Building exteriors & building site questions & answers.

This article series provides help on maintaining, inspecting, or constructing building exteriors and exterior components such as siding, trim, decks, porches.

Guide to Diagnosing & Repairing Building Exterior Defects, Failures, Leaks, & Other Problems

These questions & answers were posted originally at EXTERIORS of BUILDINGS where we describe key topics and articles on building exterior construction, troubleshooting, and repair.

On 2018-12-27 by (mod) - building mold trouble

Rosemarie

We have published a series of articles on the causes and cures of and for mold contamination on and in buildings.

You might start at MOLD CONTAMINATION IN BUILDINGS - home

https://inspectapedia.com/mold/Building-Mold-Contamination.php

as indoor mold is more-likely to be a health risk.

Indoors mold is caused principally by high moisture or leaks that have gone unattended, inviting various genera/species of mold go grow on mold-friendly materials. Different molds prefer different materials and moisture levels so there will normally be more than one kind of mold present.

Find and fix the leaks.

Find and remove the mold.

Outdoors mold on surfaces usually is there because of shade and dampness.

Take a look at the article I suggested and let me know what questions remain.

You may also want to hire an onsite surveyor (if you're in the UK) or building inspector or home inspector (if you're in North America) to point to the moisture and leak and mold problem causes.

On 2018-12-26 by Rosemarie

Hi there,
We live in a flat roof terraced house. These are new builds and this coming January is our 5th year in this house. We've had a mould problem indoors from the beginning, but now the exterior walls are turning black. This is very concerning as we don't know what the cause is. How do we find out exactly what is causing this please? Any help is appreciated. Thank you.

On 2018-07-27 by (mod) - white spongy almost foamy, crystaline substance under the paint

Gee I'm not sure either, Ann. Perhaps you can show us some sharp photos of the failure area as well as some photos of the building giving a clue about its general condition, handling of roof runoff, etc.

Crystalline substances are often a mineral salt (effloresence) that I'd expect on masonry but not commonly on wood.

Also search InspectApedia.com for PAINT FAILURE PHOTOS as that article may help you out.

On 2018-07-27 by Ann Johnson

I noticed what I thought was blistering paint on my exterior wood windows--the paint was not discolored but seemed to have lifted from the surface. However, when I went to scrape off the paint I found that it was spongy.

When I tried to scrape it, I found a white spongy almost foamy, crystaline substance under the paint which sticks to wood and is difficult to scrape off. It is about 1/8th in deep in places. Can you tell me what that might be? It tends to be at the bottom of each wooden sash, and appears to be spreading upward. Its been there for quite some time.

On 2018-04-07 by (mod) -

Timothy

If your landlord refuses to provide appropriate guardrails and stair guards and handrails along a deck and stairway you may have no recourse but to ask for help from your local building department.

Contact
Steve Taglauer
Chief Inspector
Email staglaue@midland-mi.org

Midland City Hall
333 W. Ellsworth St.
Midland, MI 48640
Ph: 989-837-3388

On 2018-04-07 by Timothy

When using osb outside, paint it with kilz oil base and no worries.

I live in an apartment that needs a railing on the deck and stairs. I'm in Midland, Michigan, so, what are the requirements to get the landlord to do this upgrade? I've fell once already.

On 2017-05-20 by (mod) - Without protection the OSB will become wet. Will this damage it?

OSB can survive an occasional wetting if not prolonged. Inspect your flooring for swelling damage.

On 2017-05-20 by Barry McLeod-Hughes

Ni. Not sure if this is the correct section for my question.
I am having a house built from scratch. At this time, the house is framed with no roof. Above the garage will be an attic/storage area. It has OSB for the floor of this storage area. We are due for some heavy rain. Without protection the OSB will become wet. Will this damage it? I thought OSB was not waterproof.
Regards, Barry McLeod-Hughes

On 2017-04-21 by (mod) -

Lori

This is a legal question that, I am really sorry to say (because I want to stay away from them) your lawyer needs to address when you stop by with a copy of your contract with the builder.

You'll also want the manufacture and brand of cable railing system so that you can get a copy of their installation specifications.

Meanwhile let's not forget the immediate safety hazard if the cable rails are not secure and thus if the system would permit someone to fall or be injured.

On 2017-04-18 by lori@hpmetalfabrication.com

We recently installed an Exterior Cable Railing System w/1-1/2" x 1-1/2' Steel Posts on top of Trex Transcend 1" x 6" Boards in Virginia. The deck contractor did not provide requisite blocking for the posts and the deck failed inspection. I have two questions, who is responsible for providing the necessary blocking for the posts and what are the blocking requirements.

Thank you!

On 2017-03-24 by (mod) -

Judy I don't understand the difference.

