Why is My Roof So Ugly?

How to Clean Moss and Algae from your Asphalt Roof Shingles

     By John M. Wickline, President

JW Home Inspections, Inc.

Algae and moss on roof surfaces are just plain ugly and detract from the curb appeal of a home. Some stains are simply just cosmetic concerns, but some stains, if left unattended, can lead to serious damages. No matter, you will likely want to eliminate these unsightly visitors on your roof. As a Home Inspector in Hilton Head, Bluffton, Sun City, and Okatie, SC, I see quite a few roofs with these ugly attachments.

What could be causing the stains?

            Often discoloration is nothing more than shingle erosion on the roof shingles. Roof shingles that are older (approximately 12 to 15 years old) may start to lose surface granules from the shingles, resulting in a dark or black appearance on the shingles. It may be time for a new roof. Hopefully your are not going to have to deal with this problem. Now let’s move on to less expensive conditions that may be the culprit.

            As a Home Inspector in the Hilton Head and Bluffton South Carolina areas, algae is the most common cause of discolorations that I observe. Algae, (sometimes mistakenly referred to as mold or mildew), often starts off as small black stains and spreads out over time. It is a cosmetic concern and not harmful to anything other than the appearance (that all important curb appeal). See Figure 1 for example:

Figure 1 Algae on shingles  JW Home Inspections, Inc.

                Inspecting homes in the Hilton Head and surrounding areas, I also find moss and lichens growing on roof surfaces. Soft green and velvety patches of moss, and lichens can both cause damages to roof surfacing (shingles and some other types of roof surfacing materials). Such growths often occur on roofs that are shaded by large trees overhanging and shading the roofs (common in Hilton Head). This is an excellent reason for keeping tree branches trimmed back from the roof, as well as blowing off the debris on roof surfaces. Such growths can actually lead to shingle erosion, as well as curling and cracking of shingles. Also some moss or lichen growths may be dense enough that they form water dams, and allow water to wick underneath the shingles, causing damages. See figure 2 for an example of moss, and figure 3 for an example of lichens.

Figure 2  Moss on shingles  JW Home Inspections, Inc.

Figure 3  Lichens on roof  JW Home Inspections, Inc.

OK, thanks for that information. Now what do I do about these ugly growths?

            Glad you asked. If (and only if) you are comfortable walking a roof and take necessary precautions (ladder safety, harness as necessary, proper shoes, protective clothing and gear, etc.), then you may want to consider cleaning the roof surfaces yourself. If not, please hire a professional. Basically the procedure commonly used is to cover with plastic any plants or objects below the roof line (such as heat pump condensing units, plants, etc.) that may be harmed by a bleach solution. The bleach solution (50/50 solution of bleach and water) is sprayed with a garden sprayer onto the roof surfaces and allowed to set for approximately 20 minutes, and then rinse off with a garden hose (power washers can remove granules from the shingles and cause damage). You may have to get tough with some deposits by using a soft bristle brush on them, without scrubbing too hard. You may also have to spray the solution again and let is set for 30 minutes and rinse. Some staining may remain but will likely wear away with time and exposure to sun and rain. 

OK, but how do I prevent these nasty growths from occurring or revisiting?

            Please remain calm. There are effective preventive measures you (or a hired professional) can take. Zinc strips, (see figure 4) can be applied at hips and ridges to prevent or minimize these growths. Copper strips can also be applied (they will make your wallet seem lighter though). Both zinc and copper strips work by having rain fall on them, and small particles of the metals run onto the roof surfaces, thus protecting them like magic. OK, so I am not going to explain the physics behind this mystery, but it’s good to have a mystery in life now and again. If performing this magic act yourself, be sure to follow instructions that come with your strips (please note that I can’t help you in your strip search, you are on your own with that one). Also, as I mentioned before, keep the roof clean and remove tree branches (if possible) to allow more sunlight on the roof. 

Figure 4  Zinc strips

            It really is a job for a professional, since they have the experience and specialized equipment to do the job safely. However, if you insist on doing it yourself, keep safety in mind. It is definitely not worth falling of a roof, so only attempt this if you take all safety precautions. All it takes is one inattentive moment or one small slip, and you will be quickly introduced to Mr. Ground. He is a hard one, and very unforgiving, you can be sure. For information on ladder safety, you can visit the following link: InterNACHI’s article on ladder safety.

             

Once you get the lichen cleaned from your roof, you will be lichen the looks of your roof more and more. Sorry for that one.

Again, thanks for reading. 

John M. Wickline, President

JW Home Inspections, Inc.

Serving the Hilton Head, Sun City, Okatie and Bluffton areas in SC

Since 1998

A home inspection is one of the best low cost investments you can make when you buy a home.
If you are selling, consider a Pre-Listing inspection, and give your Hilton Head SC property the best chance to sell.

JW Home Inspections, Inc. will perform a Pre-Listing inspection for you at an affordable price.

