are becoming more popular because of its durability. Shingles can be made of many different materials for aesthetic and architectural needs (including solar panel shingles); but in our region the asphalt shingle is most common, and generally has a life expectancy of twenty to fifty years (depending on the quality).

If it’s time to replace the roof, have several roofing contractors provide you with estimates detailing the materials used and estimated labor. A cheaper estimate may not only be the difference in the quality of shingles; but also may not remove the old shingles, leaving them intact under the new roof. Make sure your estimate includes contractor clean up, so you’re not left with piles of old roofing material in your yard.

Always hire a Maryland Home Improvement Commission (MHIC) licensed contractor. The MHIC maintains a Guaranty Fund that compensates homeowners for actual monetary losses due to poor workmanship or failure to perform a home improvement contract; however, The Fund only applies to work done by licensed contractors. The contractor’s license can be checked on the MHIC website (dllr.state.md.us/license/mhic).

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Disclaimer. This article is not intended to provide nor should it be relied upon for legal and financial advice. Readers should not rely solely on the information contained herein, as it does not purport to be comprehensive or render specific advice. Readers should consult with an attorney regarding local real estate laws and customs as they vary by state and jurisdiction. Using this article without permission is a violation of copyright laws.

January 28, 2016July 8, 2019

After the blizzard home maintenance

The warm weather that occurred early in the season probably gave many of us a false sense of security, such that we may have put off the pre-winter inspection. The good news is that it’s not too late; and you should check out your home’s roof, gutters, and the surrounding grounds after the blizzard – even if you’ve already conducted a pre-winter inspection.

The blizzard of 2016 dumped a lot snow, and I’m sure you’ve heard about the collapsed roofs. Even if your roof survived, the stress of the accumulated snow may have caused damage that you won’t see unless you inspect the roofing system (including joists and beams). If your roof is already compromised, the amount of snow or ice it can handle is significantly reduced; and can push it toward failing when you need it the most. Don’t think that your home is immune from such damage; I have experienced home inspections that uncovered a cracked roof truss in an otherwise pristine home.

According to the Insurance Institute for Business & Home Safety (disastersafety.org), the average residential roof is designed to hold 20lbs per square foot of snow; beyond that, the roof system becomes “stressed.” Ten to twelve inches of fresh snow is estimated to apply about 5lbs of stress. And given the equation, the Institute says that an average roof in good condition should be able to withstand the stress of up to four feet of fresh snow. “Old” (compacted) snow and ice applies more force than fresh snow, and should be monitored closely in multiple snow events.

Another source of roof and gutter problems during and after a blizzard stem from ice dams. An “ice dam” is formed by the melting and refreezing of snow (or ice). When an ice dam forms on the roof and/or gutters, the expansion of the ice can loosen shingles as well as create gaps in gutters. Damage from ice dams formed during the blizzard has the potential for future damage from heavy spring rains. Loose shingles and gapped gutters can allow water to penetrate the home via ceilings and walls, in addition to allowing roof water runoff directly towards the home’s foundation.

Inspecting your home after a severe weather event can help identify maintenance issues and prevent future headaches; and in some situations, may uncover an urgent safety issue. FEMA’s 2013 Risk Management Series-Snow Load Safety Guide (fema.gov) lists warning signs of an “overstressed” roof to include (but is not limited to): any sagging of ceiling; sagging sprinkler lines or heads; popping, cracking, and creaking noises; sagging roof members; bowing truss members; doors and/or windows that can no longer be opened or closed; cracked or split wood members; cracks in walls; and/or severe roof leaks. If you observe any of these warning signs, FEMA recommends evacuating the home and consulting a structural engineer to inspect and assess the structural integrity of the home.

The amount of snow that a blizzard delivers can saturate the grounds surrounding your home; and if not drained properly, the ground can become supersaturated during spring showers (which can become a flood risk). Once the snow has melted, check the surrounding yard and remove any debris and downed trees that can impede proper drainage (which can also be a hazard during high winds). Make sure downspouts are secure and functional, so as to deposit water away from the home’s foundation.

