Dear Bill:

I read your columns about mold. I thought, as a home inspector, I would add another true story for your readers.

In 1998 a couple called and asked me to evaluate repairs on their Northern California home located in the foothills of the Sierra Mountains. It was built in 1984 and they had purchased it a couple of years before the call.

Shortly after moving in, they noticed a very dark, wet substance oozing from the interior finish at or near the peak and at cracks in the Sheetrock. The seller told them, when they called about it, that the 20-foot pole with a mop attached was left in the garage and all they had to do was mop it as needed. They also questioned him about the odor. He said they should just open a window at one end of the room.

I asked this couple if any of this appeared strange or caused any red flags to pop up at the time?

They said "yes," but trying to raise three children and run a business kept them too busy to think straight. Not until they called a roofing contractor did they know for certain that it wasn't moisture entry from outside.

I met the roofer on-site. From the outside we could see that the plywood roof decking was warped between the rafters near the ridge. On the inside, there were significant dark stains on the drywall near the ridge of the unvented vaulted ceiling. We asked for written permission to open the roof to investigate.

Not only was the plywood deck rotted through, so were several feet of the rafters near the ridge -- all from condensation moisture. Of course, the cavity was filled with mold and fungi.

Since we couldn't determine if the glu-lam beam was damaged from the topside, we asked for permission to open the interior. Fortunately, we found no damage to the glu-lam, but ample evidence that an inspection by an Environmental Technician was warranted. I recommended that the family of two adults and three children consider moving out temporarily.

Repairs were eventually made to the roofing, rafters, and drywall. The expense was born by the buyer.

Unvented "vaulted ceilings" are common in my inspection area. It generally takes about 10 years before the damage from condensation moisture becomes evident.

Regards,

Steve, A Northern California Home Inspector

Great example, Steve. Thanks.

For those of you who cannot visualize what Steve described, click here for a diagram of how the unvented, very narrow attic formed between the rafters of a vaulted ceiling can become a cavity of mold. Typical condensate stains are visible in this photo.

Published: March 18, 2004

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Bill Ball is a skilled and inspirational instructor, author, columnist, and call-in talk-radio host. Bill has over 35 years experience in all phases of construction and real estate with experience in the construction of more than 1,800 custom homes including architectural design, construction, financing, marketing, and inspection. For the last 15 years he has focused on the field and is proud to call himself a Home Inspector. Bill is publisher of the UNIFORM HOME INSPECTOR’S CODE BOOKTM. Contact him at - AskBillBall@aol.com