By Barry Stone
Dear Barry,
The home I'm buying has cracks and peeling drywall tape at some of the corners. According to my home inspector, this is due to past leakage. How seriously should I regard this condition? - Able
Your question raises an issue common to many home inspections - the ominous phrase, "previous leakage." The obvious problem here is that "previous leakage" has two possible interpretations: Either some portion of the building has leaked, but the leak source has been corrected, or some portion of the building has leaked, and leakage will continue in the future. Determining the answer to this question is not always possible in the course of a home inspection, but the investigative process can begin by ascertaining the type of leakage under consideration. The most common choices are plumbing leaks, rain leaks and ground water intrusion.
If stains and water damage in a home are due to past plumbing leakage, dryness of the affected surfaces usually indicates that the leak has been repaired. In a vacant home, however, the lack of recent plumbing use may account for the apparent dryness. For example, resuming the use of a second floor shower could cause a ceiling stain on the lower level to become wet after the home is reoccupied. A home inspector can test the shower, but in some cases, weeks of continuous use are needed for wetness to become apparent on the ceiling below.
If previous leakage involves rain, interior dryness provides no assurance, and dry weather at the time of the home inspection reduces the chance of making a definite determination. Thus, evidence of past leakage at roofs, decks, doors or windows may require further evaluation, although apparent defects, such as deteriorated roofing, may enable the inspector to pinpoint the cause of leakage.
In some cases, sellers are able to provide contractor receipts documenting completed leak repairs. Where uncertainties remain, the home inspector may recommend water testing. This might involve the use of a lawn sprinkler on the roof or deck or spraying other parts of the building with a garden hose. A thorough water test can help to identify areas of ongoing leakage, but not with absolute certainty. In many cases, prolonged rain exposure, accompanied by high winds, is the only circumstance where leakage will occur, as is sometimes the case with tile roofing or skylights.
Evaluations by home inspectors, roofing contractors, plumbers or other contractors, along with prescribed water testing, can significantly reduce the likelihood of surprise leakage after purchasing a home, but it is nearly impossible to provide guarantees in this regard. The best assurance is to conduct the home inspection during a wind-driven storm. Unfortunately, such conditions usually cannot be arranged in advance.
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