6 major system agents should be aware of when working with Sellers and Buyers. Although you are not an inspector, there are potential hazards every agent should know and be able to help their sellers and buyers identify‌This clinic will focus on major issues that will impact how you do real estate!
Defective Roofing Material Blistering ď Ž
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Manufacturing Defects Can Cause Premature Failure in Composition Shingles Composition shingles are the most popular product used in residential roofing. Composition shingles are made up of a combination of paper, ceramic granules, fiberglass strands, natural and modified bitumen's, talc's and fillers in a unique combination for each style of shingle. All composition roofing will eventually wear out from the effects of the ultraviolet rays of the sun and the wear and tear of the elements. Our concern right now is when manufacturing defects cause composition shingles to prematurely fail. The premature wearing out of composition shingles can be manifest in many ways.
This picture is an example of blistering in the roofing shingle. The difference here from hail damage is subtle but significant. This blistering is the result of asphalt problems in the manufacturing process. This problem is a manufacturing defect.
Defective Roofing Material Manufacturing Defect
Manufacturing Defects Can Cause Premature Failure in Composition Shingles Composition shingles are the most popular product used in residential roofing. Composition shingles are made up of a combination of paper, ceramic granules, fiberglass strands, natural and modified bitumen's, talc's and fillers in a unique combination for each style of shingle. All composition roofing will eventually wear out from the effects of the ultraviolet rays of the sun and the wear and tear of the elements. Our concern right now is when manufacturing defects cause composition shingles to prematurely fail. The premature wearing out of composition shingles can be manifest in many ways.
These shingles are all obviously the same age but the ridge shingles have prematurely failed. This situation is caused by a manufacturer’s defect.
Defective Roofing Material Granular Loss
Manufacturing Defects Can Cause Premature Failure in Composition Shingles Composition shingles are the most popular product used in residential roofing. Composition shingles are made up of a combination of paper, ceramic granules, fiberglass strands, natural and modified bitumen's, talc's and fillers in a unique combination for each style of shingle. All composition roofing will eventually wear out from the effects of the ultraviolet rays of the sun and the wear and tear of the elements. Our concern right now is when manufacturing defects cause composition shingles to prematurely fail. The premature wearing out of composition shingles can be manifest in many ways.
A close up of granular loss. These shingles have lost their ultraviolet protection because of poor granular attachment. This is an example of a manufacturer’s defect.
Defective Siding ď Ž
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There are hundreds of potential siding related problems. Most of you might be familiar with the obvious ones such as defective Louisiana-Pacific siding. However, siding problems could be the result of poor installation, extreme weather exposure, improper nailing, inadequate flashing, poor paint coverage, inappropriate caulking, fungal growth, or delayed maintenance. The bottom line is you have a problem that needs to be addressed before it leads to more significant problems, costs, or headaches.
What is composite wood siding?
There have been over 100 different types of wood composite sidings manufactured in the last fifty years. They have been manufactured to look like horizontal lap siding, panel (T1-11) siding, board & batten siding and cedar shingle siding. Most wood composite siding products are made with wood byproducts such as Orientated Strand Board (OSB) (also known as Wafer Wood) or sawdust. The by-products are generally mixed with resins and pressed together to make panels typically 3/8" to 5/8" thick. Next, faux wood-grain embossed overlays are adhered to the face of the panels with resin and heat.
Good LP Siding…for now!
Asbestos Siding ď Ž
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Asbestos siding was used extensively in buildings and homes from the 1930s until the 1970s, when its use was banned. Originally, asbestos siding was used because of the fire resistant properties of asbestos. Because asbestos in a mineral and fibrous, adding asbestos to siding materials also increases strength and durability, while providing some insulation and fireproofing to the structure. Even if asbestos shingles are on your home, if they are in good condition and left undisturbed, they are usually NOT a serious problem. The mere presence of asbestos in a home or a building is not hazardous. The danger is that asbestos materials may become damaged over time and become airborne. Damaged asbestos may release asbestos fibers and become a health hazard.
EIFS Siding
What is EIFS (synthetic stucco)?
EIFS is short for Exterior Insulation and Finish System and is different than traditional hard coat stucco. EIFS utilizes a thick insulation board installed on top of your plywood wall sheathing before the surface finish is applied. Most problems are a result of moisture getting behind or trapped in the EIFS. The foam insulation board acts like a sponge and traps water against your plywood sheathing. Eventually, with enough moisture you can experience thousands of dollars in dry-rot and structural damage.
