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Exterior

EXTERIOR

THE HOME REFERENCE BOOK ©36

EXTERIOR

INTRODUCTION

1.0GuttersandDownspouts

DESCRIPTION Guttersanddownspoutshavetwomajorfunctions.Firstly,theyprotectthewallsofabuild-ingfromwaterthatwouldordinarilyrunofftheroof.Thiswatercandamagethewallsurfacesandcauselocalizederosionatgroundlevel.

Thesecondandmostimportantfunctionofguttersanddownspoutsinhomeswithbase-mentsorcrawlspaces,however,ishelpingtoensureadrybasement.(We’llsaybasementstomeanbothbasementsandcrawlspacesinthissection.)Regardlessofthefoundationtype,thereisalwaystheriskofwaterpenetration.Thelesswaterthereisinthesoilnearthefoun-dationwall,thelowertheriskofwaterpenetrationintothebasement.Guttersshouldcollectallwaterrunoff,anddownspoutsshoulddischargethewaterintoproperdrainsorontothegroundwellawayfromthefoundationwalls.

SIZE Onmosthouses, theguttersareattachedtothefasciaboardattheedgeoftheeaves. Insomehouses,guttersareintegraltothedesignoftheeaves.Thetwomostcommonsizesofguttersarefour-inchandfive-inchwidths.Four-inchguttersaregoodforrelativelysmallroofareas;however,five-inchguttersarepreferredbecauseoftheiradditionalcapacity.Five-inchguttersarealsolesslikelytoallowwatertoovershootthegutterswhenthewaterisdrainingoffasteeplypitchedroof.

The exterior components of a building work together to provide a weathertight skin, if all the parts are doing their job. Protection against intruders, both animal and human, is also offered by the building skin. Good exteriors are attractive, durable and require little maintenance. Exterior components are often the most neglected parts of a home.

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MATERIALS Gutters can be made of several materials; however, the most common are aluminum,galvanizedsteel,plasticandcopper.Integralguttersareusuallyframedinwood,andlinedwithmetalssuchasleadorcopper.Thereareadvantagesanddisadvantagestothevariousmaterialsused.

ALUMINUM Aluminum gutters do not rust but they dent easily, particularly with tall, heavy ladders.Jointsinaluminumguttersareusuallyrivetedtogetherandcaulked.Thecaulkingmustberenewedeveryfewyears.Aluminumguttersusuallyhaveveryfewjoints,sincetheguttersaretypicallyfabricatedonthejobsitefromlongrollsofaluminumstock.Aluminumgutterisalsopre-finishedanddoesnotrequireregularpainting.Lifeexpectancyisestimatedtobe20to25years.

GALVANIZEDSTEEL Some galvanized steel gutters are also pre-finished but most are not. Galvanized steelrequiresperiodicpainting.Jointsingalvanizedguttersareusuallysolderedtogether.Thistypeofgutterhasa20to25yearlifeexpectancy.

PLASTIC Plasticguttersaregenerallydesignedforthedo-it-yourselfer.Plasticcomesinalimitedcolorselectionandsometypestendtodiscolorwithtime.Plasticguttersareusuallyrelativelysmallandsomeoftheearliersystemsarepronetocrackingduringcoldweather.Thelifeexpectancyisdependentuponthequalityofthekitandtheinstallation.

COPPER Copper gutters are considered to be the best; however, they are very expensive and notcommon.Coppercanlast50to100years.

CommonProblemswithGuttersandDownspouts

LEAKAGE– The most common problem with gutters is leakage. Leakage will occur with galvanized HOLES/SEAMS/ guttersastheyrustthrough.Holescandevelopincopperguttersaswell.Allguttersareprone ENDCAPS toleakageatthejointsandseams.Missingendcapsandpoorconnectionstodownspouts

are other common sources of leakage. Leakage can cause considerable damage to fascias,soffitsandwallsbelow.Leakscanalsoresultinbasementwaterproblems.


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LOOSE Gutters and downspouts may become loose and require re-securing. This is normally duetoimproperfasteningduringoriginalinstallationordamagecausedbysnowandiceduringwintermonths.Downspoutscanbecomedisconnectedfromgutters.

