What Causes Ice Dams? Temperatures are dropping. On Friday, it started snowing as I drove off to pick up dinner. Granted, it didn't stick, but we all know winter is on its way. Every year I see Michigan homes damaged by ice dams. A lot of people have heard the term "ice dam," but don't really understand what it is, what it does, or how to prevent it. An ice dam is, essentially, a ridge of ice that forms at the edge of a roof. It prevents melting snow from draining off the roof, causing water to back up behind the dam, move back up the roof, and leak into the house.     Here's the idea: We know snow melts when it is warmer than 32°F. And we understand from gravity that water will flow down the roof. But the roof isn't a uniform temperature. When it is warmer at the top, snow will melt. A... 11/07/2010

Obtaining Building Permits In Michigan "It's my property." "It's just a shakedown by the city." "Why should I pay an extra 'tax' to the city for the privilege of working on my own house?"   These are typical of the myriad of excuses I hear from people who don't get permits when making changes around the house or their property. But here is some solid advice: If you are thinking of working on the house and ignorning the permit office -- don't. And NEVER NEVER NEVER NEVER obtain a homeowner's construction permit for a contractor! It is the property owner's responsibility to make sure the permit is obtained, but not to obtain it for the contractor (at least in Michigan).   Using Contractors If you are using the services of contractors, make sure they are licensed. Let's say something goes ... 11/05/2010

Examining Trees We just finished concluded several days of heavy wind here in Michigan (many of the days had "land bombs," as the weather people kept reminding us). With our occasional windstorms, and with a Michigan winter fast approaching, it is a good idea to occasionally inspect the trees on our properties for damage... and to remove them as necessary. A Tree's Structural Defects   Trees with major structural defects can damage your house -- or your neighbor's house. Here are some signs of defects: Cankers (see picture above) are localized areas on branches or stems of a tree where the bark is sunken or missing. These are caused by wounding or disease, and the presence of a canker increases the chance that the stem will break near the canker. A tree with a canker that encompasses mo... 10/31/2010

Why should I use a space heater?   As I write this, it is an unusually warm end-of-October day in Michigan: 65 degrees F. Still, it is inevitable that the weather will turn cold and furnace days will be in full swing. But furnaces aren't the only way to heat a house. Portable space heaters are used to supplement the main heating system (if it is inadequate), or to localize heat in an occupled room while keeping the thermostat turned down around the unoccupied rooms. In fact, it is possible in some cases to lower heating costs around 10% by using space heaters in occupied rooms.   Different Types of Space Heaters There are several types of space heaters: Coil-based convection heaters:  Air is heated as it passes through hot metal coils, and is pushed out by a fan. A safety mesh ensures t... 10/26/2010

Avoiding Explosions -- Meet The TPR Valve Ok, the TPR valve isn't the most exciting topic... at least until it fails.   TPR (temperature pressure relief) valves (also called a T & P  valve) are the safety devices installed on water heaters, and they automatically release water in the event that pressure or temperature in the water tank exceeds safe levels. TPR valves are generally set to open up if the pressure exceeds 150 psi or 210 degrees F. If the temperature exceeds 210 degrees F, the high pressure in the system will prevent the water from turning to steam. But if the TPR valve malfunctions, pressure will exceed 150 psi and temperature will exceed 212 degrees F. If there is even a slight rupture in the tank, water will instantly expand into steam. One cubic inch of water becomes ab... 10/24/2010

Washing Machine Hose Failure Hot and cold water faucets near the washing machine supply water to the washer through rubber hoses. Unless you shut off the supply, these hoses are always under pressure -- and, really, few of us do shut them off, at least when we aren't traveling. But that means these hoses are subject to the same pressure (and potential leakage) as water pipes. And, of course, these hoses were not intended to be constantly kept under that kind of water pressure. It's no fun to come home from a trip, or downstairs to do laundry, and find a flooded basement or laundry room. According to insurance industry reports, blown supply lines are a common problem, costing over $200 million in property damage annually. Manufacturers recommend replacing your hoses every three to five y... 10/23/2010

Mudjacking We've all seen them... especially those of us who live here in Michigan. Those unsightly, un-even slabs of concrete that create serious trip hazards.   Uneven concrete is like most problems around the house: a two-part issue. The obvious issue is the concrete -- it needs fixed. What's not as obvious is WHY the problem happened in the first place. That source of the problem needs fixed, too.   Why Does Concrete Sink? Concrete sinks basically because the underlying support gives way. There are many reasons for this kind of failure... installing concrete on dirt that wasn't sufficiently compacted... soil erosion from poor grading or gutter issues... Sometime, soil just settles naturally over several years. But regardless of the cause, sunken concrete can lead to many structural ... 10/21/2010

