Is This Problem Lurking In Your Home?
The last thing anyone wants to hear during a home inspection is that the inspector found mold in the attic, but it happens surprisingly often - usually to the complete amazement of unsuspecting sellers. Too much moisture in the attic is always a serious problem because it can damage wood framing and void the warranty on shingles. During cooler weather any warm, moist air is even more likely to condense when it hits the roof sheathing. A relatively new, healthy-looking roof installed by professionals is no guarantee that trouble is not brewing overhead, so how do you know what to look for? Here are some tips. Step 1: Know What Mold Looks Like
It's no one's favorite task, but someone needs to do it: Start by looking in the attic space for signs of mold on framing and/or insulation.
Mold often has the appearance of a black, grey, or dark green stain on wood, and can also look like a coating that discolors the insulation.
Step 2: Understand Your Options
Two things will need to be done: One is to kill and remove or encapsulate the mold, and the other is to find and eliminate the cause of the moisture that is creating a mold-friendly condition.
Mold Remediation - A Few Pointers
A mold remediation company is often the easiest and fastest choice, although the EPA gives guidelines for homeowners cleaning up areas of less than 10 square feet. One common method is to apply a fungicide (not bleach, which experts say is ineffective), while another is to scrape off and sweep up the mold. Care needs to be taken to not volatilize the mold when using the second method.
If insulation has been affected some companies will recommend replacement, while others may offer a less expensive encapsulation option.
On the bright side: The majority of attic mold issues found by inspectors do not involve toxigenic mold, and most experts will tell you that mold in the attic space should not affect your living areas unless the heating/cooling system is installed in the attic.
Step 3: Find the Cause of the Problem
Mold in the attic can be the result of too much moisture entering the attic, inadequate ventilation, or both. Top Causes of Attic Moisture
- Do any vents release moist air directly into the attic? It's very common to find that kitchen and bathroom vents have become disconnected from their exterior outlets, as shown below. (Sometimes they are never vented to the exterior in the first place!) - Are any soffit vents blocked by insulation or clogged screens? Sufficient intake of exterior air is crucial to good attic ventilation. - Are there other air gaps that allow moisture from the home to reach the attic space? - Is the crawl space dry? A wet crawl space can result in a higher level of moisture throughout the home, which eventually will affect the attic. - Is sufficient ventilation installed? It's surprising how frequently the answer is "No." Below are some pointers regarding ventilation requirements.
Attic Ventilation Essentials
Air needs to enter your attic at a low point such as a soffit or under-eave vent, and exit carrying moisture with it at a higher point such as a ridge vent or box vent. 1. Balance Intake and Exhaust VentsUpper exhaust vents and lower intake vents should equal each other in square area. The degree of ventilation is actually limited by the amount of air the system can take in, which is why having a lot of exhaust venting does not guarantee sufficient air flow. 2. Don't "Short Circuit" Your Ventilation SystemInstalling two different types of exhaust vents, such as a ridge vent and a power vent, can cause them to compete with each other and lessen their overall effectiveness by turning one into an intake vent. 3. Know Your Ventilation NeedsLocal regulations vary, but here are the general guidelines: The 1/150 Rule: For every 150 square feet of attic space, 1 square foot of ventilation is required, including both intake and exhaust in a balanced system (half of the vent space high and half of it low). The 1/300 Rule: If the attic has a good vapor barrier the recommended ventilation is cut by half, but the system still needs to be balanced. Here's a handy article explaining how to calculate Total Vent Area using the 1/150 Rule: A few more things to look out for...If you read home inspector blogs you'll find that they sometimes see a roof vent installed with the felt behind it still intact, completely blocking air flow, or they'll find a normally sized vent with just a small hole cut behind it. Homeowners shouldn't have to check for mistakes like that, but since they do happen, and considering how stressful and expensive an attic mold problem can be, it's worth taking some time to make sure things are working correctly up there.
- U.S. home prices rose 8.1 percent year-to-year in June, according to a recent S&P/Case-Shiller report. They rose 7.4 percent year-to-year in July, according to CoreLogic, a data and analytics company. (Expect the rate of home price appreciation to continue to drop as the market returns to more normal conditions.) - The national average 30-year fixed mortgage rate is in the 4.25 percent range. The July Pending Home Sales Index was up from June but down 2.1 percent year-to-year, according to the National Association of Realtors�. Note: Housing statistics based on closed sales typically reflect market conditions of two or three months ago. To find out what's going on right now in our local market, please call me directly. Are you planning to buy or sell a home, or do you know someone who is? Please call or email me - I'm never too busy to help you and the people you care about with real estate. (*What the lawyers make us say: The information in this newsletter is deemed reliable but not guaranteed. Please always consult a qualified expert before making decisions based on this content. Nothing in this article is meant to be taken as expert legal, financial, or medical advice.)
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