DAMAGED/OLD Guttersanddownspoutssufferfrommechanicaldamageduetoladders,treelimbs,andthelike.Downspoutstendtosplitopenattheseams(fromfreezingincoldclimates).Theseamis usually against the wall and the split may go unnoticed. Downspouts along drivewaysor sidewalks are sometimes crimped. Aluminum gutters and downspouts are more easilydamagedthangalvanizedsteel.Galvanizedsteeldownspoutsoftenrustneargradelevelorwhereblockageshaveoccurred.Galvanizedguttersanddownspoutseventuallyrustthrough.

PAINT Galvanizedsteelguttersanddownspoutsshouldbepaintedregularlytoprolongtheir life.Althoughnotoftendone,somesaypaintingtheinsideisasimportantaspaintingtheoutside.Specialpaintsaresometimesusedinsidegutterssincetheyareoftenwetforconsiderableperiodsoftime.

POORSLOPE Guttersshouldslopeproperlytowardsdownspoutstodrainwater.

CLOGGED Guttersanddownspoutsoftenclogwithdebris.Screensordeflectorsaresometimesinstalledto prevent leaves and twigs from getting into the troughs. These rarely work well. Theybecomelooseandoftenfallout.Theyalsomakecleaningmoredifficult.Specialscreensareavailableforthetopofdownspoutstopreventtheentryofdebris.Theseworkbetter,butmustbecleanedregularly.

NUMBEROF Onmanyhouses,thenumberofdownspoutsisinadequate.Asageneralrule,adownspout DOWNSPOUTS shouldbeprovidedforevery35to40feetofgutters.

DOWNSPOUT Downspoutscollectwaterfromtheguttersanddischargeitintodrainsorontotheground. DISCHARGE Undergrounddrains(usuallymadeofclaytile,castironorplastic)becomecloggedorbreak

belowgrade.Ifanundergrounddownspoutmalfunctions,waterproblemswilllikelydevelopin that part of the basement. There are two options. Exterior digging and repairs can beundertaken; however, it is faster and cheaper to simply disconnect the downspout andredirectittodischargeawayfromthehouse.It’salsoeasiertomonitortheperformance,andproblemsarecorrectedeasily.

Downspoutsshoulddischargeabovegradeontothegroundatleastsixfeetfromthehome.Theslopeofthegroundinthisareashouldbeawayfromthehouse,todirectwaterawayfromthebasement.


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On older homes, (pre-1950) downspout drains are often connected to floor drains in thebasement.Ifthereisasignificantamountofdebrisinthedischargefromthedownspouts,it can plug the basement floor drains and cause backup. A more complete discussion ofwetbasementproblemsisincludedinSection10oftheInteriorchapter.

DISCHARGEONTO Whereguttersordownspoutsdischargeontoroofbelow,thelowerroofinthepathofthe ROOF waterwilldeterioratequickly.Thelowerroofcanbeprotectedbyextendingthedownspout

alongthelowerrooftodischargedirectlyintothelowerroofgutter.


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INTEGRALOR MalfunctioningintegralguttersBUILT-INGUTTERS canbeveryserious.Theleaking

water usually ends up in thestructure,causingrotandotherdamage. Repairs often includeadding a single-ply roofingmembraneasagutterliner.

2.0LotGrading

Proper lot grading is an important consideration when dealing with wet basements. Nofoundationwallsystemiscompletelywaterproof.Wateraccumulatinginthesoiloutsidethebuildingwillusuallyleakthrougheventually.Thesecretistokeepthesoiloutsidethebuildingdry.Ifthegroundaroundthebuildingslopessothatsurfacewaterrunsawayfromthebuild-ing,soilclosetothefoundationisdryandthebasementisfarlesslikelytoleak.

CommonProblemswithLotGrading

WETBASEMENTS Thetheoryissimple. Ifthereisnowater inthesoilontheoutsideofthefoundationwall,no water will get into the interior. Most wet basement problems can be eliminated ordramaticallyreducedwithgoodgradingandproperperformanceofguttersanddownspouts.Thegroundaroundthehomeshouldslopedownsixinchesforthefirsttenfeetawayfromthehome.Thiscanoftenbedonebyaddingtopsoil(notsandorgravel).