Adding Insulation: Starting With The Attic   So you want energy efficiency and you know you need insulation. What's next? Figuring out where to put the stuff. A house should be properly insulated from the roof down to its foundation.   But first, for other exciting information about insulation (at least to building science nerds like me), you may want to look at: Insulation: A Look At R-Value Adding Insulation To A Home: How The Stuff Works Adding Insulation To A Home: Sealing And Ventilation   This is the area most of us think about when we think insulation. Fortunately, attics are usually one of the easiest places in a house to add insulation.   WARNING! Warning: if you have, or think you have, vermiculite insulation in the attic, don't mess around up there. Vermiculite insulation is ... 10/21/2010

Adding Insulation To An Existing Home -- Ventilation Concerns Adding Insulation To An Existing Home What Is R-Value?   The Purpose Of Ventilation Every home needs ventilation, the exchange of indoor air with outdoor air. There are a lot of contaminants that can plague the health of the home and the health of the homeowner. Volatile organic compounds (VOCs), allergens and radon can accumulate in poorly ventilated homes. Excessive moisture can lead to mold growth and structural problems. Ventilation reduces indoor pollutants, moisture, and odors.   How Much Ventilation? The American Society of Heating, Refrigerating and Air-Conditioning Engineers (ASHRAE) suggests that a home's living area should be ventilated at a rate of 0.35 air changes per hour or 15 cubic feet per person per minute, ... 10/20/2010

Adding Insulation To An Existing Home Newer houses are typically constructed with energy efficiency in mind, but homeowners of older houses around Michigan can conserve energy and protect their bank account by insulating and air sealing their house. How Insulation Works Let's go back to 7th Grade Science class... Heat flows naturally from warm spaces to cooler spaces, so during wintertime, heat flows from the heated living spaces to adjacent unheated spaces like attics, garages, basements, and even to the outdoors. Heat can move indirectly through interior ceilings, walls, and floors—wherever there is a difference in temperature. The process reverses during the summer. Of course, heat lost in the winter must be replaced by the heating system and the heat gained in the summer must be rem... 10/19/2010

Fireplaces are replacing fireplaces! That is, if some manufacturers have their way, the open fireplace will become a relic of the past. Some of these new fireplaces burn alternative fuels and qualify for a federal tax credit before the end of the year.   From the Wall Street Journal: When James and Maryam Shapland need to tend the living-room fire this winter, they'll reach for a remote control instead of the iron tongs. With cold weather approaching, the Shaplands are relieved to have finally plugged up the wood-burning fireplace in their 1940s Minnesota home—what Ms. Shapland called their energy-inefficient hole in the wall. Its replacement: a gas-fired unit that resembles a flat-screen TV with flames dancing along a bed of flat ceramic stones.   There's a nice slide show at the WSJ w... 10/19/2010

What Is R-Value? A Look At Insulation A lot of people I talk to have this kind of understanding about insulation and R-Value: Insulation is good, and the bigger the R-number, the better. Well, that may be true as a generalization, but there is more to keeping a house comfortable than insulation... but I digress. Back to the topic... So let's first ask: what is R-Value, anyway? R-value is the measurement used to describe a material’s level of thermal resistance. It may be more than you want to know, but R-Value is the inverse of the U-Value, a measurement of thermal conductivity.  And, of course, R-Value is often the standard consideration when discussing the effectiveness of insulation.    How Does R-Value Relate to Insulation? Heating and cooling accounts for between 50% to 70% of ener... 10/18/2010

Understanding Arc Fault Circuit Interrupters We're all pretty familiar with the Ground Fault Circuit Interrupter (GFCI), but the Michigan Electrical Code and the new Michigan Residential Code coming out at the end of the year are both paying a lot of attention to something called an arc fault circuit interrupter (AFCI). So what is the difference? GFCIs detect ground faults which occur when current leaks from a hot (ungrounded) conductor to a grounded object as a result of a short-circuit. This can be a deadly situation when a person unintentionally becomes the current’s path to the ground. GFCIs function by constantly monitoring the current flow between hot and neutral (grounding) conductors, and activate when they sense a difference of 5 milliamps or more. AFCIs special types of electr... 10/17/2010

