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Leakage stains  XML
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green111
Rolling Stone

Joined: 11/06/2017 11:38 PM EST
Messages: 3
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Hello, briefly, doing up house for sale had inspection done by Amica roof OK, but stains on some walls, ceilings, dormers, and skylight no portion is wet plan to buy a reliable moisture indicator
if readings at these locations are low, meaning negligible moisture, can I use some spray to cover the stain areas and then paint the room?

is there a potential for stains to come back again? an alternative might be to rip out every stain area, look for source which now may be stopped, and then put everything back lot of effort and money

any special technique to repair around skylight and dormer? the house is three storeys


Thank you
Dan Howard
I'm on a yacht.
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Joined: 08/10/2017 02:38 PM EDT
Messages: 56
Location: New Kensington PA
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Kilz or Zinnser BIN 123 are stain blockers that work to cover stains from leaks

Each product line has a number of products. They have original versions that stink but are wonderful at blocking stains. They have water cleanup versions.(not latex...they have shellac in them as the blocking agent) that are less noxious but not as good at blocking stains

These products not only blocks stains, but are good primers for difficult to paint surfaces (kitchen cabinets, metal, ceramic wall tiles)

Try this link for a download that talks about the propertries of primers: http://thecraftsmanblog.com/choosing-the-right-primer/

On another note, do purchase moisture meters. your clients and E&O insurance company will thank you.
For the best pricing and product selection go to http://inspectorshop.net/
More exactly http://inspectorshop.net/product-category/moisture-meters


Now this is the old line home inspector in me asking...... but .......when you mentioned that the areas were dry, I wondered if it had rained recently...just wondering
There are many leaks that only show up with moisture after long rains, rains from a different weather direction, or from snow and ice.

This message was edited 2 times. Last update was at 11/07/2017 08:45 AM EST

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green111
Rolling Stone

Joined: 11/06/2017 11:38 PM EST
Messages: 3
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Thank you. Specifically, if all areas ceilings, skylight are dry to the touch, and also record negligible moisture, is it reasonable that the spray work will be acceptable to the buyer's inspector without asking for a tear down?

Regards
Dan Howard
I'm on a yacht.
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Joined: 08/10/2017 02:38 PM EDT
Messages: 56
Location: New Kensington PA
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That is a very different question. The initial question I thought you were asking is strictly a stain question.
This is shifting to a damage and hidden damage question.

If I were the buyer, I would not accept that with that many stained areas that none of them have damage.

I would want the areas opened and checked and then all appropriate repairs made.
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green111
Rolling Stone

Joined: 11/06/2017 11:38 PM EST
Messages: 3
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Thanks again intention was not to hide anything, but to do an ethical, economically acceptable, repair

Regards
jessey123
Alien

Joined: 12/26/2017 12:42 AM EST
Messages: 1
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Nice Post...
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Dan Howard
I'm on a yacht.
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Joined: 08/10/2017 02:38 PM EDT
Messages: 56
Location: New Kensington PA
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This post is right in the ballpark with a Christmas Eve call I received. House has mold in the attic. Buyer asked for mold to be remediated. Homeowner sprayed Clorox on attic. They called me to convince buyers that it was OK for them to do that instead of hiring a professional treatment company. Clorox is not a good/adequate/effective mold treatment and creates toxic fumes. I do not say that bad things are good for any amount of $

So, my answer .....do what the people want. Correct the venting problem that created the mold conducive conditions, Hire a professional and do the job the correct way, using an approved product in the prescribed manner.

"When it comes to moisture, mold and damage. Correct the cause of the problem and then make the environment healthy and safe".

That should be the prescription whenever EVERY inspector finds mold. Simple, short, sweet, kind and true
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jtroth
Wizard
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Joined: 06/18/2014 10:11 PM EDT
Messages: 151
Location: Columbus Ohio area
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Dan Howard wrote:This post is right in the ballpark with a Christmas Eve call I received. House has mold in the attic. Buyer asked for mold to be remediated. Homeowner sprayed Clorox on attic. They called me to convince buyers that it was OK for them to do that instead of hiring a professional treatment company. Clorox is not a good/adequate/effective mold treatment and creates toxic fumes. I do not say that bad things are good for any amount of $

So, my answer .....do what the people want. Correct the venting problem that created the mold conducive conditions, Hire a professional and do the job the correct way, using an approved product in the prescribed manner.

"When it comes to moisture, mold and damage. Correct the cause of the problem and then make the environment healthy and safe".

That should be the prescription whenever EVERY inspector finds mold. Simple, short, sweet, kind and true


Nice. Always fix the cause not the symptom

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inspectionsavvy
Rolling Stone

Joined: 04/12/2018 10:42 AM EDT
Messages: 5
Location: Coconut Creek
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Most people would recommend you paint over and in fact use kiltz to seal it first. I disagree with that using kiltz since if the leakage comes back it will not be able to go through it because of the sealant and would most likely keep the water on the inside part of the wall. just paint it. if you have an issue next time it rains the stain will come back. guarantee you.

Jorge Castillo
www.inspectionsavvy.com
(954) 361-6600
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trustedhomeinspection
Liger
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Joined: 06/22/2018 08:01 AM EDT
Messages: 17
Location: Schaumburg
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Hello Green,
It would be better had you posted some pictures but I would suggest you search for Home Inspectors In My Area and get the walls rechecked because if the stains are due to dampness-moisture these may come back after a few days.

Perfect Home Inspection service are the trusted and licensed home inspection experts for all your home inspection needs like General Home Inspection, Property Inspection, Pre-Listing Home Inspection in and around Volo, Vernon Hills, Schaumburg and Palatine. More details at- http://www.perfecthomeinspection.us/
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parkerinspections
Alien
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Joined: 09/04/2018 02:50 PM EDT
Messages: 2
Location: Tulsa, Ok
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Green,

I would highly recommend getting another inspector to take a look in the attic.
As an inspector I would try to get in the attic where the water stains/damage is in the house. Just because the outside is dry doesn’t mean that it is completely dry in the attic space. Like the other posts have said as well, you want to make sure there is no mold.
Once you know that the leak is gone and the areas that have been damaged from water are dry I would recommend using kilz to paint over the stains. Water stains are extremely hard to cover with normal paint, kilz is great at getting rid of that.

Thanks

Aleks Parker
Owner, Parker Inspections
918-978-6844
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