Bathroom ventilation systems are designed to exhaust odors and moist air to the home exterior. Typical systems consist of a ceiling fan unit connected to a duct that terminates at the roof. The fan may be controlled in one of several ways:

Newer fans may be very quiet but work just fine. Older fans may be very noisy or very quiet. If an older fan is quiet, it may not be working well. Inspectors can test for adequate fan airflow with a chemical smoke pencil or a powder puff bottle but such tests exceed InterNACHI's Standards of Practice.

Bathroom ventilation fans should be inspected for dust buildup that can impede airflow. Particles of moisture-laden animal dander and lint are attracted to the fan because of its static charge. Inspectors should comment on dirty fan covers.

Ventilation systems should be installed in all bathrooms. This includes bathrooms with windows since windows will not be opened during the winter in cold climates.

 

 

Defects
The following conditions indicate insufficient bathroom ventilation:

The most common defect related to bathroom ventilation systems is improper termination of the duct. Vents must terminate at the home exterior. The most common improper terminations locations are:

Improperly terminated ventilation systems may appear to work fine from inside the bathroom… you have to look in the attic or on the roof. Sometimes poorly-installed ducts will loosen or become disconnected at joints or connections.

 

Ducts which leak or terminate in attics can cause problems from condensation. Warm, moist air will condense on cold attic framing, insulation or other materials. This condition has the potential to cause health or decay problems from mold or to damage materials such as drywall. Moisture also reduces the effectiveness of thermal insulation.

Perhaps the most serious consequence of an improper ventilation setup is the potential accumulation of mold in attics or crawl spaces. Mold may appear as a fuzzy, thread-like, cobwebby fungus although it can never be identified with certainty without being lab tested. Health problems caused by mold are related to high concentrations of spores in indoor air. “Spores” are like microscopic seeds, released by mold fungi when they reproduce. Every home has mold. Moisture levels of about 20% in materials will cause mold colonies to grow. Inhaling mold spores can cause health problems in those with asthma or allergies and can cause serious or fatal fungal infections in those with lung disease or compromised immune systems.

Mold is impossible to identify visually and must be tested by a lab in order to be confidently labeled. Inspectors should refrain from calling anything “mold” but should refer to anything that appears as mold as a material that “appears to be microbial growth”. Inspectors should include in their report and in the inspection agreement signed by the client a disclaimer clearly stating that the General Home Inspection is an inspection for safety and system defects, not a mold inspection.

Decay, which is rot, is also caused by fungi. Incipient (early) decay cannot be seen. By the time decay becomes visible, wood may have lost up to 50% of its strength.

In order to grow, mold fungi require that the following conditions are present:

If insufficient levels of any of these requirements exist, all mold growth will stop and fungi will go dormant. Most are difficult to actually kill.

Even though mold growth may take place in the attic, mold spores can be sucked into the living areas of a residence by low air pressure. Low air pressure is usually created by the expulsion of household air from exhaust fans in bathrooms, dryers, kitchens and heating equipment.

Improper Ventilation

Ventilation ducts must be made from appropriate materials and oriented effectively in order to ensure that stale air is properly exhausted.

 

Ventilation ducts must:

The following tips are helpful although not required. Ventilation ducts should:

Above all else, a bathroom ventilation fan should be connected to a duct capable of venting water vapor and odors into the outdoors. Mold growth within the bathroom or attic is a clear indication of improper ventilation that must be corrected in order to avoid structural decay and respiratory health issues.

 

 

 

 

 

Vinyl Windows

Advantages of vinyl windows:

• They offer myriad design options. Vinyl can be molded easily into almost any shape. Custom colors and finishes are available to suit almost any design specifications.
• They require relatively little maintenance. They never need to be sanded or painted, and can be cleaned easily with soap and water.
• They're energy-efficient. Compared with other window materials, such as wood or aluminum, vinyl windows are great thermal insulators.
• They're recyclable. Vinyl, like other thermoplastics, can easily be melted and remolded into new products without losing its chemical characteristics. According to the American Architectural Manufacturing Association, vinyl production is more than 99% efficient, and, in 1997, more than a half-million tons of the plastic were recovered and recycled into other useful products.

Disadvantages of vinyl windows:

• They have the tendency to sag due to their flexibility. Their flexibility also limits their size and the weight of the glass they frame.
• Many people find them less elegant or natural-looking than wood.
• Vinyl window frames can soften, warp, twist and bow if heat builds up within the frame.
• They are not particularly strong or rigid.
• They have the tendency to discolor over time, especially when subjected to extreme weather conditions.
• They are difficult to paint. Most paints will not easily adhere to vinyl, and some primers can weaken the vinyl.

Defective Conditions:

• weep holes on the sides or the top of the frame. Weep holes are small holes that allow water to leave the window frame before it accumulates and leaks into the house. Manufactures drill these holes into the bottom side of the frame. Occasionally, installers will inadvertently install the window upside-down so that the weep holes are on the top, making them useless.
• alarm holes that permit water penetration. While installing an alarm system, installers will often drill a small hole for the alarm wire at the base of the window frame. In vinyl window frames and other hollow window designs, water may leave the window through this hole and follow the alarm wire into the house. This water penetration can cause serious interior water damage.
• separated mitered corners. Mitered corners –- welded junctions where sides meet -– are particularly prone to separating during the stresses of installation if the glass has been removed. Installers occasionally remove the glass from the frame so that it is lighter and can be installed more easily. If such a separation occurs, it becomes likely that water will enter the building and cause damage. Inspectors can roughly measure this gap and demonstrate its danger to clients by inserting a business card into it.    
• sagging. Unlike wood, which is more rigid, vinyl has the tendency to sag over time. This warping is a cosmetic blemish as well as a potential cause for the window to become inoperable. If the frame sags, operable windows may bind or jam.  

 

 

 

                                                                                          Fall & Winter Maintenance

 

With the fall and winter month fast approaching , it is important to have your boiler or furnace serviced and clean for peak performance during the heating season. Also have the chimney cleaned and inspected for any blockage which could cause dangerous fumes to back draft into the house.

 

 

 

                                                                       Keeping Rodents, Insects,& Moisture Out                         

 

One of the most important things in maintaining your house is to keep the insects and cold air out. With the winter fast approaching it's a good idea to take a look around the exterior of the house and check around plumbing fixtures, windows & doors and make sure these areas are caulked. Around this time of year insects and rodents are looking for a warm place to live and reproduce. Also energy loss is found around these areas as well. If the caulk around your windows and doors are old, remove the old caulk and replace with new caulk, putting new caulk on old caulk won't adhere, and will not be effective.

 

 Openings like the picture below will allow rodent, insects & moisture into the home causing energy loss, and possible interior damage due to wood destroying insects, or mold due to rain water and moisture. A little maintenance will go a long way in keeping your home safe, comfortable and energy efficient.