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Wherethegeneraltopographydirectswatertowardsthehouse,furthermeasuresaresome-timesrequired.Aswale(ashallowditchwithgentlyslopedsides)mayhavetobeconstructedtodivertwaterrunoffaroundthehousetoareasthatarelower-lying.

Ifthegeneraltopographyoftheneighborhoodissuchthatthehouseliesinthelowestarea,gradingimprovementsmayimprovethesituation;however,furthermeasuresmaybeneces-sary.SeeSection10oftheInteriorchapterformoreinformationonwetbasementproblems.

RAVINELOTS Ravinelotshavepotentialerosionproblems,whichcanhavecatastrophiceffects.Erosioncancompromisethestructuralintegrityofthehouseifthetablelandkeepsdisappearing.

Fromaone-timevisit,itisnotpossibletodeterminetherateoferosion(ifany);however,maturetreesand heavy vegetation on the slope suggest littlemovementandtheirrootshelppreventerosion.

To prevent continuing problems, a soils engineerand/or landscape architect should be engaged todesignretainingwallsorothersystemstoholdbacktheearth,whereerosionisnoted.


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2.1WindowWells

DESCRIPTION Windowwellsarecreatedwithsmallretainingwallsthatkeeptheearthawayfromwindowsthatareatorbelowgrade.Windowwellsmaybeconcreteoracorrugatedsteelshell.Chemi-callytreatedwoodissometimesused;however,itshouldbeavoidedintermiteproneareas.

Windowwellsshouldbelargeenoughtoallowlightinandshouldallowforeasycleaningofthewindowandwell.Re-gradingworktodrainsurfacewaterawayfromthehomemaycreatetheneedforwindowwells,asthegradelevelisoftenraisedaroundthefoundation.

DRAINAGEAND Ideally,thebottomofthewindowwellshouldcontainseveralinchesofgraveltoallowwater COVERS todrainfromthewell.Adrainagepipe,filledwithgravel(topreventitfromcollapsing,but

stillallowingwatertopass)shouldextenddowntothedrainagetilearoundtheperimeterofthefooting(ifoneexists).Asanalternative,aclearplasticdomecoverisinstalledoverthewindowwelltokeepwateranddebrisout.


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CommonProblemswithWindowWells

Wellsmaybemissingortooshallowtoprotectthewindow.Theymaybecloggedwithdebris(amaintenance issue)or theymaynotdrainproperly,evenwhenclean.Woodrots,metalrustsandconcretespalls.Nothingisforever.

3.0WallSurfaces

Wallfinishesprotectthebuildingskeletonandinteriorfromweatherandmechanicaldamage.Insomecases,thewallsurfacesenhancethestructuralrigidityofthebuilding(e.g.housesconstructedofsolidmasonry,orloghouses).Wewillstartbylookingatsomeissuescommontomanytypesofsidingandthenlookatindividualmaterials.

3.1CommonProblemswithAllWallSystems

FOUNDATIONS: Foundationwallsmaybepouredconcrete,concreteblock,cinderblock,stone,brick,claytileMORTAR,CRACKS, orwood.Mortarrepair(re-pointing)isoftennecessaryontheabovegradeportionofmasonry SPALLING foundations.Cracksinpouredfoundationsshouldbepatched.Spallingconcreteormasonry

canbereplacedorparged.

FOUNDATIONS: Sometimes,theexposedfoundationwall isparged(coveredwithathinlayerofconcrete). PARGING Thisisnecessaryonporousfoundationssuchasbrickorconcreteblock.Itisnotuncommon

for the parging to separate from the foundation wall and break off. Localized patching ofdeterioratedpargingiseasilyundertaken.If,however,large-scaledeteriorationorseparationhasoccurred,removalandre-pargingwillberequired.Expandedmetallath(ofthenon-rust-ingvariety)shouldbesecuredtothefoundationwalltoprovideagoodbasefortheparginginareaswhereadhesionisquestionable.