By Dan Krell
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June 12, 2015November 23, 2021

The cost of doing nothing – deferred maintenance and home values

If you want to have one of the faster home sales in the area, you’re probably going to have to wait until you die. According to a 2012 study, “estate sales” sell faster than other homes. Benefield, Rutherford, & Allen’s study compared time on market and price of estate sales to regular sales, and quantified what many ostensibly know: estate sales sell about 3.4% faster and about 3.6% less than other homes (Justin, D. Benefield, C. Rutherford Ronald, and T. Allen Marcus. “The Effects of Estate Sales of Residential Real Estate on Price and Marketing Time.” Journal of Real Estate Finance and Economics 45.4 (2012): 965-81).

Although the study is one of many recent studies raising awareness about real estate outcomes in our aging population, one of the main considerations for the rapid time frame and discounted sale price is deferred maintenance; and the issue of postponing home repairs and updates is prevalent among all age groups.

Before Kermit Baker wrote “The Return of Substandard Housing” for the Harvard Joint Center of Housing Studies, it was not quite known how much less home owners spent on home maintenance during and immediately after the Great Recession. However, the 2012 study indicated that “improvement spending” decreased 28% between 2007 and 2011, which essentially “erased” such spending during the housing boom (housingperspectives.blogspot.com).

And as the economy slowly improves and home prices increase, you might expect that home owners will reduce deferred maintenance and once again spend on home improvements. According to Craig Webb (Remodeling Activity Rose Again in 1Q, RRI Shows Nation remains on track to hit record remodeling pace this fall; May 18, 2015; remodeling.hw.net), the Residential Remodeling Index (RRI) increased 1.4% in the first quarter of 2015 compared to the previous quarter, indicating that improvement spending is indeed on the rise (albeit below the 2007 peak).

But what’s the cost of doing nothing? Deferred home maintenance is cumulative, and its effects can be wide ranging. For many, having put off home maintenance and repairs has impacted home sales in recent years, and may continue to be a factor in years to come. Although average home prices have increased, many home owners have found that a lack of home maintenance, repairs and updates over the years is an impediment to selling their homes at higher prices – or even at all.

A mindset exists among many home owners, and even real estate agents, that years of deferred maintenance can be overcome with some updating and minor repairs just before a home sale. And although improvements will certainly make your home more appealing to home buyers, it won’t necessarily increase your home’s value as much as you think (or as much as you’ve been told).

Before undergoing any project, crunch the numbers and determine the value of your repairs/updates, and how that might realistically affect your estimated sale price. Remodeling Magazine’s annual Cost vs. Value Report (costvsvalue.com) can give you an idea of the return-on-investment (ROI) for improvement projects. Getting back to your expectation of adding value – most improvement projects will only return a fraction of the cost in today’s market.

If you are making improvements, you should consider hiring reputable, licensed contractors who are familiar with the permitting process and building code requirements; because ROI is not always determined by the amount spent on the project, but on the quality of workmanship as well.

Original published at https://dankrell.com/blog/2015/06/12/the-cost-of-doing-nothing-deferred-maintenance-and-home-values/

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May 8, 2015September 24, 2018

Basements, humidity and dehumidifiers

There seems to be a misconception of the relationship between basements, humidity and dehumidifiers; which probably results in the dehumidifier being one of the most misunderstood and least respected household appliances. This is apparent because many first time home buyers are turned off to any home where they see a dehumidifier, thinking there is a moisture problem. The dehumidifier doesn’t even have to be running; it could be turned off and tucked away in a closet.

The battle that all home owners deal with is keeping moisture out of the basement. Of course, regular maintenance can retard water penetration from the exterior: having the proper grading and extending downspouts will keep rainwater away from the home’s foundation. And serious water penetration issues should be resolved by licensed professionals. However, if the home doesn’t have a foundation or water penetration issue, basement humidity is still an ongoing battle. And if your home has an in-ground basement, chances are you know what I am talking about.

Believe it or not, it’s not necessarily a water problem that dictates humidity in a basement; but rather it’s physics. More precisely: thermodynamics and entropy. Put simply: temperatures in your home seek equilibrium, and warm air will move toward cooler air. Basements tend to be cooler than the upper floors because warm air rises. However, as the temperature seeks equilibrium, the warm air will also move toward the cooler basement air. When warm air meets cold air, the air condenses and develops humidity.

