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Fixing Leaks
For people, water is
necessary for survival. However, for a house, water can be a
destructive force that can lead to wood rot, peeling paint,
insect infestation, shorter lifespan of roofing and siding and
higher maintenance costs. And if you're not careful, water
inside your home can easily provide a natural habitat in which
molds thrive.
Investigate, Identify and Repair All Leaks and Cracks
The best way to prevent water damage from rainwater and snowmelt
is to ensure the exterior materials of the building are properly
constructed and maintained. The following are tips for
identifying and eliminating sources of water intrusion in your
home. Common places where water intrusion occurs:
Windows and Doors: Check for leaks around your windows
and doors, especially near the corners. Check for peeling paint,
it can be a sign of water getting into the wood. Inspect for
discolorations in paint or caulking, swelling of the window or
doorframe or surrounding materials.
Roof: Repair or replace shingles around any area that
allows water to penetrate the roof sheathing. Leaks are
particularly common around chimneys, plumbing vents and attic
vents. To trace the source of a ceiling leak, measure its
location from the nearest outside wall and then locate this
point in the attic using a measuring tape. Keep in mind that the
water may run along the attic floor, rafters, or truss for quite
a distance before coming through the ceiling.
Foundation and Exterior Walls: Seal any cracks and holes
in external walls, joints, and foundations, in particular,
examine locations where piping or wiring extends through the
outside walls. Fill all cracks in these locations with sealant.
Plumbing: Check for leaking faucets, dripping or
"sweating" pipes, clogged drains, and faulty water drainage
systems Inspect washing machine hoses for bulges, cracks or
wetness. Replace them every few years or sooner if problems are
found. Inspect the water heater for signs of rust or water on
the floor.
Termite-Damaged Material: Check for termite damage in
wood materials such as walls, beams, or floors. Any wood exposed
to the exterior can potentially lead to moisture intrusion or
termite infestation.
Prevent Water Damage Through Good Home Maintenance
You can help prevent future leaks and water intrusion by
regularly inspecting the following elements in your home and
making sure they remain in good condition.
Flashing: Flashing, which is typically a thin metal strip
found around doors, windows, thresholds, chimneys, and roofs, is
designed to prevent water intrusion in spaces where two
different building surfaces meet.
Vents: All vents, including clothes dryer, gable vents,
attic vents, and exhaust vents, should have hoods, exhaust to
the exterior, be in good working order, and have boots.
Attics: Check for holes, air leaks, or bypasses from the
house and make sure there is enough insulation to keep house
heat from escaping. Among other things, air leaks and inadequate
insulation results in ice damming. If ice dams collect around
the lower edge of a roof, rain or melted snow can back up under
the shingles and into the attic or the house. Check the bottom
side of the roof sheathing and roof rafters or truss for water
stains.
Basements: Make sure that basement windows and doors have
built-up barriers or flood shields. Inspect sump pumps to ensure
they work properly. A battery backup system is recommended. The
sump pump should discharge as far away from the house as
possible.
Humidity: The relative humidity in your home should be
between 30% and 50%. (See Controlling Indoor Humidity to use our
Indoor Humidity Meter.) Condensation on windows, wet stains on
walls and ceilings, and musty smells are signs that you may have
too much humidity in your home. Check areas where air does not
easily circulate, such as behind curtains, under beds, and in
closets for dampness and mildew. Be sure to use bathroom exhaust
fans following warm showers or baths. When going on trips, turn
the temperature up on the air conditioning, not off. The air
conditioning system helps remove moisture from your home. If you
are concerned about the humidity level in your home, consult
with a mechanical contractor or air conditioning repair company
to determine if your HVAC system is properly sized and in good
working order.
Air Conditioners: Check drain pans to insure they drain
freely, are adequately sloped toward the outlets and that no
standing water is present. Make sure drain lines are clean and
clear of obstructions. Drain pan overflows usually occur the
first time the unit is turned on in the spring. Clean prior to
first use with compressed air or by pouring a water-bleach
solution down the drain line until it flows freely.
Expansion Joints: Expansion joints are materials between
bricks, pipes, and other building materials that absorb
movement. If expansion joints are not in good condition, water
intrusion can occur. If there are cracks in the joint sealant,
remove the old sealant, install a backer rod and fill with a new
sealant.
Exterior Wood Sheathing and Siding: Replace any wood
siding and sheathing that appears to have water damage. Inspect
any wood sided walls to ensure there is at least 8" between any
wood and the earth.
Drywall: Since drywall is an extremely porous material
and is difficult to dry out completely, damaged areas should be
replaced if any signs of moisture are present. One way to
protect drywall from moisture intrusion in the event of a flood
is to install it slightly above the floor and cover the gap with
molding.
Exterior Walls: Exterior walls should be kept well
painted and sealed. Don't place compost or leaf piles against
the outside walls. Landscape features should not include soil or
other bedding material mounded up against walls.
Landscaping: Keep trees trimmed so that branches are at
least 7 feet away from any exterior house surface. This will
help prolong the life of your siding and roof and prevent
insects from entering your home from the tree. Vines should be
kept off all exterior walls, because they can help open cracks
in the siding, which allows moisture or insects to enter the
house.
Irrigation: Inspect and adjust the spray pattern of the
irrigation heads to minimize the water sprayed directly onto the
house to avoid excessive water near the foundation.
Act Quickly if Water Intrusion Occurs
If water intrusion does occur, you can minimize the damage by
addressing the problem quickly and thoroughly. If water is
flowing into the home from burst piping or damaged appliances,
shut off the water supply, typically found outside the house or
at the meter. Immediately remove standing water and all moist
materials, and consult with a licensed building professional who
can determine the extent of the repairs necessary. Water damage
left unattended can result in structural failure or,
potentially, mold growth.
Should your home become damaged by a catastrophic event such as
fire, flood or storm, take appropriate actions to prevent
further water damage once it is safe to do so. This may include
boarding up damaged windows, covering a damaged roof with
plastic sheeting, or removing wet, damaged rugs, carpet, or
personal belongings. Fast action on your part will help minimize
the time and expense for repairs, resulting in a faster
recovery.
Source: Institute for Business and Home Safety. IBHS is a
national nonprofit initiative of the insurance industry to
reduce deaths, injuries, property damage, economic losses and
human suffering caused by natural disasters. and weather.com/homeandgarden
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