Arc-Fault Circuit Interrupters (AFCIs)

Arc-Fault Circuit Interrupters (AFCIs)

by Nick Gromicko and Kenton Shepard

Arc-fault circuit interrupters (AFCIs) are special types of electrical receptacles or outlets and circuit breakers designed to detect and respond to potentially dangerous electrical arcs in home branch wiring.

How do they work?

AFCIs function by monitoring the electrical waveform and promptly opening (interrupting) the circuit they serve if they detect changes in the wave pattern that are characteristic of a dangerous arc. They also must be capable of distinguishing safe, normal arcs, such as those created when a switch is turned on or a plug is pulled from a receptacle, from arcs that can cause fires. An AFCI can detect, recognize, and respond to very small changes in wave pattern.

What is an arc?

When an electric current crosses an air gap from an energized component to a grounded component, it produces a glowing plasma discharge known as an arc. For example, a bolt of lightning is a very large, powerful arc that crosses an atmospheric gap from an electrically charged cloud to the ground or another cloud. Just as lightning can cause fires, arcs produced by domestic wiring are capable of producing high levels of heat that can ignite their surroundings and lead to structure fires.

According to statistics from the National Fire Protection Agency for the year 2005, electrical fires damaged approximately 20,900 homes, killed 500 people, and cost $862 million in property damage. Although short-circuits and overloads account for many of these fires, arcs are responsible for the majority and are undetectable by traditional (non-AFCI) circuit breakers.

Where are arcs likely to form?

Arcs can form where wires are improperly installed or when insulation becomes damaged. In older homes, wire insulation tends to crystallize as it ages, becoming brittle and prone to cracking and chipping. Damaged insulation exposes the current-carrying wire to its surroundings, increasing the chances that an arc may occur.

Situations in which arcs may be created:

• electrical cords damaged by vacuum cleaners or trapped beneath furniture or doors.
• damage to wire insulation from nails or screws driven through walls.
• appliance cords damaged by heat, natural aging, kinking, impact or over-extension.
• spillage of liquid.
• loose connections in outlets, switches and light fixtures.

Where are AFCIs required?

Locations in which AFCIs are required depend on the building codes adopted by their jurisdiction.

The 2006 International Residential Code (IRC) requires that AFCIs be installed within bedrooms in the following manner:

E3802.12 Arc-Fault Protection of Bedroom Outlets. All branch circuits that supply120-volt, single-phase, 15- and 20-amp outlets installed in bedrooms shall be protected by a combination-type or branch/feeder-type arc-fault circuit interrupter installed to provide protection of the entire branch circuit.

Exception: The location of the arc-fault circuit interrupter shall be permitted to be at other than the origination of the branch circuit, provided that:

1.      The arc-fault circuit interrupter is installed within 6 feet of the branch circuit overcurrent device as measured along the branch circuit conductors, and

2.      The circuit conductors between the branch circuit overcurrent device and the arc-fault circuit interrupter are installed in a metal raceway or a cable with metallic sheath.

The National Electrical Code (NEC) offers the following guidelines concerning AFCI placement within bedrooms:

Dwelling Units. All 120-volt, single phase, 15- and 20-ampere branch circuits supplying outlets installed in dwelling unit in family rooms, dining rooms, living rooms, parlors, libraries, dens, sun rooms, recreation rooms, closets, hallways, or similar rooms or areas shall be protected by a listed arc-fault circuit interrupter, combination-type installed to provide protection of the branch circuit.

Home inspectors should refrain from quoting exact code in their reports. A plaintiff's attorney might suggest that code quotation means that the inspector was performing a code inspection and is therefore responsible for identifying all code violations in the home.  Some jurisdictions do not yet require their implementation in locations where they can be helpful.

What types of AFCIs are available?

AFCIs are available as circuit breakers for installation in the electrical distribution panel.

Nuisance Tripping

An AFCI might activate in situations that are not dangerous and create needless power shortages. This can be particularly annoying when an AFCI stalls power to a freezer or refrigerator, allowing its contents to spoil. There are a few procedures an electrical contractor can perform in order to reduce potential “nuisance tripping," such as:

• Check that the load power wire, panel neutral wire and load neutral wire are properly connected.
• Check wiring to ensure that there are no shared neutral connections.
• Check the junction box and fixture connections to ensure that the neutral conductor does not contact a grounded conductor.

Arc Faults vs. Ground Faults

It is important to distinguish AFCI devices from Ground Fault Circuit Interrupter (GFCI) devices. GFCIs detect ground faults, which occur when current leaks from a hot (ungrounded) conductor to a grounded object as a result of a short-circuit. This situation can be hazardous when a person unintentionally becomes the current’s path to the ground. GFCIs function by constantly monitoring the current flow between hot and neutral (grounding) conductors, and activate when they sense a difference of 5 milliamps or more. Thus, GFCIs are intended to prevent personal injury due to electric shock, while AFCIs prevent personal injury and property damage due to structure fires.

In summary, AFCIs are designed to detect small arcs of electricity before they have a chance to lead to a structure fire. 

Thanks for Reading this article

brought to you by

 JW Home Inspections, Inc.

John M. Wickline, President

Go Buy a Water Heater..NOW!

