Tips from the Inspector - Interior

 

CEILINGS STAINS

Probable causes and concerns:
The majority of ceiling stains are below bathrooms or kitchens and are caused by leaking pipes or plumbing fixture overflow (toilets, tubs, showers).

First determine if the leak is active at the time of the inspection (is the stained area wet) and what is directly above the stain. If water has penetrated the floor above, check for damage and swelling of the material under the flooring.

Roof leaks are often caused by improper installation of flashings around chimneys, pipes, vents, valleys, etc. and are fairly easy to repair. Most roofs in Calgary are covered with asphalt shingles. It is very evident when the life of the shingles is coming to an end as they curl badly, crack and become very uneven.

Repairs and Costs:
If a leak is inactive and the area is solid, the stained ceiling should be treated with Kilz to seal the stain and then repainted. Kilz is white and blends in well with texture ceilings, so it may not be necessary to repaint.

If the stained area is soft or sagging it will be necessary to cut out the damaged area of the ceiling, patch the hole with drywall and spot texture the repair. As ceilings yellow with age, it may be necessary to paint the entire ceiling to hide the patch. This repair will cost between $200.00 and $600.00 in most cases.

Comments:
Be sure to protect against another occurrence of the same leakage by ensuring the cause is identified and repaired. Often a silicone seal around the perimeter of the bathroom floor and the toilet will contain overflows long enough to allow time for cleanup before damage is done to the ceiling below.

 

TARNISHED AND CHIPPED PLUMBING FIXTURES

Comments and Remedy:
Over time, plumbing fixtures begin to exhibit signs of age as surfaces become tarnished, scratched and chipped. Disposal of the old sink, toilet, tub or whirlpool and replacement with a new plumbing fixture is not always necessary. In most cases, the plumbing fixture can be refinished to give it that new look at a cost that is likely to be much less than replacing the offending fixture. The ability to match colors on site becomes important when there is a desire to retain older existing fixtures in the bathroom, as it may not be possible to purchase plumbing fixtures in matching colors.

For small chips and scratches the process involves filling the blemish with a polyester resin filler and, matching the colour with an epoxy colour and glaze. For complete refinishing jobs on tubs and whirlpools, the first phase of the process is the cleaning and removal of the glaze on the surface. The next step is the process is the application of a bonding adhesive agent that bonds the porcelain to the de-glazed surface. The final step of the process is the application of the porcelain coat.

Cost:
The cost to repair small chips and scratches varies with the size of the blemish. For chips that are dime size or smaller, the minimum charge will generally be about $55.00 including travel time.

The cost to refinish tubs and whirlpools varies with the construction material of the fixture and the size of the fixture. For example, a standard sized steel tub will cost about $350.00 to refinish.

 

DRYWALL CRACKS

Probable causes and concerns:
Most drywall cracks occur during the first year of new construction and are usually caused by shrinkage of the lumber and settlement of the structure and are no cause for concern. An experienced Home Inspector can quickly determine whether or not a drywall crack is an indication of a structural problem.

Repair and cost:
Non Structural drywall cracks are easily and economically repaired with drywall tape and mud.

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