Houston Home Inspections

Visuals of Another Common Thing
Copyright© 2019
By: Fred Willcox

Drain planes are required at all wall penetrations and all wall terminations. Most people think that the presence of flashing materials are enough as the flashing materials are intended to keep rain water from entering the wall cavity and entering the building. But, if no drain opening or “drain plane” is left, the water remains trapped in the wall system and building. All material manufactures, industry associations and the model building codes require drain openings whether the cladding system (veneer) is masonry (brick, stone or stucco, natural or synthetic) or wood or wood fiber products cladding. It is not so much the failure to install through wall flashing materials that is the common problem, it is the lack of drain openings that is keeping water in the wall systems.

The following are examples of open drain planes in cement cellulose or wood fiber products siding. James Hardie, Inc., manufacturer of Hardie siding products, requires 1/4-inch drainways at all flashing terminations. The model building codes require weep holes, weep screeds, wall termination drains and weep holes, at a minimum, installed with a drip edge at wall penetrations.

Flashing materials are of no use if you do not leave a drain opening.

Visuals of 1 Common Thing
Copyright© 2019
By: Fred Willcox

When I teach the Inspections for Realtors class, I talk about adobe brick and the lack of drain planes at wall penetrations. I thought it would be helpful if I gave you visuals of both.

Adobe brick is simply sun-dried brick. Adobe brick is commonly called “Mexican brick” where I live as it seems to be the thought the only Mexico produces sun dried brick. Adobe brick is actually produced in many states in the United States. I have been to a brick making facility in Pennsylvania that made adobe brick.

Adobe brick is made to use in a dry climate. As the brick has not been “cured”, it shrinks and swells greatly with changes of water. If the brick expands when exposed to water, such as rain or water from a sprinkler system, the brick expands and pops the face of the brick off. The inner part of the brick rapidly deteriorates as the inner part has not been dried or “cured” at all. There is absolutely nothing wrong with adobe brick so long as it is used in a dry climate. When it is used in a wet climate, it has very little chance at all of operating.

I hear that President Trump is unhappy with the a/c system that the previous administration installed. Trump should have hired a good real estate inspector before he moved in!

After the Flood - Your Foundation©
By: Fred Willcox
www.willcoxinspections.com

I have been asked a number of questions by people who are concerned about the effects of the flooding on their foundation. Let me give you some ideas of what you may expect. Soils are too diverse for anyone to know exactly what will happen to your foundation after the heavy rains and flooding. What is explained below are simply general principals. Be aware that almost all soils are a mixture of soil types and that while a surface soil may be classified as a “clay”, all clays do not have the same characteristics, strengths or shrink/swell potentials.

If your foundation is supported primarily on an expansive clay, you may experience an “edge lift” or “cupping” effect. This is due to the swelling of the clay soils around the perimeter of the foundation and that fact that the clays here have a low permeability and percolation rate. As the water slowly makes its way into the clay around the edges of the foundation, the clay expands and pushes the perimeter of the foundation up. If the water were able to travel quickly through the clay the entire foundation might be lifted.

The best response to this foundation movement is patience. Given time, when normal weather patterns resume, the clay will dry and shrink back down. Most of the time the perimeter of the foundation will move with the soil returning your foundation to a more “level” condition. Be aware that this may take several years to occur.

If you were to raise the center of the foundation to match the perimeter by any of the several leveling methods on the market, when the soil dries around the perimeter of the foundation the center of your foundation will be higher in elevation than the perimeter. Your foundation leveling contractor will then tell you that whatever they did is working perfectly and that you just need to pay them to do more work.

If, before the flood, your foundation had settled around part or all of the perimeter of the foundation and the foundation has returned to a more “level” condition after the rain, if probably means that your foundation is supported on an expansive clay. If so, your foundation is an excellent candidate for a foundation irrigation system. Be aware that watering the soil around your foundation requires a great deal of knowledge and constant monitoring of the performance of the foundation. Water causes expansive clays to swell. The clays do not stop swelling just because your foundation has reached the point where it is “level”. Clays stop swelling when they reach their maximum swell potential. The amount of water needed to maintain the foundation it its “level” condition changes with the weather. While it takes a great deal of education and effort to use a foundation irrigation system, it can be done. It is also preferable to use foundation irrigation over mechanical leveling procedures. Foundations are not actually designed to be “leveled” by the use of piers, pilings or hydraulic pressure. Mechanical “leveling” should always be a last resort not a first impulse reaction to differential foundation movements.

If your foundation is supported on cohesionless soils, gravel, sand or silt, you may experience the opposite. Gravel, sand and silt are surface soils in Harris County and throughout southeast Texas, despite rumors that all of soil of Harris County consists of expansive clay. A general map of the surface soils in Harris County that I drew is shown below.


Sands and silts exist in the southern parts of Harris County and there are pockets of clay in the northern part of Harris County. The drawing simply gives you an idea of the soils distribution and classifications.

Cohesionless soils, when subjected to flooding, may consolidate which can cause voids to form under the foundation. The foundation can “settle” into the voids caused by consolidation of the soil mass. Consolidation will normally occur quickly, a matter of a few days, in silt and more slowly, possibly in a matter of a few weeks, in sands and gravel. It all depends on how well consolidated the mass is and how well contained the mass is.

If your foundation settles into these voids, depending on the level of the deformation, you may need to “level” the foundation. Leveling of cohesionless materials, particularly after a flooding event, is often best performed by the use of urethane foam. The foam fills the voids, helps to consolidate the soils, can stop additional consolidation or erosion and lifts the foundation to a more “level’ condition.

After the Flood – If You have Floor Plugs©
By: Fred Willcox
TREC Professional Inspector #160
www.willcoxinspections.com

If your house has floor plugs and your house flooded, please read the following.

The electrical cable (wiring) that supplies electricity to the floor plug(s), in the vast majority of cases, will be damaged by water. There is some controversy about whether or not the electrical cable to the floor plug must be water resistant wiring. The building codes do not, in fact, require the cable to be water resistant if the cable is in conduit (pipe).

Almost all of the electrical cables that supply power to floor plugs are what you would call Romex© wiring. Romex© is actually a registered trademark. Unless you know for a fact that the cable is Romex© the correct term is non-metallic sheathed conductors, known as NMC. NMC will be used in this article.

The electrical wires in a NMC cable are not water resistant. Incidental, quick contact with water is not likely to damage the conductors. Submersion will damage the conductors. Further, flooding means that the conduit will be filled with, and will hold, water.

Water damaged NMC wiring is very likely to fault and may catch fire. If your electrical wiring, in the floor or in the walls have been submurged, the wiring needs to be replaced before it is used to conduct electricity.

The electrical receptacles, plugs and switches, that have had water in them also need to be replaced.

If you overlook or fail to address the defects in your electrical system, your next problem may be that your house catches fire.

www.willcoxinspections.com

I witnessed a City of Houston foundation prepour inspection today. Not a record, but close. From the time the inspector left his car until the time he got back in his car was 4 minutes and 32 seconds. It is not that city inspector don't do much of anything that is annoying. They never have. It is that builders try to pass these "inspections" off as proof that they are building a house that actually meets the minimum standard of health, sanitation and safety when builders in this area do not even come close to that minimum standard.

Nice compliment and a warning about Realtor referrals

A rare find in Houston. A properly sized plenum! Properly sizing a plenum provides the most pressure to distribute conditioned air through a house. Poor air flow in you house may be the result, at least in part, of an undersized plenum.

See the new article on safety concerns with the installation of new natural gas smart meters at www.willcoxinspections.com