Tile Roof System

Let's talk about tile roof systems for a moment. Contrary to what you might think most leaks don't occur in the field. Look to the flashing detail including but not limited to valley's, changes in exterior elevation and or the penetrations. Tight valley tile installation and poor flashing detail is a "roof leak" waiting to happen. The tight valley configuration can and will restrict run off during heavy inclement weather conditions, this allows water flow to migrate off the valley flashing onto the paper and or to the interior of the structure.

Today's recommendation.... Refer to an independent licensed roofing contractor for further evaluation/service as needed to ensure roof systems integrity prior to close of escrow.

Remember, always use licensed contractors when working on your property, pull those permits when required and when in doubt, error on the side of safety.

Call us today - we perform home and commercial inspections throughout Southern California including Laguna Niguel, Dana Point, Irvine, San Clemente, Mission Viejo, Aliso Viejo and a community near you!

www.progressiveinspection.com

Window Leak?

Today's topic is the dreaded window leak... But is your window actually leaking. On a recent inspection the Owner was kind enough to disclose that she had a leak at the living room corner window during inclement weather conditions. Indeed there was water damaged plaster and stains at the lower sill, wall surfaces and baseboard below the window. Once we removed the vertical blind, additional water damage, black discoloring and possible mold growth were noted at the upper header and plaster surfaces. A tight crawl in the attic revealed that the source of moisture was not the window but rather a roof leak coming from the fireplace chimney flashing.

Today's recommendation.... Refer to an independent licensed roofing contractor for further evaluation/service as needed to ensure roof systems integrity prior to close of escrow.

Remember, always use licensed contractors when working on your property, pull those permits when required and when in doubt, error on the side of safety.

Call us today - we perform home and commercial inspections throughout Southern California including Laguna Niguel, Dana Point, Irvine, San Clemente, Mission Viejo, Aliso Viejo and a community near you!

www.progressiveinspection.com

The Sub Area

"The Sub Area", often forgotten or at least ignored by many homeowners. If you're home is constructed on a concrete slab foundation, this article won't apply to you directly.

If however your home is constructed on a raised foundation with accessible crawl space, please continue. On a recent inspection in San Diego, CA our subject property was an original 1930's vintage craftsman cottage. It's on a perimeter masonry stem wall foundation with interior post and pier foundations. Myself, the termite inspector and a plumbing contractor who is performing a video camera inspection of the 80+ year old waste line system will all access the sub area during the course of our respective duties.

I'm looking for general condition of the foundation and components, moisture, drainage and bracing of the existing structure. First, the sub area is damp with muddy soil conditions at multiple locations, (Poor perimeter yard drainage is responsible for same). The isolated post/pier foundations show visible degradation, newer post/pier foundations have been added but lack pressure treated material and are prefabricated resting directly on grade rather than poured in place. The perimeter sill plate framing is not braced and or anchored at the stem wall foundation to resist movement during an earthquake. As we continue to crawl the perimeter we discover multiple foundation cracks ranging is size from hairline to 1.25" in width with visible deflection.

After crawling the interior perimeter we begin the interior field area of the sub area. Next up, fire damage was discovered directly under the interior hallway off the bedrooms. Further review of the interior structure revealed deflection of interior floors, plaster cracking at wall/ceiling surfaces and doors being out of square.

Our recommendation.... Time to enlist the services of an independent licensed foundation contractor for further evaluation and service as needed to ensure structural systems integrity prior to close of escrow.

Remember, always use licensed contractors when working on your property, pull those permits when required and when in doubt, error on the side of safety.

Call us today - we perform home and commercial inspections throughout Southern California including Laguna Niguel, Dana Point, Irvine, San Clemente, Mission Viejo, Aliso Viejo and a community near you!

www.progressiveinspection.com