Moisture
One of the main problems with any home is the amount of moisture that collects and stays around indoors. Damp homes are unhealthy and harder to heat. You can combat persistent damp in your home by:• insulating (under the floor, in the ceiling and walls)• ventilating (including extractor fans in bathrooms and kitchens, open windows, using a dehumidifier or forced ventilation system, keeping vents clear)• heating (aim to keep the indoor temperature at a minimum of 16 degrees)• replacing unflued gas heaters with electric or flued gas heaters.You should treat the cause of excessive internal moisture at the same time as addressing its effects. Excessive moisture can be caused by leaking pipes, condensation or flooding around shower or baths. It might also indicate that your home is a leaky building, which could involve extensive repairs.
Mould, water stains and musty smells in houses that have been built or renovated since the early 1990s can be the first signs of a leaky or non weather tight house – they need to be thoroughly investigated. Owners who think their homes could have weather tightness problems because of their design and construction methods should seek early expert advice. It is important that leaky homes are repaired promptly and properly to stop further damage. Good quality early repairs or replacements mean home owners avoid additional costs and inconvenience from further damage. Owners of tenanted houses likely to have weather tightness problems should regularly check their properties and ask their tenants to report early signs of leaking or water damage.
Walls
Fibre-cement claddings
Modern homes with monolithic fibre-cement claddings are often sold as ‘low maintenance’ homes, but most of these speciality claddings need more maintenance than a weatherboard house. Check with the cladding manufacturer, as you will be required to wash the cladding at specific intervals to keep the warranty valid. Always follow the manufacturer’s recommendations. It is particularly important to wash the cladding if your house is near the sea and where wall areas are sheltered from regular rain washing. It is important to use a soft brush and low pressure hose to wash the cladding – do not use a water blaster as it can damage claddings and force water through gaps and joints. If your home was built after the early 1990s and has any risk of being a leaky building, you need to be especially vigilant in your maintenance checks. Carry out a careful inspection of the cladding at least once a year.
The main things to look for are:
• places where water can get into the framing
• signs that water has already got in. Water might get in through holes, cracks, loose cladding, insufficient or incorrect flashings, fixings (like aerials), joints that have separated, around doors and windows,anywhere where the sealing has failed, and any area where water can pond against the cladding. Look for signs that moisture might be soaking up into the cladding, often indicated by darker colouration along the bottom edges of the cladding.
Vulnerable areas to pay attention to:
• weather seal coatings that need repair or renewal
• checking around the house to make sure the cladding is at least 175 mm above the lawnor garden, or 100 mm above paved surfaces
• checking pergolas, cantilevered decks, poorly formed flashings (waterproofing strips)that do not protect doors and windows, and meter boxes which are not sealed or flashed
• checking any areas where bolts, screws, handrails, or TV aerials penetrate the cladding.
Brick houses
Most brick houses are brick veneer, with a cavity between the timber framing and thebrickwork.You need to keep the drainage cavities at the base of the walls clear – check regularly that soil and plants are not blocking them. Never let insulation material fill the cavity behind the brick veneer as this will seriously alter the weatherproofing performance of the cladding.
Concrete block houses
Most solid concrete block homes are constructed of reinforced masonry. They rely on the externally applied waterproof coating for weather tightness and this must be maintained to keep water out. Such coatings may be a paint system or a painted plaster system.
Balconies and decks
Common on apartments and many modern homes, enclosed or sealed decks and balconies require good design and regular maintenance to ensure adequate drainage. They should be built with a slope to allow water to run off to a collection point such as a downpipe. Drainage outlets must be kept clear of leaves and other items that might block them. Balconies enclosed with solid walls often suffer weather tightness problems and need to be frequently checked for signs of rotting, swelling, cracks, and rust around bolts and flashings.
Roof
Once a year you should check your roof cladding, chimneys and flashings (waterproofing strips that protect vulnerable areas) to ensure problems are not developing. Things to look for include flashings that have corroded or lifted, and crumbling chimney mortar. Overhanging branches can damage roofing materials, so it’s important to keep trees next to your house well trimmed. Check with the manufacturer of your roofing material to find out about any special maintenance requirements. Paint-on membranes, for example, mustbe regularly re-coated every 6-8 years.
Drains and gutters
Blocked and damaged drains can cause serious flooding so it’s important to contact a professional drain cleaner as soon as you become aware of any problems. Tree roots can cause clay (earthenware) drainage pipes to crack, so take care where you plant trees with extensive root systems. Guttering and spouting need to be cleaned out at least once a year as leaves can easily collect and block them, particularly in autumn.
Remember to:
· plan for regular preventive maintenance budget for major maintenance tasks like repainting
· carry out repairs promptly to avoid larger problems developing
· know how to turn your water, gas and power supplies off, and how to safely turn them on again
· know your limitations – get qualified help when necessary
· know what jobs the law requires a professional to do· get involved in your body corporate’s maintenance planning
· combat dampness by insulating, ventilating and heating your home· check mould and water stains for possible weather tightness problems
· understand and follow the maintenance requirements of your home’s cladding
· check cladding regularly for signs of water getting in
· keep drainage outlets clear on enclosed decks and balconies
· check your roof annually
· clean guttering and spouting regularly, especially in autumn
· take adequate safety precautions when doing maintenance work.
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