Be Water Wise..It's not just the roof

Be Water Wise…It’s not just the roof

Of course it’s important to have a good roof to keep the rain out. But there are other areas of potential moisture intrusion that need your attention also. Of the many homes I’ve inspected, this has been the most damaging and costly problem I find. Even a little water over a long period of time can be big trouble.

Properties range from level to hillside. Whatever the situation, proper drainage is important. If the perimeter of the house is subjected to wet soils, the foundation can sink. The center section stays high and dry. So the floors are high in the middle and slope to the perimeter, doors stick and walls crack. This can be avoided with proper water control. The earth around the house should slope away. When the earth is saturated, water runoff can threaten the living space if not directed properly. If you see ponding or water flow against the house, call a drainage specialist who may recommend area drains or pumps.

Correctly functioning gutters are essential for building protection. Their primary purpose is to keep water away from the foundation. If you don’t have gutters at every drip edge, a few dollars spent now could save you from a major expense later. After the water is collected in the gutters it needs to be kept away from the house. Structural problems can be avoided by simply extending downspouts or adding splash blocks to direct water away from the foundation.

If your house has a stucco, brick, or stone exterior, you may have a weep screed. It’s at the bottom of the wall and allows any moisture behind the masonry to weep out. There should be 4 inches clearance between the weep screed and the earth or 2 inches clearance to masonry patio, walkway etc. Many older houses do not have a weep screed and the stucco extends down into the ground. The stucco on these walls often spalls or flakes at the bottom and should be monitored for moisture intrusion on the inside.

If your house has a raised foundation, the area under the floor should be kept dry and well ventilated. Wet or moist soils indicate a drainage or ventilation problem. If the area is compartmentalized with interior walls, or there is no cross ventilation, mechanical ventilation (fan) may be required. Be sure to keep the ventilation port screens in good condition or the crawlspace could become a nice warm home for some not so nice critters.

If you find water in the crawlspace at the end of a dry summer, look for another source of water. It may be your lawn sprinklers or other irrigation. Water your plants, not your house. It may be ground water (spring) or even a leaking swimming pool. Whatever the source, there are solutions to keep it dry or control the water.

As the ground gets saturated, retaining walls may have a buildup of hydraulic pressure behind them that can cause them to fail. To avoid this, the wall should have weep holes at the bottom to relieve the water pressure. Be sure the weep holes at the base are not blocked. Add them if necessary. As an alternative some walls have drain pipes behind them that should be kept clear.

Keep an eye on those hillsides. If trees or fence posts look like they are leaning, it could mean soil movement. To be safe, contact a specialist.

Houses are meant to be dry and need to be maintained. Foundation problems, damaged walls and ceiling, wood rot and even mold can be avoided with proper control of water. Early detection and repairs can save you a lot of headaches and expense. Be water wise.