Basements, humidity and dehumidifiers

Although humidity is generally thought of as the amount of moisture in the air; according to Dehumidifier Basics(energystar.gov), it is most commonly referred to as “relative humidity” or RH. “RH is the amount of water vapor actually present in the air compared to the greatest amount of water vapor the air can hold at that temperature.” An RH between 30% and 50% is considered to be optimal. When RH is above 50%, bacteria and mold may grow.

If you don’t have a dehumidifier, you might consider buying one to help maintain the optimal RH in your basement. Dehumidifiers are differentiated by capacity, which is described as pints per 24 hours (measured by the size and conditions of the area where the unit may be placed). Energy Star provides a chart to help you decide the capacity best suited for your needs.

If you already have a dehumidifier, you might be surprised to know that most units are not meant to be operated in areas that are below 65°F (according to Energy Star); however, there are models that are designed for lower temperatures. If you use your dehumidifier in temperatures below 65°F, the unit may not function properly even though you may hear the compressor running. Below 65°F, frost can form over the condensing coils inhibiting the unit from removing moisture from the air. If your unit frosts, it should be unplugged and allowed to defrost.

Although some units are designed to be placed against walls, Energy Star recommends placing your dehumidifier in an area that allows free circulation of air around the unit for optimal operation. And of course, refer to manufacture’s manual for operation and electrical safety warnings.

Maintaining a comfortable RH level in the home can be achieved, and it starts by proper home maintenance. However, a dehumidifier may be necessary for optimal comfort. Energy Star (energystar.gov) provides consumer information about selecting and safely operating a dehumidifier.

Original published at https://dankrell.com/blog/2015/05/08/basements-humidity-and-dehumidifiers-whats-the-problem/

By Dan Krell

March 20, 2015March 20, 2015

You are more resilient to winter than your home

Did you know that enduring a harsh winter can make you more resilient? At least that’s what University of Buffalo researcher Mark Seery believes. His research on stress and coping reveals that negative events and adversity promotes adaptability and resilience, which benefits your overall wellness (buffalo.edu).

Your home, however, may not be as resilient as your psyche. A severe winter can create the ideal conditions for water penetration into and around your home. Unfortunately, many home owners won’t know that an issue exists until there is a noticeable leak, or water seeps into the basement. Left unchecked, water leaks can not only cause water damage to ceilings, walls, and basements, it can also promote mold growth as well as structural issues in and around the house.

Ice dams are often the cause of water finding its way into the home. Occurring on exterior coverings, ice dams typically occur through the melting and rapid freezing of snow or ice, which can lift and separate the covering giving water a pathway into the house. Ice dams are common on the roof, lifting shingles and separating chimney flashing; but can also occur on siding and exterior trim as well.

Rather than taking water away from your home’s foundation, blocked gutters and downspouts can be the cause of water penetration into the basement. Gutters and downspouts can become blocked with debris any time of year; however, winter presents additional issues. Snow and ice covered downspouts are sometimes shifted or damaged; while eroded grading can redirect water toward the house.

Part of the home’s drainage system, a sump pump helps to keep water from penetrating into the basement. It is designed to collect water in a basin and pump it away from the home. After severe winter weather, a large volume of melted snow and ice can saturate the grounds and fill the basin quickly. If the pump is not operating properly (or the pump drain is blocked), water can unknowingly seep into the basement.

Winter weather can also affect the home’s walkway and driveway. Freezing water can expand existing cracks, while snow removal and ice treatments can deteriorate the stability and integrity of the materials. Not only can the sidewalk and driveway become unsightly, they can also become a trip hazard.

You may be able to examine much of your home’s exterior by walking around the perimeter. However, it may be necessary to have a licensed contractor to inspect/repair the roof, gutters, and other areas. Although your home may not need maintenance, common items that may need to be addressed include repairing/replacing lifted or missing shingles; repairing flashing; realigning gutters and downspouts; re-grading; testing the sump pump; repairing/replacing broken or missing siding and/or exterior trim; repairing window and door seals; repairing/replacing fascia boards; repairing and/or sealing walkway and driveway; and touch-up painting.

Even if your home escaped busted pipes (which many home owners experienced this year), a leaking roof, or other cold weather crises this winter; it still may be in need of urgent maintenance. As the weather warms, taking the time to check your home’s exterior and making necessary repairs could not only improve your home’s aesthetics, but may also help prevent potential issues and impede developing damage. It should go without saying that this is a priority if you’re planning to put your home on the market this spring/summer.