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Limebasedpargingisbetterthan Portland cement basedbecause it is more permeable.Impermeable parging breaksoff in large sections, due tomoisturetrappedbehindit.Theimpermeable parging alsocausesdampnesstoriseupthewalltoalevelabovethepargingwhere evaporation can takeplace.Evaporationresultsinef-florescence(definedonPage12)formingonthewallsurfaceandwithin the wall itself. Thiscauses spalling brickwork andmortar deterioration. Lime-basedpargingpreventsthisphenomenonfromhappeningasmoisturecanpassthroughit.Thepargingitselfissubjecttoefflorescenceandspalling,butthisistreatedassacrificialma-terial.

SIDINGTOO Sidingmaterialsarenotmeant CLOSETOGRADE tobeincontactwiththeground

and will deteriorate if they areat or below grade. On virtu-allyeveryhouse,atleastthetopfour to six inches of the foun-dation wall should be visibleoutside. There are two reasons– the first is that siding maydeterioratefromchronicdamp-ness. The second is the risk ofrotand/or insect infestationtothestructure.Evenbrickhomeshavewoodstructuralmembersinside.


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WEEPHOLESIN Somebrickwallshaveweep BRICKWALLS holes at the bottom to allow BELOWGRADE water to drain out. If these

drain holes are not severalinches above grade, watermay drain into rather thanout of the wall system anddamage the wood framingbehindthebrick.

PLANTERSOR Even if the grading around the GARDENS house is fine, there may be AGAINSTWALLS problems from raised planters

orgardenswithsoilagainstthehouse wall. These can causeconsiderable damage to thehouse. Planters and raised gar-densshouldbekeptawayfromthewall.

SIDINGTOO Most siding materials deterio- CLOSETOROOF rateiftheyarechronicallywet. BELOW These materials should stop

roughly two inches above roofsurfaces below. Where they donot, thesidingmayfailprema-turely.


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NOKICKOUT Damagetowallsatroofjunc- FLASHINGS tions can occur if appropriate

flashings are not provided atthe bottom of the roof. Theseare typically called kickoutflashings.Theydirectthewaterawayfromthesidingsothat itdoesnotgetinbehind.

VINES Vines and other vegetationare often found growing onwall surfaces. The disadvan-tagesincludeincreasedlevelsofmoisture held against the wallsurfaces, and increased insectand vermin problems in thehouse. Depending on the typeofplant,damagecanbedone,especiallytowoodsurfaces.Extensivedamagetomasonrywallsisrare.

Vinesshouldbekeptawayfromwoodtrimaroundwindows,doorsandeavesforexample,andshouldnotobstructwaterflowthroughguttersanddownspouts.

3.2Brick

DESCRIPTION Brickmaybemadeofclayorconcrete.Thecharacteristicsofbrickvarydramatically.Somebricksurfacesarerelativelysoft,anderodewithtime.Otherbricksareextremelyhard.Somecanbeeasilydamagedbymechanicalaction;othersmaycrackduetowaterpenetrationandfreeze-thawaction.Somebricksareextremelyporous;otherslessso.Somebrickshaveahardglazedoutersurface;othersareuniformthroughout.Mostbricksarenotdesignedtobeincontactwiththesoil,andshouldbekeptatleastfourinchesabovegrade.

MORTAR Mortarisamixtureofabinder(Portlandcement,lime,masonrycement),anaggregate(sand),andwater.Therearemanytypesofmortarswithdifferentstrengths,colors,anddurability.Additivessuchascalciumchloridecanenhancecoldweatherworkabilityattheexpenseofstrengthanddurability.

Mortar has several functions. It bonds individual masonry units together and preventsmoisturepenetrationbetweenunits.Itallowsatightjointbetweendifferentmasonryunitsdespitesizevariationsfromoneunittothenext.Itprovidesabasefortiesandreinforcingusedtosecureamasonrywalltoaback-upwall,ortoenhancethestrengthoftheentirewall.Mortarcanformpartofthearchitecturalappealofamasonrywall.Mortardeteriorationismorecommonthanbrickdeterioration.Ideally,thestrengthofmortarshouldbesimilarto,butnotgreaterthan,thestrengthofthebrick.


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CommonProblemswithBrick

SPALLING Damage to brick surfaces,whether due to mechanicaldamage, freeze-thaw actionor something else is known asspalling.