Go Buy a Water Heater...NOW!

Ok, so that is a little dramatic, but allow me to explain.

 

Recent energy efficiency mandates from the U.S. Department of Energy will soon change the water heater industry. These mandates are set to take place April 16, 2015. The mandates will of course require higher energy factor ratings (EF Ratings) on just about all water heating units (tankless units systems already exceed these EF ratings).

The good news however, is that all water heating products manufactured  before the mandates take effect, can still  be purchased and installed. How long the supply of these will last is anybody’s guess.

Significant changes are in store for high capacity units. Electric heat pump water heaters and high efficiency condensing gas water heaters appear to be the only technologies existing at this time that meet the EF requirements for units over 55 gallons. Aside from tankless technology (which meets  / exceeds the EF requirements) some of the products that comply with the requirements may not even be on the market yet.

As these newer products arrive on the market, they are likely to be larger and weigh considerably more, making for some installation challenges.  In other words, if you have an 60 gallon tank in your home, a new unit may not fit in the same space. For gas fired units, changes would likely be required for venting, condensate drainage, and the size of your existing space may be too small in terms of air supply.

Homeowners will likely be impacted with higher installation and product costs, however the operating costs for the unit are likely to be lower. Don’t get too excited though, because maintenance costs are likely to be more, due to the more complex nature of the new units.

The electric water heaters we are all accustomed to  (electric resistance water heaters) will likely be a thing of the past, for capacities over 55 gallons. It appears that only electric heat pump water heaters will provide the EF requirements for the higher capacities (over 55 gallons).  Also the new units will typically require installation in an area of at least 1000 square feet.  This may be your last opportunity to get a larger standard capacity tank , and some experts are suggesting that  you may want to consider doing this.  As a Home Inspector in Hilton Head, SC, most of the homes and villas I inspect will be impacted by the mandates, since most homes and villas have larger capacity standard units.  One excellent source for more information for South Carolina residents would be the Electric Company Coop. You can send them an email with questions you may have at the following email address: energyqa@scliving.coop.

Thanks for reading and Best Wishes with your water heater(s). 

John M. Wickline, President

JW Home Inspections, Inc. 

JWInspect.com

Is Your Home Making You Sick?

    As a Home Inspector, I see plenty of safety concerns in many of the homes and properties I inspect that have a potential to be life threatening. However, the safety concern I was recently made aware of is sometimes so subtle that it can go undetected for years before it is revealed, often after it has already left a trail of damages to the physical and mental health of the homeowners.

    So exactly what is this safety concern? Toxic waste is the culprit, and it can take years to rear its ugly head, and sometimes many years to solve the issues.

    Being a Home Inspector in HiltonHead, SC,  I have not encountered any serious issues with toxic waste in our locale. However I recently had a conversation with a homeowner who has lived in a home for 6 years (bought new) and has battled with strong chemical odors that were emitted from the foundation concrete slab. The homeowners have tried replacing flooring, sealing the concrete slab and all to no effect. Well I have certainly joked about the interiors of some foreclosed homes I have inspected as being toxic waste dumps, however this homeowner’s story was a wakeup call for me. I was not involved in an inspection on their home, but felt compelled to offer some help. I recommended they start with a call to a local environmental testing lab.  I am hoping they called and are pursuing the problem further.  I had asked about any health concerns in the family and it was revealed that the family members had frequent headaches. The homeowner had mentioned someone familiar with some of the history of the land in their development seemed to recall some illegal dumping that had occurred in the area where their home was built.

    Understanding that each locale is different, I wondered what Hilton Head, SC had for environmental protection. I was encouraged to find out that in 2013, the Beaufort County Sheriff’s office, Police Department, DHEC and the DNR joined efforts to help control environmental issues. Note that for locals in Beaufort County, SC, you may call Crime Stoppers at 888-274-6372 to report suspected problems (illegal dumping). For additional information, the EPA has a website that will help determine if there are environmental concerns (such as toxic landfills, chemical spills etc,) in your area. The website is: http://www.epa.gov/epahome/commsearch.htm

Another information resource may be found at Toxics Action Center. The website is: http://www.toxicsaction.org/problems-and-solutions/hazardous-waste-sites

    With land becoming scarcer, builders and developers may often build homes on “Brownfields”, which is another name for a toxic waste site that someone wants to develop. 

    The most common threat to public health from toxic waste is the contamination of water supplies. Toxins in the soil can also seep into structures above, resulting in indoor air quality concerns. Living in a polluted home can result in short term and long term mental and physical problems. The problems can also extend into generations (genetic birth defects).

    I would urge any homeowner or home buyer who suspects a home or property may be near (or built over) a toxic landfill, (or other environmental concerns), to research local information resources as well as those mentioned above. It is all too easy to be swayed by a beautiful home and not pay attention to the unseen things that may leave you wanting to flee your home. Determining such concerns is generally beyond the scope of a normal Home Inspection, although some red flags may lead to discoveries.

 

 JW Home Inspections, Inc. Hilton Head SC Beaufort, Bluffton, Sun City