A Homeowner’s Constant Challenge

By MICHAEL EDLEN | Special to the Palisadian-Post

There is one battle that must be done by nearly every property owner in nearly every location in the country. It involves the warfare with water.

Although not as scary to most people as wildfire or earthquakes, the costs related to water damage can be much greater over time.

As millions have experienced during the recent periods of very heavy rainfall, water can have quite serious impacts on homes. Even when basic water control devices are in place—such as gutters, downspouts and drain pipes—unanticipated problems can, and do, often occur.

Sometimes the issues are quite minor, such as flooded back yard areas not affecting structures. Other times they can become quite serious, such as extensive and unobserved growth of mold inside walls.

The following is offered as a summary of some of the more common problems and various steps that can be taken to prevent them in your home.

1. Leaks in pipes, roofs, windows and other parts of the home can lead to dry rot and mold growth. Regular inspection of your pipes, faucets and looking for signs of roof leaks will enable you to have repairs done promptly.
2. Dampness and excessive humidity can lead to mold growth and other health problems. Maintaining proper ventilation will help to prevent dampness and mold.
3. Excessive water around a home’s foundation can lead to settling, cracking and other structural issues. Ensuring that rainwater is directed away from your foundation and properly drained will minimize the risk of water damage.
4. Sealing even the smallest of cracks around windows, doors and chimney flashing will help prevent water intrusion into the structure.
5. Water heater corrosion or tiny leaks may be signs it’s time to have them replaced. It can be a major problem if it leaks, especially inside the house.
6. If your house is in a location prone to flooding or even excessive runoff from a hillside, installation of a French drain will help keep the water away from the structure. Also, if there is a high water table due to a hillside, or part of the house has experienced water getting into the foundation area, installation of a sump pump will provide another level of protection.
7. Since roof systems are one of the major components of water intrusion, a periodic inspection can catch sub-optimal conditions before they might lead to active leaks in the attic, or wood rot damage to fascia or rafters. Some of the issues that can be noted are:
   a. Missing or damaged shingles
   b. Improper roof flashing or improper flashings at the walls
   c. Loss of granules on rock-type roofs
   d. Missing nails on tiles or shingles
   e. Compromised seals or sealant
   f. Degraded roofing materials
   g. Clogged gutters
   h. Dips or sagging areas that allow for ponding of water
   i. Growth of vegetation of mold
8. If you do have an annual inspection to keep up on the maintenance, it would be wise to use well-recommended licensed and insured roofing contractors who will stand behind their work.

If you do not believe some of the problems mentioned above are likely to occur to your home or think the likelihood of costly damage is not great, you might want to be aware that others who felt that way have regretted it years later. We have had a few clients who incurred costs ranging from $20-60,000 because they had not paid attention to or taken action about water intrusion issues.

These are other maintenance actions that have been found useful for many homeowners. Scheduling a time every year to check such things as batteries in flashlights, smoke detectors, emergency lanterns, etc. is important. Also, check all furnace and air conditioner filters, and replace at least twice a year. If you have a fire extinguisher, periodically check the date by which it should be replaced or recharged.

Michael Edlen has been providing property maintenance suggestions and valuation information for more than 30 years. If you have given any thought to selling your home, now might be the best time in many years to do so. Check his website or contact for further information: michael@edlenteam.com or 310-600-7422.