Understanding Ice Dams Winter is on its way. And that means the bane of Michigan residents -- ice dams -- will be coming soon. A lot of people have heard the term "ice dam," but don't really understand what it is, what it does, or how to prevent it. Basically, an ice dam is a ridge of ice that forms at the edge of a roof. It prevents melting snow from draining off the roof, causing water to back up behind the dam, move back up the roof, and leak into the house.   What Causes Ice Dams? Simply put, non-uniform roof temperatures lead to ice dams. This is the scenario: There is snow on the roof Portions of the roof's outside surface are above 32°F The lower roof surfaces are below 32°F The outside temperatures are below 32°F When we say temperatures above or below 32°F, I mean the average t... 10/17/2010

Choosing Firewood What makes good firewood for wintertime fuel in the fireplace? Seasoned Wood It helps to use wood that burns easy. All firewood contains water, and freshly cut (or green) wood can be up to 45% moisture content. This causes uneven burning, lots of smoke and ash, and generally smells bad. Seasoned wood, however, contains about 20-25% moisture content. Tiny radial cracks along the cross-sections of a split log indicate that the wood is dry and ready to use. If the firewood is cut about six months in advance and stored properly, the sun and wind will dry it out in time for winter. Warning: green wood contributes to a rapid buildup of creosote. Hardwood Broad-leafed deciduous trees (i.e. the stuff that loses its leaves this time of year, not evergreens) make ideal firelogs... 10/17/2010

Chimney And Fireplace Safety One of my favorite things about a Michigan winter is the opportunity to get a fire roaring in the fireplace. And judging from my neighbor's woodpile, I am not the only one who loves using the fireplace. But before we light up the first fire of the season, we'd be wise to take a look at our fireplace and chimney to make sure everything is in order.   Energy Loss Fireplaces are the largest unsealed opening in the home, and according to government estimates (if you trust them), they cost American families over $7 billion in wasted energy costs due to something called the "stack effect." During the heating season, the warmer indoor air escapes through the chimney (or other openings). The rising warm air reduces the air pressure in the house, which in turn draws ... 10/17/2010

Why Do I Sneeze? Understanding Household Allergens   Many of you know that awful feeling... the sneezing, the runny nose, the watery eyes, the... well, you get the idea. Allergies are a common disorder here in the United States. In fact, around 50 million Americans suffer from either seasonal or chronic allergies, including about 2.5 million people right here in Michigan. Nationwide, they cost the health care system about $18 billion a year. Allergies are caused by oreign substances (typically small proteins) that are most often eaten or inhaled. These substances come from a number of sources like molds, dust mites, animal dander and pollen. Once they get into our system, the immune system mistakes these (normally harmless) foreign substances as dangerous invaders and sends out antibodi... 10/16/2010

Cracks in the Concrete   Cracks in concrete can appear in driveways, patios, sidewalks, and even around the foundation of your home. Most concrete will crack, because concrete shrinks as it dries and cures. In fact, concrete slabs shrink about 1/16th inch for every ten or so feet. This type of stress is a lot like holding up a magazine, grabbing each end, then pulling it apart. But there are many other reasons concrete cracks. Root growth, standing water, and the freeze/thaw cycle (not an exhaustive list) Standing water is a particularly hard on concrete. When water isn't draining properly, the water works down between a weakened section and creates a crack. It is easy to fix the crack, but it will happen again unless the underlying drainage problem is fixed. Here are some tips to fix c... 10/14/2010

It is another warm October day in Michigan, but the cold weather is coming. And with the change in the temperatures comes the change in the pests we have to put up with in and around the home... rodents are going to try to make their way into nice, warm homes all over Michigan (and all the other cold states). I HATE rats and mice.They are one of the very few downsides to my inspection work (and to the life of any homeowner who has to deal with them). But they can be evicted from the house, and with the application of a little knowledge, might not even pay a visit.   Rats Rats are a typical problem in many cities, and the Metro Detroit area is no exception. Yuck. Even worse, they seem perfectly designed to thrive in a city. The two kinds we have here in Michigan are the Roof Rat (also kn... 10/13/2010

Getting Your Home Ready For Winter It was another beautiful October day in Southeast Michigan. Temperatures reached about 73 degrees F in my back yard where the thermometer is located. But in spite of the lovely autumn weather we are enjoying, I know a typical cold Michigan winter is around the corner. And that means it is time for winterization, the process of preparing the home for the harsh conditions it will face during the winter. Winterizing is usually performed in the fall before snow and excessive cold have arrived, and it protects against damage due to bursting water pipes, and from heat loss due to openings in the building envelope.     Plumbing System Have you ever experienced a burst pipe? The water damage can be devastating, since a ruptured pipe will release water and not... 10/11/2010