During my thirteen+ years as a home inspector, I have observed that a lot of my clients are more concerned with termites when it comes to damage to their future home. While I consider termites to be a definite threat to a home (I think they should be the Official State Insect of Georgia), I consider “water” to be Enemy #1. Water can penetrate and damage a home in a number of ways. Below is All American Home Inspection’s Top 10 List of how water can penetrate and damage your home. The rankings are based on the frequency these defects are discovered during a home inspection:

10. Missing deck flashing: This allows water to leak between where the deck structure attaches to the house siding / structure, resulting in decay to the house siding and floor structure. Have a qualified contractor install metal flashing between the deck ledger board and the house connection.

9. Missing Head flashing over the tops of exposed windows and garage doors: This allows rain water to collect on the wood trim above the windows and doors. The trim and the siding in this area is susceptible to decay, water penetration to the wall substrate is possible. These areas may be sealed with silicone, or have a qualified contractor install metal or vinyl head flashing in these areas.

8. Standing water in the crawlspace (see website): Wet crawlspaces can result in foundation problems, as well as decay to the floor structure. See the “Services” Section, page #3, of our website, www.allamericanhomeinspections.com for a photo of a local building that had hundreds of dollars worth of structural damage due to a wet crawlspace. If water is entering your crawlspace, have a qualified contractor install gutters with downspout extensions to direct water away from the house, as well as evaluate for other water control measures such as drain tile, surface drains, etc.

7. Irrigation sprinklers hitting the house: Causes similar damage to roof water splash back. Verify that your sprinklers are not hitting the house siding, trim, etc. The remedy is simple, direct the sprinklers away from the house, or water the yard and not the house.

6. Poor drainage at the foundation: This can also cause foundation problems, due to soil erosion, water penetration of the crawlspace, etc. Wet soil conditions may also be conducive for termites (discuss with your pest control professional). If the soil is sloped toward your house, have a qualified contractor re-grade the soil at the foundation so that the soil slopes away from the house. I suggest a minimum half inch slope per foot, for the first ten feet away from the foundation.

5. A/C condensation drains: Ever been in a house with a ceiling stain and the owner tells you that the “air condition leaked?” This is normally due to the condensation produced by the attic air handler being obstructed and unable to drain to the exterior of the home, and the auxiliary drain pan and drain line failing (not properly installed or blocked by blown insulation). The result is water damage to the ceiling and / or the living space below. I suggest having the HVAC system serviced on an annual basis, as well as verifying that the air handler drain pan is clear of debris and that the two condensation drain lines are properly vented to the exterior.

4. Plumbing leaks (at supply and waste pipe connections): These leaks produce water damage to interior cabinets, flooring, and possible mold. Left undetected and un-repaired, one can expect damage to the floor structure (in crawlspaces). Periodically check under sinks, washing machine connections, and at the toilets leaks at the supply and waste pipe connections.

3. Leaking wax seal at the toilet: When the wax seal between the toilet waste connection at the plumbing waste pipe connection fails, this allows waste water to leak onto to the floor and into the sub floor, and penetrate the floor framing. Left un-repaired, this will result in possible mold growth, damage to the floor covering, and decay to the sub floor and floor framing. Periodically check around toilet bases for water or water stains. Have a qualified plumber replace the wax seal if water is observed.

2. Roof leaks / Flashing leaks: (nails, debris): Raised nails puncture the roof shingles and allow water to leak around them and penetrate the roof decking. Cracked / deteriorated rubber flashing around the plumbing vents, etc., allow water to penetrate the roof decking. Left un-repaired, the roof decking and the roof structure is subject to decay. Have a qualified roofer repair raised nails and replace damaged flashing boots. Roof debris, such as pine straw, hold water and allow water to penetrate the roof shingles (roof shingles are water resistant, not water proof) and result in decay to the roof decking and structure. Keep roof debris from building up on the house roof.

1. Roof Water Splash Back: Susceptible to damaging wood and cellulose type siding materials, as well as penetrating the various types of siding and damaging the wood framing. Roof water splash back is also likely to penetrate and cause decay to wood trim at doors and windows, and resulting in hidden decay to wall structures, floor structures (in crawlspaces), and interior flooring. Check to see how the roof water is splashing against these areas, and how it is draining away from the house. Gutters, with downs spout extensions, are recommended for preventing roof water splash back.

Don’t let water damage your home and cost you expensive repairs. Feel free to call on us with questions or on-site evaluations. If you know that water is penetrating your home don’t delay, but call a qualified service provider to repair.