What is “Fake” Stucco?
We have all heard the term and have seen it on multiple reports. In these reports the stucco is most commonly referred to as Conventional, EIFS PB, and Hybrid. Continuing in the series, this month we will move into the discussion of synthetic stucco, or EIFS. Exterior Insulation and Finish Systems (EIFS) products are often referred to as “synthetic stucco”, “Dryvit” (one of the more common manufacturer brand names), or EIFS. EIFS is described by EIMA (EIFS Industry Members Association) as “A nonload bearing exterior wall cladding system … that interacts to form an energy efficient exterior wall”
What is “Fake” Stucco?
EIFS was developed in the early 1950s to help repair postwar Europe and was introduced in the U.S. in the 1960s, used first on commercial buildings, and later on homes. EIFS typically consist of the following components: insulation board, made of polystyrene or polyisocyanurate foam, which is secured to the exterior wall surface with a specially formulated adhesive and/or mechanical attachment a durable, water-resistant base coat, which is applied on top of the insulation and reinforced with fiber glass mesh for added strength An attractive and durable finish coat — typically using acrylic co-polymer technology — which is both colorfast and crack-resistant.
Types of EIFS
Class PB – This system is the subject of several class action lawsuits since it is believed to trap moisture, and, consequently, to cause significant damage to the home. These systems are composed of EPS (expanded polystyrene – open cell foam) or polyisocyanurate insulation board applied to an approved substrate. The insulation board is covered with a fiberglass reinforcing mesh, which is embedded in a polymer based (approximately 80% polymer resin) base coat that is covered with a colored synthetic finish coat. The system thickness, excluding the insulation board, is 1/8 to 3/16 of an inch.
Types of EIFS
Class PM, or "Hybrid" Stucco – These systems are composed of EXPS (extruded polystyrene – closed cell foam) insulation board mechanically attached over a weather barrier (felt paper or other house wrap). The insulation board is covered with either: wire lathe, plastic lathe, or a heavy weight fiberglass reinforcing mesh. A polymer modified base coat (approximately 50% polymer resin) is applied to the mesh/lathe and is finished with a colored synthetic finish coat. (U.S. Inspect classifies One Coat and Two Coat Stucco with this group.)
Types of EIFS ď Ž
Drainable – These systems are the EIFS industry's answer to the concerns associated with the Class PB systems. These systems incorporate the use of a weather barrier and provide for drainage of incidental moisture infiltration for the areas it is applied to. The remaining components are the same as the class PB system.
Real Stucco Siding
Stucco is plaster with a cement base that is typically applied in three layers over framed and solid walls. Different kinds of cement are used in the stucco mixture depending on the climate and texture desired. It can be applied over some existing surfaces, such as concrete block or reapplied over older stucco. Stucco is usually applied over a base of wire mesh, wooden-slat spacers, building paper, and plywood sheathing.
Fiber Cement Exterior Siding/HardiPlank ď Ž
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Fiber cement siding has increased in popularity in recent years but it was originally introduced in France 100 years ago. Made from cement mixed with ground sand, cellulose fiber, and other additives fiber cement siding is a very versatile and long lasting material. Because of its makeup fiber cement is extremely immune to many of the common siding problems. Termites, fungus, water and it is also very fire- resistant. Fiber cement is offered in styles that resemble stucco, wood clapboards or cedar shingles. Because fiber cement does not expand and contract with the weather, paint adheres to it very well lasting longer than it would on wood siding. With typical warranties of up to 50 years it's easy to see why the material has gained in popularity. Hardiplank is perhaps the best known fiber cement siding. Certainteed, Cemplank, and Maxitile are other manufacturers offer fiber cement siding.
Asbestos In Popcorn Ceilings ď Ž
A word of caution about your popcorn ceiling! The application of sprayed-on asbestos-containing coatings was banned in 1978, but a lot of popcorn ceilings installed as late as 1986 contained asbestos in the mixture. It’s possible that your ceiling contains an asbestos level of 3 to 8 percent. I cannot stress enough how important it is to treat your ceiling as though it contains asbestos. Don’t get the notion you can scrape the popcorn off the ceiling today without doing your homework. Learn about asbestos and consider the consequences before you begin.
