By: Barry Stone
Dear Barry,
As a Realtor, I've encountered continuous disputes over leaking dual pane window seals. Common among these are disagreements between home inspectors and window contractors. What usually occurs is this: The home inspector identifies several windows as having water stains between the panes.
But when the window contractor is called, he finds no such stains.
Why am I repeatedly having this problem? --Bruce
Dear Bruce,
Leaking dual pane seals are very common, especially with windows manufactured during the 1980s. In some cases, water stains are blatantly apparent; at other times they are so slight that detection can be difficult. When stains are excessive, the job of inspectors and contractors is made easy. But with moderate stains, there is not always a consensus as to whether they in fact exist. Detection can depend upon lighting conditions, and home inspectors will often identify stains by shining a flash light against the glass at varying angles.
Window contractors are experts in the installation and repair of glazing products. But they are typically not hired to conduct minute inspections of windows for the purpose of discovering slight dual pane water stains. Home inspectors, on the other hand, perform this type of inspection on a regular basis and thus, by way of practice, become adept at discovery.
To avoid future problems in this regard, it is recommended that you and your clients are in attendance at home inspections. This will provide your inspector the opportunity to demonstrate the presence of water stains.
Copyright 2002-2006 Barry Stone. Distributed by Inman News Features
. Questions of a Do It Yourself nature should be submitted our "