Harris, Reed & Seiferth
wind or hail damage or improper installation of vents, flues, chimneys, air conditioners, evaporative coolers or condensers can all result in roof leaks. Regular inspections and maintenance can prevent problems before they begin. Inspect your roof for punctures, cracks or breaks. Clean any you find and apply a compatible patching compound or sealant. Each year, clean and inspect rain gutters, downspouts and extensions for leaks or holes. All types of manufactured home roofs should be checked once a year – whether shingled, metal, vinyl or fiberglass.
To avoid damage to the seals and seams of your roof, keep your weight directly on the rafters. If you have a bowstring or low-pitch rafter, place a plywood sheet across the rafter so you can distribute your weight evenly. While on the roof remove dirt, leaves, branches and any other debris on your roof or gutter – especially any item that may cause a roof puncture.
Seal metal roofs with a good commercial manufactured home roof coating at least every other year – more often in some climates. Apply roof coating around all vents and seams and use coating along the drip edge of the roof. Make sure to cover all exposed screw heads, fasteners and other areas susceptible to leaking. Don't forget to inspect and seal the roof around vents and chimneys. Look for and repair loose, damaged or missing shingles, missing or damaged vent caps, raised nail heads and anything else that's in disrepair or could cause damage.
Outside walls, doors and windows
Inspect outside walls, doors and windows each spring and fall for unusual wear or tear. Water and moisture can penetrate these common areas if they're not maintained regularly. Repair or replace caulk, weather stripping, glazing, window seals, door seals or any other exterior area damaged by use, abuse or normal weathering. Examine your exterior siding and replace any missing or damaged fasteners or screws. Repair or replace punctured siding.
Remember to look under your home for sagging, torn or water-spotted bottom barrier. This can indicate poor or damaged insulation, which may cause water lines to freeze and break. These symptoms also can indicate an existing leak.
Check your home's pneumatic storm door closer and safety chain. If these are loose or not working properly the storm door may blow open. That lets water in and can cause additional damage. Inspect exterior doors, especially wooden ones, for wear and tear and cracking.
Also check weather stripping and seals as well as the sill and the threshold for signs of leaking or other damage. Inspect the putty or caulking around metal windows. Clean and remove cracked or dried-out material and replace it with an upgraded sealant or caulk.
Eliminate excess moisture
Today's well-built, well-insulated homes can trap excess moisture and condensation inside, especially if you have inadequate ventilation. This unwanted moisture shows up as: musty odors, rusty stains around light fixtures, damp, sticky floors, mildew along the ceiling, wall and baseboard edges, dripping pipes, condensation on windows and cold surfaces, and mold and mildew growth.
Good preventive maintenance can help eliminate many moisture problems. Keep inside air circulating with vents and fans to avoid condensation. Use exhaust fans in the bathroom when showering. It's a good idea to have an exhaust fan installed in your laundry area and use it when doing laundry. Also, make sure your dryer is vented to the outside.
Fix leaky faucets and dripping toilets. In cold climates, water flowing down the drain under the home may freeze, causing water to back up through the drain lines and into your home. Invest in a good portable dehumidifier with a humidity control. Choose one that shuts off automatically when the collector pan is full.
Use storm windows to help conserve energy and keep condensation from forming on windows. An added benefit – they help reduce heat loss.
Be sure the skirting around the base of your home is well ventilated and allows air to circulate freely, to help eliminate unwanted moisture being drawn into the sub-flooring of your manufactured home.
Inside your home
Obviously a dripping pipe can cause water damage inside your home. To find problems before they cause damage here are some tips: Listen for any unusual hissing sounds. This can be a pinhole leak in a water line within the floor or wall. Periodically check hard-to-reach, seldom seen spaces around the water heater, under sinks and behind clothes washers. Check the ice maker lines and filters for your refrigerator, too.
Look for discolored floor coverings or sub floors – usually a sign of a leak. Water stains and wetness are often caused by loose or damaged plumbing fixtures or fittings. Moisture at the base of a toilet may indicate a deteriorated wax ring, which is easily replaced. If you discover interior water damage correct the problem immediately. If you can't make the repair yourself, hire a qualified repair person.
If your water supply has over 80 pounds of pressure, consider having your repair person install a pressure regulator to help avoid high water pressures that may cause a line rupture or leak.
If you discover a build-up of water on the floor, find standing water in your home or experience severe, sudden and accidental water damage, take steps to begin ventilating and drying out your home immediately.
Here are some precautions to start with until help arrives:
Stay safe while you clean up. Don't use your household vacuum to remove water. Don't use appliances while standing on wet carpets or floors. Don't leave wet fabrics in place. Dry them quickly. Prop up wet upholstered cushions for even drying.
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