Large Cracks in Stucco Can Be Sign of Trouble
QUESTION: I can see several cracks in the exterior stucco on my home. Is this a sign of a problem?
ANSWER: Not usually. Small hairline cracks, usually seen at the corners of door and window frames, are typically caused by consolidation of the building, wood shrinkage and expansion and contraction of the building. These normal stress cracks are not usually an indication of a problem.
However, if you have cracks that look like a staircase or lightning bolt, or a number of cracks concentrated in one area, this can be an indication of a problem. Cracks larger than one-eight inch can also be an indication of a problem.
Cracks should be checked by a qualified individual to determine if a structural failure is the cause.
Find Out Who Made Your Plastic Pipes
Q: I have been informed that I have polybutylene water supply tubing in my house. What does this mean?
A: Polybutylene water systems have been problematic. It is important to determine what type of fittings (brass or copper) have been used in the system, who the manufacturer of the tubing was, and the prior leakage history of the system, if any. Normally this type of tubing is visible in the attic area of the home.
Determining the type of fittings used is easy: copper fittings are the color of a penny, and the plastic fittings are usually the same color as the tubing. Determining the manufacturer of the tubing is a bit tougher. This usually requires reading the brand name (Qest or Vanguard) off the tubing itself (note: we have found some systems that were of mixed manufacture). Once you have all the above information you should contact the manufacturer for more information or further inspection. US Brass is the manufacturer of Qest, (800) 356-3496. Vanguard is the manufacturer of tubing with the same name, (800) 851-5039.
Take Close Look at Stone Foundation
Q: We have entered into a purchase contract for a 60-year-old home with a stone foundation. My wife and I like the aesthetics of the stone, yet our building inspector said that we should consult a structural engineer regarding the structural integrity of the foundation. Our realtor feels that this is an unnecessary expense since the home has lasted through several earthquakes during its life without any signs of damage.
A: This question always reminds me of the balloonist who attempted to cross the Atlantic Ocean in a hot-air balloon with a small leak. Three-quarters of the way over, he wished he had been more careful. The Whittier and San Francisco earthquakes are good examples. Homes with properly repaired and reinforced foundations were left standing next door to similar homes that had collapsed or jumped off of their foundations.
If your inspector recommended further examination by a structural engineer or architect, it would be prudent to have this trained expert examine and recommend necessary improvements to increase the margin of safety. A $500 to $1,000 fee far outweighs the $10,000 deductible even if you have earthquake insurance.
Inspector Showed Proper Priorities
Q: We moved into our 20-year-old home last week. We employed the services of a professional inspection company for our pre-purchase inspection. They made a very accurate assessment of the roof, which they informed us needed replacement even though there was no evidence of leakage. Three roofing contractors who subsequently inspected the roof concurred, and the roof was replaced during escrow at a cost of almost $12,000. But much to our frustration, the inspection company failed to inform us that the garage-door remote transmitters didn’t work and that three of the low-voltage yard-lighting transformers had burned out. Is it fair to request the inspection company reimburse us for these items?
A: If the inspection was performed by a member of the American Society of Home Inspectors/California Real Estate Inspection Assn., professing to be inspecting in accordance with their Standards of Practice, I would have to answer definitely not.
The ASHI/CREIA standards are considered to be the leading standards of the home-inspection industry. These standards limit the scope of an inspection, to rightly justify cases such as yours, thereby allowing the inspector to concentrate on the more crucial components of the home. If the inspector had reported that the lighting transformers and door-opener transmitter didn’t work, and failed to inform you of the condition of the roof, you no doubt would have been concerned about his sense of priorities. This is a perfect example of why these standards are in existence.
Hairline Cracks Common in Concrete
Q: I recently had the carpeting in my home replaced, and found several small cracks in the slab. Is this a problem?
A: Probably not. Small hairline cracks are common in concrete. This is normally caused by shrinkage of the concrete during the curing process due to rapid water loss because of our hot and low-humidity type weather and/or the mix of the concrete. Cracks larger than one-eighth inch either horizontally or vertically or both should be checked by a qualified individual for the existence of deeper problems.