On 2017-03-24 12:38:57.982013 by Judy sullivan

Is a grab rail required in addition to a ha nd rail on exterior steps

(July 13, 2011) mike velluci said: love this site . thanks

July 13, 2011) Contractor Plus,construction and said:

We regularly check your site and are thankful for your dedications . With many issues to deal with in this industry , you have made confirming and retrieving information a pleasure and enjoyable . thanks again from Alpharetta GA.

Reply:

Thanks for those nice comments. We are dedicated to making our information as accurate, complete, useful, and unbiased as possible: we very much welcome critique, questions, or content suggestions for our web articles. Working together and exchanging information makes us better informed than any individual can be working alone.

InspectAPedia is an independent publisher of building, environmental, and forensic inspection, diagnosis, and repair information for the public - we have no business nor financial connection with any manufacturer or service provider discussed at our website.

Question: integral J-channel windows &c with fiber cement siding?

(Dec 3, 2011) Steve Smallman steve@stevesmallm said:

Dan, have you seen any research or articles about the increasingly common practice of using integral-J-channel windows, and other trim such as cornerboards, with fiber-cement siding. i.e. letting water run behind the siding around the windows and supposedly "weep" out?

[James] Hardie even has a tech bulletin on it, but it seems like they are confusing rain screen and rain barrier systems?

[Steve Smallman is a professional home inspector in Raleigh, NC - Ed. ]

Reply:

Steve, we've published quite a bit on this topic - I provide article links just below. It seems to me that improper housewrap installation (incomplete, holes, tears, lapped wrong way) combined with inadequate flahing around wall penetrations is more of a problem than the fiber cement siding itself, though of course builder and owner complaints, questions, and comments about modern fiber cement siding products continue to crop up - as I also cite below.

• FELT 15# ROOFING, as HOUSEWRAP/VAPOR BARRIER
• FLASHING WALL DETAILS
• FLASHING WINDOW DETAILS
• HOUSEWRAP AIR & VAPOR BARRIERS
• HOUSEWRAP INSTALLATION
• MOISTURE in BUILDING WALLS, EFFECTS

• SIDING, FIBER CEMENT DEFECTS - home
• SIDING, FIBER CEMENT - home
• SIDING, FIBER CEMENT GAP & CAULK SPECS
• SIDING, FIBER CEMENT MOISTURE LEVELS
• SIDING, FIBER CEMENT GAPS

Question:

(Jan 17, 2012) amanda said:

How to choose green fiber cement board?

Reply:

Amanda, greenboard is not fiber cement board - if we're talking about the same thing. Greenboard is a water resistant drywall used in kitchens and baths; cement board is a more water-resistant substitute for drywall (or for greenboard) and is often preferred by bath wall tile installers.

Question:

(Jan 5, 2013) bob said:

i have 3 situations where faux stone is installed on exteriors and there are pcs falling from the buildings. we have investigated and have found no common element the manufacturer has assured us that the stone is not to blame so that leaves the installation ???? any thoughts?

Reply:

Bob

The stone itself may not be at fault but several installation errors could result in loss of stone veneer including:

- dirt on stone surfaces at time of installation led to poor adhesion

- failure to use proper mastic, masonry mix, bonding adhesive, or failure to mix and apply it accroding to the manufacturer's instructions

- absence of sufficient wall ties

- water leaking behind and into the veneer structure, especially if your building is in a freezing climate

- other building movement (unlikely but possible)

Send us (use the CONTACT US link) sharp photos of the building walls where this problem is ocurring, as well as closeups of the surface from which the veneer fell, and closeups of the surface of the stone that should have been adhered to the surface and we may be able to comment further.

Question:

(May 22, 2014) Chris said:

Good evening,
What is the minimum tread depth with?
Thank you.

Reply:

sounds like a bald automotive tire question ?

Question: foundation cover-up

(May 27, 2014) Anonymous said:

what can i use to go right over egly foundation only foot tall

Reply:

Concrete parging
Masonry Paint
Nailed-on steel lath (mesh) covered byu concrete parging

Don't extend the coating out past the siding without also installing a cap flashing.

Question:

(Aug 15, 2014) Lynnie said:
I have a modular home built in 1987 at the Atlantic Concord factory in Henry, TN. The make of the home is Champion and the serial number is 21-7-166-9628. I am trying to find out who made the exterior siding used on the home. The siding is literally rotting away, warping and peeling off the home. The factory that made the home burned down in 2008 and the company went out of business in 2009. Champion homes bought the company, but since the factory burned down, they have no records for that home. I cannot find any information in my records on they make of the siding that was used on the house. I would like to find out who the manufacturer of the siding is to see if it was one of the sidings involved in the class action lawsuits.