SANDBLASTED Brick is usually damaged bysandblasting. Brick with a softcoreandahardercrust iscom-mononolderhouses(thesamehouses that tend to requirebrick cleaning). Sandblastingremoves the outer crust andmakes the brick more prone todeterioration.Onceahousehasbeensandblasted, itmaydete-riorate relatively quickly. Therateofdeteriorationcan’tbedeterminedduringasinglehomeinspection.Thisoftenrequiresmonitoringtodetermineifanyremedialactionisnecessary.Sandblastingandhighpressureliquidcleaningoftendamagemortar,andre-pointingisusuallynecessary.

EFFLORESCENCE The white, salty deposit that appears on masonry walls is known as efflorescence. It is aresultofwatercarryingdissolvedsaltstothesurfaceoftheunitandevaporating, leavingthecrystallinesaltsonthesurface.Efflorescencemaybecausedbylowqualitymortarsormasonryunits,orbyexcessivewaterpenetrationintoorthroughthewall.Inmostcasesitisnotserious,andwilldisappearwithinafewmonthsofnewconstructionorchemicalcleaning.Occasionally,efflorescenceprecedesmortarormasonrydeterioration.

MORTAR Mortaroftendeterioratesmorequicklythanthebrick.Mortarmaycrackorcrumble.Mortar PROBLEMS repairsaretypicallycalledrepointing.


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3.3Stone

Manydifferentstonesurfacesareusedinhomeconstruction.Stonecanbeanythingfromgranitetolimestone.

CommonProblemswithStone

Stone and brick walls suffer similar problems. Stone can crack or erode depending on itsquality.Mortarcandeteriorate,andmortarrepairsaremoreoftenneededthanstonerepairs.Naturalstonecanstainorrust,dependingontheminerals inthestone.This isacosmeticissue.

3.4ArtificialStone

Therearetwocommonvarietiesofartificialstone,typicallymadeofconcrete.Oneisabricksubstituteusedonalloraportionoftheexterior.Itistypicallythreetofourinchesthick,andinstalledlikeanyothermasonry,laidinabedofmortar.Theotherisathinveneer-typecover-ingthatislessthanoneinchthick.Thethinveneerisusuallyinstalledbyprovidingwiremeshovertheexistingwallsurfacesandsettingtheslicesinabedofmortar.Theperformanceofthismaterialislargelydependentuponthequalityoftheinstallation.

CommonProblemswithArtificialStone

The most common problems are detachment from the building itself. Loose or damagedpiecesshouldbere-securedtopreventmoisturegettingintothewallsystem.

3.5ConcreteBlock

Theuseofconcreteblocksasexteriorwallcoveringsforresidentialconstructionisrelativelyrare,althoughconcreteblockscanmakeagoodexteriorwallsurface.

CommonProblemswithConcreteBlock

Deteriorationlargelydependsupontheconfigurationoftheblock(surfacetextureandshape)andthequalityoftheconcrete.Concreteblocksarerelativelyporousandsomecanallowasignificant amount of water penetration through the block. Painting the block can reducewaterpenetrationsignificantly.Aswithallunitmasonryconstruction,spallingandmortardeteriorationarecommonproblems.


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3.6ConventionalStucco

DESCRIPTION Stucco is the exterior equivalent of plaster, made of cement, lime, aggregate and water.Stuccocanbethoughtofasathincoatofconcrete,withthecementandlimeactingasbind-ers,theaggregateprovidingthebulkandthestrength,andthewaterinitiatingthechemicalreaction. Much like plaster, stucco requires periodic maintenance as cracks develop. Theamountofmaintenancerequireddependslargelyuponthemixofthestucco,thelathused(ifany),andthesurfacetowhichthestuccoisapplied.Stuccoistypicallyappliedinatwo-orthree-stepprocess.

