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October 2010 All-Star Newsletter

 All-Star Home Inspector Newsletter
Issue #34        October 2010
Failed Window Seals

'Tis the season to start looking for "failed insulated glass seals." 


Houses with the newer insulated windows are going to be susceptible to seal failure.  This will become more noticeable when you start having greater temperature differences between the inside and outside of the house.  The visual evidence will mostly be milky white staining or water drips, drips, or fogginess on the glass panes in windows or doors that cannot be cleaned off. The reason for this is that the staining or moisture is actually trapped between the inner and outer panes of glass.


To better understand why this is, let me explain.  In these newer windows and doors, the glass panels are actually a laminate of two pieces of glass (inner and outer panes) that are held together and separated by a gasketed band around the perimeter of the glass panel.  The resultant air space in between the glass is filled with a dry, inert gas such as argon.  The total effect here is a virtually fog-free window with a small amount of insulation value (understand that the insulation is in the trapped air-space, not in the two pieces of glass, which has no insulation value), that is required by residential and commercial building codes in many areas as a mandatory energy conservation measure.


The fogging and/or staining appears when the gasket around the perimeter fails, thereby allowing moisture laden air to replace the dry argon.  Once you have a sizeable temperature difference, such as hot inside and cold outside (typical winter) or hot outside and cold inside (typical summer).  The tricky thing with these systems is that you may have two windows with failed seals, each on opposite sides of the house, and only one may show signs of failure in the morning.  But, in the afternoon, they switch.  Also, just because you have one failed seal, does not mean they are all bad, and they don't all just fail at the same time.  


To fix a window after it has becomes fogged depends on the window.  In most windows the only option is to completely replace the entire window and its frame.  Some windows may just need a professional to repair it.  If you have a foggy window you can call a window professional to find out whether it can be repaired or if you need a complete replacement.

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Crawlspaces are fun?

Where I do inspections, I have the great joy of going into a lot of crawl spaces.  People think I'm joking when I say that I "save the best for last" but I really do like the crawls.  I have only been stuck six or seven times, but I have gotten out okay.


Some of the crawls are what I call "belly-crawlers", where you are never able to get up on your hands and knees.  On the other extreme is the "cathedral", where the house is built on a hill-side and one end of the crawl is hands-and-knees low, but the other is so tall you need a ladder to pull insulation around the perimeter and plumbing penetrations.


What I really don't like is when I start finding evidence of warm-blooded animal life - namely cats. Now I like cats, but when a cat gets into a crawl space, they usually pick an area for the litter box and it's rarely a nice isolated corner.  It's worse than crawling through the minefield in Fort Ord.  


What is even more obnoxious is when you run into an animal that has expired. They can spook you too; especially if you are lucky enough to be in a "belly-crawler" and you come around a corner or support pier and meet the dead animal face to face. That can get your heart to racing. But, luckily, only for a while. Then you move back a few feet, take a picture, make note of its location, then continue on with the inspection. 

Call TODAY to schedule an inspection:
Kirk 2
Kirk Dall
Mark Dean

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