Ask the Inspector : Telltale Paint in the Attic Can Be Hiding Evidence of Fire

Question: I’m buying an older home that has been remodeled. My home inspector reported that the interior of the attic had been painted but could offer no explanation as to why someone would paint rough framing. Perhaps I’m being overly cautious, but I can’t help wondering if the sellers are hiding something. Have you any ideas on this?

Answer: A painted attic usually indicates that the building has been damaged by fire. After a roof fire, replacement of damaged components is the standard repair.

But often there are wood members that are merely scorched on their surfaces and not structurally impaired. These are typically left in place, as long as their condition does not jeopardize the integral strength of the roof. But residual charring of wood surfaces can permeate the building with the odor of smoke.

To eliminate this undesirable side effect, attic interiors are generally painted, not to mask fire damages but simply to encapsulate the campfire aroma.

If the framing in the attic shows evidence of physical damage, further evaluation is needed. If the roof structure consists of trusses, rather than rafters, particular attention should be paid to the gang nails at the framing connections. Gang nails are perforated plates of sheet metal used to connect the members of each truss. Sheet metal is particularly vulnerable to damage in the intense heat of a roof fire.

If the sellers are aware that a fire occurred, this should have been disclosed to you. To gain some further perspective on the history and extent of the fire, contact your local fire department for a fire report.

Older Furnace Needs Lifesaving Switch

Q: We recently read about a man who changed the filter in his furnace and did not replace the cover on the filter compartment. As a result, he reportedly died of carbon monoxide poisoning. This concerned us, because we’ve had some trouble fastening the filter cover on our furnace and have found it detached on several occasions. If furnaces are so inherently unsafe, how can they be allowed in homes?

A: The problem you describe involves forced-air furnaces installed in closets or other small enclosed areas. The filter compartment in a furnace (commonly known as a return air plenum) is like a large vacuum cleaner. It contains a blower motor that pulls the air from within your home. The air is then heated and circulated into various rooms.

When the plenum cover is not securely fastened to the furnace, this vacuum effect pulls the air from within the furnace closet and can also draw combustion gases from the exhaust flue.

When this happens, the occupants of a home can be exposed to carbon monoxide, an odorless but deadly gas.

To eliminate this hazard, newer furnaces are equipped with safety shut-off switches. When the plenum cover is removed, the switch is released, and the furnace will not operate. Unfortunately, there are many older furnaces that predate the use of safety switches. If your heater is one of these older models, I strongly advise having a safety switch installed by a licensed heating contractor. The cost will be the minimum service fee plus the price of parts, probably less than $100.

For added protection, I also advise installing a carbon monoxide detector in your home.

Some Modifications Are Up to the Buyer

Q: The sale of our home is all tangled up with unreasonable repair demands by the buyers. Their home inspector checked the forced-air furnace in our attic and recommended that we install a propane overflow pan. Our heating contractor and the local building department have both said that an overflow pan is not required. In spite of this, the inspector insists that a pan be installed for added safety. We believe the inspector is overstepping his position by influencing the buyers to demand repairs that are not required by code. Our furnace is safe, or the building department wouldn’t have approved it. How can we convince this home inspector to be reasonable?

A: Your situation is interesting in that both sides of the propane debate are valid: the argument for legal compliance and the case for added safety.

The heating contractor and the building department are correct in stating that an overflow pan is not required. Thus, you are not bound to satisfy your buyers’ demand. However, you should be aware that with propane gas it is possible to be legal without being safe.

The problem with propane is that it is heavier than air. When leakage occurs in an attic, the vapors do not dissipate, as with natural gas. Propane settles into the spaces between the ceiling joists and becomes trapped by the insulation. A spark or flame is all that is needed to ignite a major explosion.

To prevent this, a metal pan can be installed beneath the furnace to catch leaking propane. An attached pipe then conveys the gas to the outside of the building. Although not required, pans are routinely recommended by propane supply companies, regardless of the omission in the code.

Home inspectors are wise to point out the benefits of an overflow pan but should qualify this advice by informing buyers that a pan is an optional upgrade, something that should be done at buyer’s expense after closing.

If you have questions or comments, contact Barry Stone through his Web site at https://www.housedetective.com. Distributed by Access Media Group.