CommonProblemswithStucco

CRACKS/BULGES/ Stucco over masonry walls tends to stand up better than stucco over wood-frame LOOSE construction.Therigidityofamasonrystructureallowsforvirtuallynoflexingofthestucco,

andconsequently,lesscrackingandsurfaceseparationislikelytooccur.Wood-framewallsexpand and contract with changes in temperature and humidity, at a different rate thanstucco.Thisleadstocrackingthatallowsmoisturedeterioration,andseparationofthestuccofromthelath.Cracksandbulgesoftenappearnearfloorlevelsbecausewoodframingmem-bersshrinkmostinthisarea.Sectionsofstuccomaycomelooseandfalloffthebuilding.

Crackingcanallowwaterpenetration,whichmaycausedamagetothewallstructurebehindthatgoesunnoticedforsometime.Repairsthatmatchincolorandtexturearedifficulttomake.Stuccocanbepainted.


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3.7SyntheticStucco(EIFS)

DESCRIPTION Exterior Insulated Finish Systems (EIFS) look similar to stucco but are different. Rigid wallsheathing,suchasplywood,iscoveredwithfoaminsulationboard.Athinbasecoatreinforcedwithfiberglassmeshisthenappliedandcoveredwithathinacrylicfinishcoat.Itisatwo-stepprocess,andthefinishedcoatingismoreflexiblethanconventionalstucco.

CommonProblemswithSyntheticStucco

Problemsarisewhenwatergetstrappedbehindthefinishandinsulation.Thewaterultimatelyleadstorotofthesheathingandotherstructuralcomponents.

CONCEALEDWALL Water may enter the wall system through wall penetrations around doors and windows DAMAGE unless all details are perfectly weather tight. As there are seldom ideal flashings at these

locations,itisimportantthattheseamsbewellcaulked.Caulkingisanongoingmaintenanceissue.

There has been extensive damage to some homes, and entire wall systems have beenreplaced.Therehavebeenclass-actionlawsuitsaroundsyntheticstucco.Improvedinstalla-tionmethodsincludetheuseofbuildingpaperbetweentheinsulationandsheathingandadrainagepathforanywaterthatdoesgetintothewall.

Unfortunately, neither trapped water nor rot in the wall cavity are visible during a homeinspection.


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3.8WoodSiding

DESCRIPTION There are many types of woodsiding,includingpanels,boards,shingles, and shakes. Goodsiding installations prevent orminimize rot and water pene-tration. Rot occurs whereverwood surfaces are subject toexcessive moisture. Painting orstainingonaregularbasispro-tects the wood. Evenrot-resistantwoodssuchasce-darandredwoodarehelpedbystaining.Stainreduceswarping,splitting,rotanddiscoloration.


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Waterpenetrationandrotproblemsaremostcommonatjoints,penetrationsandchangesindirectionormaterial.Jointsshouldpreventwaterpenetration.Thehorizontaljointsonclap-boardsiding,forexample,overlaponeanother;however,mostverticaljointsdonot.Therefore,verticaljointsshouldbeprotectedwithflashingsorcaulking.Caulkingisamaintenanceissue.

VENTILATION Woodsidingholdspaintbetterandlastslongerifthebackofthesidinghassomeaircircula-tion.Oldsidingnailshadroundheadssothattheoverlyingpieceofsidingabovewouldnotsittightly against the lower piece. This allowed air circulation and broke the capillary jointbetweenthetwopiecesofwood.Thisisapracticethathasunfortunatelydisappeared.Wherepeelingpaintisaproblem,shimscanbedrivenbetweentheboardstopromotedrying.Whileitseemsstrangetosaythatwoodwallsshouldbreathe,thatiswhatwewant.

JOINTS With panel-type wood siding,mostproblemsoccurathorizon-tal joints, as there is usually nooverlap or batten strip. In well-executedinstallations,aflashingisinstalledathorizontaljointstopreventwaterpenetration.


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Manywoodsidingsystemsre-quirepiecesofwoodtrimtobeinstalled over the joints. Thetop surfaces of these pieces oftrimarepronetorot.Therottedwood eventually allows waterpenetration at the joints. Hori-zontal surfaces should be keptwell stained or painted, shouldbeslightlyslopedsowaterwilldrainoff,andshouldbecaulkedwhere they meet verticalsurfaces.

CommonProblemswithWoodSiding

SPLITTING Woodsidingmaysplitif improperlynailed.Toomanynailsmaypreventnaturalexpansionandcontraction.Nailingtooclosetotheedgeswillresultinsplitting.