Knob and Tube Wiring ď Ž
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Knob and Tube Wiring Most homes built before the 1950's have knob and tube wiring. You can determine if you have this type of wiring in your home, by closely inspecting basement joists or attic rafters. To determine if your house is wired with knob and tube, look for ceramic knobs or tubes in which the wire gets secured to, or passes through, joists, studs, etc. If knob and tube wiring is not easily seen or accessible, you can check your electrical outlets. You may only have two prong outlets to plug into. Basically, no ground at each outlet or fixture outlet means knob and tube wiring is present.
Knob and Tube Wiring ď Ž
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Knob and Tube Wiring Homeowners with knob and tube wiring may find it difficult to obtain insurance on their home because some insurance companies are reluctant to insure a house they perceive as risky. Insurance companies may require a certificate of inspection from a qualified electrician, before it will insure a home with knob and tube wiring. If the electrician gives a satisfactory assessment of your home, the company may consider giving an insurance policy for your house.
Zinsco Electrical Panels ď Ž
These circuit breakers do not offer the level of over current and fire protection provided by most other electrical panels and circuit breakers.
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This means homes with this equipment are at greater risk of fire or other electrical hazard. Where Zinsco and Zinsco-Sylvania electrical panels are discovered in buildings they should be replaced to reduce some very real fire and shock hazards.
Zinsco Electrical Panels ď Ž
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Where Zinsco electrical panels and Zinsco circuit breakers are in use, arcing, contact-point burn, and even circuit breaker case blow-out have been observed in the field. A principal Zinsco circuit breaker (or Sylvania circuit breaker for those Sylvania panels using the Zinsco product) point of failure appears to be at the point of contact where the circuit breaker contacts clip onto the electrical panel bus, combined with the use of an aluminum electrical panel bus.
Wood to Ground Contact ď Ž
Wood to ground contact in any type of structure is an invitation for subterranean termite infestation.
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This photo came from a house where the homeowner attached boards to the piers to hold lattice between the openings.
This wood to ground contact was intended for installing a barrier against animal intrusion to the crawlspace. It helps termites!
Wood to Ground Contact ď Ž
Wood to ground contact in any type of structure is an invitation for subterranean termite infestation.
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In figure 2, close inspection reveals Formosan termites using the board as a bridge to enter the house.
Exposed termite shelter tube that was aided by wood to ground contact
Wood to Ground Contact ď Ž
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Wood to ground contact in any type of structure is an invitation for subterranean termite infestation. Figure 3 shows that at some point in the history of the same house, someone repaired the sill and placed this large wood beam as a support. Now the Formosan termites are also using it as an entrance point into the house. Wood to ground contact against solid concrete pier
Efflorescence on basement walls ď Ž ď Ž
The Issue Salts leach from concrete as moisture dries out of it and can appear as a white dust or residue on your basement wall.
Galvanized Plumbing ď Ž
Galvanized steel pipe is steel plumbing pipe dipped in a galvanizing solution to coat it inside and out for better protection against corrosion. Even with this coating this type pipe will corrode over a period of years and can develop pinhole leaks along its length. Galvanized pipe has a tendency to wear from the inside out and gives few clues to its impending failure. Galvanized water supply lines have a tendency to clog up and restrict the water flow throughout the property. Minerals from the water, and rust inside the pipes, seem to be at fault.
Galvanized Plumbing ď Ž
Generally you should expect to replace some or all galvanized water lines after about 30 years. Although some pipes installed in 1978 were being replaced in 1989 and some installed in the 1940's are still doing fine, you can expect an average life of 30 years.
Octopus furnace ď Ž
The proportions in the photo are not obvious but you would not be able to wrap yourself around half of the furnace. They were originally coal fed and were later retrofitted for natural gas fuel. Part of their durability is that they do not have an air blower. The hot air circulates through the house purely through the natural convection of hot air rising and cold air falling. This is a nice example of a furnace wrapped in asbestos, which was commonly used before we learned of its hazards.
Cadet & King Wall Heaters ™
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Although these particular wall units are hard to find these days, be on the lookout for this style of zonal heater. King™ also makes a wall unit that looks similar. Be aware there are 2nd generation wall heaters by both manufacturers that have not been recalled.