This is the time of year when problems associated with ice dams start occuring. An ice dam is a ridge of ice that forms at the edge of a roof and prevents melting snow from draining. As water backs up behind the dam, it can leak through the roof andcause damage to walls, ceilings, insulation and other areas.   How do ice dams form?   Ice dams are formed by an interaction between snow cover, outside temperatures, and heat lost through the roof. Specifically, there must be snow on the roof, warm portions of the upper roof (warmer than 32° F), and cold portions of the lower roof (at freezing or below). Melted snow from the warmer areas will refreeze when it flows down to the colder portions, forming an ice dam.   Although the primary contributor to snow melting is heat loss from the building's interior, solar radiation can also provide sufficient heat to melt snow on a roof. Gutters do not cause ice dams to form, contrary to popular belief. Gutters do, however, help concentrate ice from the dam in a vulnerable area, where parts of the house can peel away under the weight of the ice and come crashing to the ground.   Problems Associated with Ice Dams   Ice dams are problematic because they force water to leak from the roof into the building envelope. Thismay lead to: ·Rotted roof decking, exterior and interior walls, and framing; ·Respiratory illnesses (allergies, asthma, etc.) caused by mold growth; ·Reduced effectiveness of insulation. Wet insulation doesn't work well, and chronically wet insulation will not decompress even when it dries. Without working insulation, even more heat will escape to the roof where more snow will melt, causing more ice dams which, in turn, will lead to leaks; and ·Peeling paint. Water from the leak will infiltrate wall cavities and cause paint to peel and blister. This may happen long after the ice dam has melted and thus not appear directly related to the ice dam. Prevention ·Keep the entire roof cold. This can be accomplished by implementing the following measures: Make sure that you have proper attic space ventilation; Seal all air leaks in the attic floor, such as those surrounding wire and plumbing penetrations, attic hatches, and ceiling light fixtures leading to the attic from the living space below; Increase the thickness of insulation on the attic floor, ductwork, and chimneys that pass through the attic. ·Move or elevate exhaust systems that terminate just above the roof, where they are likely to melt snow. ·A minimum of 3" air space is recommended between the top of insulation and roof sheathing in sloped ceilings. ·Remove snow from the roof. This can be accomplished safely using a roof rake from the ground. Be careful not to harm roofing materials or to dislodge dangerous icicles. Prevention and Removal Methods to Avoid ·Electric heat cables. These rarely work, they require effort to install, they use electricity, and they can make shingles brittle. ·Manual removal of the ice dam using shovels, hammers, ice picks, rakes, or whatever destructive items can be found in the shed. The roof can be easily damaged by these efforts, as can the homeowner, when they slip off of the icy roof. In summary, ice dams are caused by inadequate attic insulation, but homeowners can take certain preventative measures to ensure that they are rare.   ...read more

Unlike other major purchases like an automobile, your ability to "test drive" a home before you actually live in it is very limited. As a home buyer you seek out a property that fits your aesthetics, household needs and price range. Much of a home's value (and eventual cost to you) rests in how sound its construction and ma-jor systems are – but the untrained eye isn't able to determine the significance of common home issues that might be apparent dur-ing a walk-through. A home inspection is designed to give you the information you need to make an informed decision about the quality and current condition of a home. Armed with information from your home inspection, you can make a smart decision about whether you accept the home as it is, if you'd be willing to buy it under certain conditions (such as the seller addressing certain issues before closing), or if you should keep shopping for the right property. The inspection reviews the condition of the home's structure (foundation, roof, walls, inte-rior and exterior) and major systems (electrical, plumbing, air and heating systems) so you can determine what work the home needs and anticipate repairs you'd need to do to main-tain a safe and habitable property. Some common items a home inspection will identify include the following: Foundation: Are there cracks, settling, or signs of moisture intrusion? Structure: Does the foundation and walls support the structure? Roof: Does the roof and gutters adequately divert rain from the house? Exterior: Are siding materials water resistant? Is their condition sufficient? Interior: Are walls, floors, stairways, and ventilation in sufficient shape? Plumbing: What type of piping distributes water in the house? Are there signs of leak-age, drips, or clogs? Electrical system: What sort of electrical system does the house have and does the home have sufficient supply for modern appliances? Heating and air conditioning: Are heating and air conditioning systems operational, or are there signs of condensation and poor ventilation? Of course, a home inspection isn't just for new buyers. Many home owners arrange inspec-tions to help them assess which elements of their home need maintenance attention. Sell-ers also arrange inspections so they can assess their home's condition and make repairs or better understand what price to place on their property. Because a home has many differ-ent components with different lifespans, a home's systems require ongoing maintenance and examination. Buyers, sellers, and owners can all use inspection data to keep track of their home's condi-tion. Inspections help answer many questions. Is this an older home that has, over time, been updated with newer materials? Does the property have updated electrical wiring? Is it a newer property made with sensitive materials, such as synthetic stucco? If the home is in a moist climate, is there evidence of water penetration? If the home is in a dry climate, is there evidence of insect infestation or a risk of fire? Are there any signs of deterioration? Is the foundation settling? How is the roof holding up? Inspections answer these questions and many more so that buyers, sellers, and owners can better understand a property. ...read more