What to look for in a Home Inspection: ATTIC

The attic is the space above your ceiling and below the roof deck. This space is very important as it is the only large insulated air space between your ceiling and the exterior of the house. Ventilation in the attic is critical. If the attic space is not ventilated, there is a strong chance that this space will collect moisture from the warm air rising from the heated spaces below through several cracks and small open spaces such as light fixture boxes. When this warm air mixes with the cold film of air at the underside of the roof deck, it condenses and forms moisture. During the cold season, this moisture freezes on the underside of the roof deck. This is not a problem as long as the temperature is below freezing, however, as soon as it warms up and the roof deck is warmed by the sun, BINGO!, water drips off the underside of the roof into the insulation, ruining the insulation and creating a wet spot on the ceiling. New home construction addresses this issue with good attic ventilation from the soffits through the roof at the peak, called a "ridge vent" or through portals with storm covers call "jacks" sized according to the amount of space ventilated. Roof jacks and ridge vents allow for cool air to blow in from the vent strip on the soffit right through the roof attic cavity keeping the air moving thus, no moisture build-up and no frost to cause moisture drip into the insulation. Your inspector should note, on his written report, the condition of the attic space. Making sure that the ventilation is working properly, the depth of insulation is adequate, paying particular attention to the trusses. He should make sure there are no cracked or broken trusses as evidenced by a "soft spot" on the roof itself. (Make sure someone gets on the roof to check for soft spots as they do the roofing inspection as mentioned in the previous posting.) A clean, dry attic space that is well ventilated and insulated will save a lot of money in energy costs and maintenance costs for years to come. IT'S IMPORTANT! Next week: the Basement or Crawl Space. Thanks, Inspector Tom