If you're getting ready to sell, then ensuring you have curb appeal, clutter-free rooms, and the look of a model home is important. But it's also vital to play house doctor and cure those ailments that have been lingering -- drafty windows, stale odors, cold floors, and the like.

There are several reasons to get these problems taken care of before potential buyers are alerted to them. First, these types of shortcomings will more than likely be noticed by a home inspector on behalf of the potential buyer once an offer is made.

"Home inspectors provide a written report that includes information on the condition of each section, calling attention to the systems or components that may need repair, are unsafe or do not function properly," said Mike Casey, president of the American Society of Home Inspectors.

It's best to get these problems taken care of up front so they don't delay the process -- and take away from the value of your home.

The U.S. Environmental Protection Agency, through the Energy Star program, offers a checklist of potential problems homeowners encounter -- and how to treat them.

For starters, if you have mildew or musty odors, then you may have some moisture and potentially mold issues. Normal activities of everyday living -- breathing, showering, cooking, and drying clothes -- bring moisture to the air inside your home.

To counter moisture problems, make sure your kitchen and bathrooms can breathe and have proper ventilation; make sure the clothes dryer is vented directly to the outside; be certain your home envelope -- the combination of materials that surround the interior space you live in including walls, floors, ceiling, roof, windows, and doors -- prevents moisture from entering your home.

Also, test your ducts for air leaks. The EPA also suggests hiring a heating and cooling contractor to determine if your air-conditioning unit is sized and operating properly for adequate humidity removal. Fix foundation water problems and any leaks in the roof, around doors and windows, and pipes.

If the moisture problem is in your basement, the EPA says you should clean your rain gutters and redirect downspout run-off away from the foundation; re-grade the ground around the house so that it slopes down away from the foundation (only if other solutions don't work); provide adequate ventilation of internal sources of moisture, like dryers and bathrooms; and seal around windows and any wall penetrations.

Inefficient windows can bring high moisture with inadequate ventilation, causing condensation, frost, or pools of water on the windowsill. Moisture in the air can condense on the cold surfaces of your windows; continued excess moisture can lead to -- you guessed it -- mold and mildew.

As with other moisture problems, proper ventilation is also important in this case. Also, if you have single pane windows, especially with metal frames, install storm windows or consider replacing your existing windows with Energy Star-labeled windows. If you have a humidifier, check for proper operation so you don't add excessive moisture to your indoor air. The humidifier setting should be adjusted with large swings in outdoor temperature.

Another hallmark of moisture problems is peeling paint. Correct moisture problems and reduce air leakage to avoid repainting. Use a proper vapor barrier to control moisture. Apply paint according to the manufacturer's instructions.

Air leaks can also be a potential problem.

"Cold air leaking into your house around windows, doors, electrical outlets, light fixtures, and gaps between the floor and wall, can cause rooms to feel drafty and uncomfortable," the EPA says.

The EPA says you should:

Published: November 25, 2003

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