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GAZETTE Newspapers
By: Arthur S. Lazerow
More Water Related Concerns
Question: Nancy C. from Gaithersburg emailed last week,
which resulted in the following telephone conversation. She
described a water problem, said she had read last week’s column
on resolving these type problems and expressed confusion
regarding whom to call for advice about a long-standing moisture
problem in her home.
Answer: This is a common problem. Should you call a
contractor or a consultant? Contractors usually offer free
estimates and you can pick their brains for whatever their
expertise may be. Call four or five and perhaps a consensus
will develop that you can rely on. Consultants, on the other
hand, are highly knowledgeable in their field, but they charge
for their services. However, they represent their client’s best
interest, not their company’s best interest. The answer is:
call a consultant and here is why.
Contractor representatives are
responsible to bring business into their companies. Hopefully
they do so by providing the homeowner with accurate and truthful
advice. Many do. However, there is a natural conflict of
interest. I am often asked to remediate a radon problem after I
perform the radon test, which failed. If I did both testing and
remediation, no one would ever trust any test failure. Conflict
of interest is written all over the test results.
The water infiltration problem
experts associated with land and housing are Civil Engineers.
These are Professionally Engineers (PE) licensed by the state
who perform land planning and all of the disciplines associated
with it, such as storm water management, lot grading,
underground utilities and street planning. A civil engineer
would deal with any rainwater related housing problem.
The other housing experts, of course, would be home inspectors.
We inspect and work on correction of water problems in homes
every day. Ask any home inspector what the number one problem
observed year in and year out and the answer will always be
water damage to the homes they inspect.
My favorite example of conflict of interest is the fox guarding
the chicken coop. I recommend that you look out for this type
of a relationship. Beware of conflicts of interest.
Question: Malcolm P. from New Market, Md. emailed, also with
a water question: “My home has an in-ground finished basement
with metal tracks and paperboard tiles for a ceiling. I have
noticed that last two summers we are getting water stains along
the edges of the metal tracks on the ceiling tiles. Do we have
a serious problem in the basement?”
Answer: Mother Nature strikes again. The air conditioning
system keeps your basement cool, probably cooler than the upper
levels of your home. Because the metal is cold and your
basement is naturally humid during the summer, water condenses
on the cold metal track and wicks onto the pressed paperboard
ceiling tiles. This is a natural process and not unusual,
unless there is water actually dripping off the metal tracks.
A tropical rain forest in your basement is not welcomed. The
good news is that your air conditioning systems works well.
There are several steps to avoid
condensation in your basement. Adjust the dampers in the ducts
of your air conditioning system to direct most of the
conditioned air upstairs. The basement will remain comfortable
with very little supply air in the basement. Secondly, purchase
a dehumidifier to operate in the basement. Attach an outlet
hose to the dehumidifier and direct the condensate water into a
sump crock or floor drain. This saves having to carry buckets
full of water.
Malcolm, with most of the air
conditioning serving the upper levels of your home, the central
system will dehumidify the home. The stand-alone dehumidifier
will take care of the basement. With less humidity in the air,
you will experience a significant reduction in the amount of
condensation and the dryer basement spaces will be more
comfortable. Thanks for your interesting question.
Have a question relating to a housing or environmental issue?
To contact Mr. Lazerow, click on “Contact Us” at
Albaninspect.com. Mention “Gazette Newspapers” in your
question. Every question will be answered and some will be
included in this column.
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