Reply:

Lynnie

We need first to know what type of siding is installed. I suspect you are describing a hardboard or wood fiber siding. You can read about these materials and see photos of them and how they deterioriate here at InspectApedia.com beginning at

inspectapedia.com/exterior/Hardboard_Siding_Guide.php

Question: cleaning the exterior of a maple sugar house

(Sept 8, 2014) joseph dorsett sr said:
There is a sugar house on our property, it was used for cooking maple surup.The exterior wood turned black.Originally it had no insulation. I have renivated it into a cabin with insulation, wall board, rinning water, toilet facilities, etc.

How can I clean the exterior black whatever before staing the exterior of the building.

Thanks

Reply:

Joseph you'd need to sandblast or sand the exterior. I'm not sure I would do that and might, depending on how it looks, leave it as is or use a clear exterior sealant. Use our email found at our CONTACT link to send me some photos and I can comment further. Daniel

Question:

(Sept 10, 2014) Claire said:
My home is 10 yrs. old and I am now having a problem with bats. On close inspection I feel that

My house is 10 yrs. old and I have had problems with the aluminum fascia loosening or several years now.
I am thinking about having the fascia replaced. The present aluminum is about 8 inches wide and
slips under the roof edge, and then under soffit. Is it possible for such a straight piece to
have a stress bend in it. I have read of this online, I am not sure what it is, and can not
find a pic online. My vinyl siding looks nice, but the trim looks tacky - and I mean tacky.
Company has only put in more nails. Would appreciate help.

Reply:

Claire I'm a bit confused. Use the email found at our page bottom CONTACT link to send me some photos and we'll comment further.

Question: how to add anchors to secure an existing brick veneer wall

(Sept 13, 2014) Anonymous said:
My brick home was built in 1975. Upon building a sunroom and removing the brick that would have been on an inside wall of the room, it was discovered that there are very, very few straps holding the bricks. Is there anything that can be done to hold the remaining brick on the exterior of my home. The end of my house is a full brick wall (no windows, energy efficient home)most likely very few straps. The contractor said it is by the grace of God that the brick is still attached. Appreciate any advice.

Reply:

Anon

See

inspectapedia.com/structure/Brick_Veneer_Wall_Loose.htm

For information about adding brick veneer wall anchors through the existing wall.

Question: collapsing retaining wall

(Dec 15, 2014) Anonymous said:
I have a driveway with a retaining wall about 4 feet high that is caving in on one side. Have called the landlord and he refuses to do anything about it. Not only can my vehicle be damaged by this I am afraid that somebody walking next to it could be severely injured if the wall would collapse. Not sure what the responsibility of the landlord is but quite sure he would not want to pay for the damages to people and property. Is it just me or is this a major health risk? I assure you the wall is on its last limbs. On a side note the reason , I believe, is because they set it to drain water through the wall which in turn softened the ground.

Reply:

Watch out: A collapsing retaining wall can cause serious injury and property loss both to people or vehicles close to or below the wall and to people walking or mowing or working on the upper level near the retaining wall.

Notify the landlord immediately orally and in writing; if the area is indeed unsafe it needs to be roped off to prevent access until repairs can be made. If the landlord is unresponsive you may have noo choice but to ask your local building department for help. Ask the building department if in addition to wall repairs a guardrail is needed.

On 2016-07-18 by (mod) -

Yes, Sam, depending on where you live. For example, in many jurisdictions of California in the U.S., a building permit is required prior to the installation of exterior siding or stucco.

On 2016-07-18 y sam

Is a permit required to install sliding
doors on a exterior wall of my mobilehome

On 2015-11-23 by (mod) - how far from the edge of a Soffit should you place a flood light?

David:

I need to know what problem we're solving.

If you refer to fire clearance from combustibles and you're using a fixture into which someone could install a hot bulb such as a halogen, I'd follow the same fire clearance distances as those given at https://inspectapedia.com/BestPractices/Closet_Light_Clearances.php

Other considerations are

1. avoid obstruction of the light path to the area you want to light

2. locate the light where a motion sensor can see where you want it to look

Generally I put the light on the building wall below the soffit (nicely weather protected) or where the lighting requirements want no obstruction at all I put mount the weatherproof box on the fascia board - that's the "edge" of the soffit, centered on the board. Of course if you've got a gutter in that location you'll go to the wall below.

Finally if you want to mount the box on the underside of the soffit itself, my OPINION is I'd find a supporting wood framing member in the soffit and mount the box inboard enough from the soffit edge that the fixture and bulbs are protected from the weather. Even though the fixture is required to be weatherproof for outdoor use, IMO the fixture and bulbs have a longer life if protected.

On 2015-11-23 by David

how far from the edge of a Soffit should you place a flood light?

...

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