WOOD/SOIL Wood/soilcontactshouldbeavoided,asitpromotesrotandprovidesanidealenvironment CONTACT forwood-boringinsects.Woodsidingshouldbeatleastsixinchesabovethesoil.

PAINT/STAIN Withtheexceptionofcedar,redwood,andpressuretreatedlumber,allwoodusedoutsideshouldbeprotectedwithpaintorstain.Paintingorstainingisusuallydoneeverythreetofiveyears.Chronicpaintblisteringandpeelingmayindicatemoistureproblemsinthewallbehind.

CRACKING Withage,woodshingleswilllosetheirresins,andbegintowarpandcrack.Thereareseveraldifferentqualitiesofwoodshingles.Bettershingleslastlonger.Whenmorethan15%oftheshinglesrequirerepairorreplacement,totalreplacementmaybeadvisable.


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3.9HardboardandPly-woodSiding

Thereareavarietyofhardboard,orientedstrandboard(OSB)andplywoodsidingsonthemarket.Some simulate wood siding,while others simulate stucco.Depending upon the type ofmaterial, the joints may becoveredwithtrim,asdiscussedearlier.

CommonProblemswithHardboard,OSBandPlywood

WATER Waterpenetrationbehindthetrimdeterioratesthetrimitself,andallowswatertocollect PENETRATION attheedges.Thiscanleadtoswelling,delaminationandfailureofthesiding.Propersealing

andcaulkingofthehorizontalsurfacesoftrimarerequired.Horizontaledgesofpanelsnotcoveredwithtrimshouldbeinstalledwithflashing,unlessthejointinthematerialisspecifi-callydesignedtopreventwaterpenetration.

BUCKLING Bucklingofhardboardsidingisaproblemcausedbyexpansionofthehardboardwhenwet.Thismaterialexpandsmorethanwoodwhenwetand,ifitistightlynailedateachstud,itmaybuckleinorout.Securingtheboardswithclipsorusingsmallerpieceshelppreventbuckling.

PAINT Prefinishedsystemsdonotrequireregularpainting.Unfinishedwoodsidingrequirespaintingorstainingtoprotectitfromtheelements.


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3.10MetalSiding

DESCRIPTION Avarietyofmetalsidingsareavailable.Theycanbeboardsorpanels,withavarietyofsurfacetreatments, often intended to mimic wood. Some are installed vertically, while others areinstalledhorizontally.Themostcommonmaterialisaluminumalthoughsteelisalsoused.

Metal sidings usually have a baked-on enamel finish and, generally speaking, the paintedsurfacesstandupwell.However,somelowerqualityoroldersidingstendtofadeandchalk.

VENTILATION Metalsidingsshouldbeventilatedtoallowairandmoisturepressurestoequalizeoneither ANDINSULATION sideofthemetal.Someearlysidingsdidnotbreathewellandledtomoistureproblemsin

walls.Insulatedmetalsidingisavailable,althoughtheamountofinsulationistypicallysmall.


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CommonProblemswithMetalSiding

INSTALLATION Mostproblemsassociatedwithmetalsidingsare installationdefects,ratherthanmaterial ISSUES defects.Alackofadequatefastening,andalackofmoldingsandtrimpieceswherethesiding

buttsothermaterialsorchangesdirectionarethemostcommonproblems.

DENTING/ Metalsidingsarepronetodent- BUCKLING ing (particularly aluminum).

Damaged sections can be re-placed on an individual basis.Metal sidings expand andcontract with changes in tem-perature. It is not uncommontohearexpansionnoiseswhensunlight warms a wall of thehouse.Slotsinthesidingaccom-modatethenails.Asthesidingexpands and contracts relativetothesubstrate,thesidingcanslide.Ifthenailsaresecuredtootightly,thesidingmaybuckle.

3.11VinylSiding

DESCRIPTION Vinylsidingisextrudedpolyvinylchloride(PVC).Thecolorsgothroughthematerial,soscratch-ingthesurfacewillnotrevealadifferentcolorbelow.Also,thecolorcannotpeelorchipoffthesurface.Thematerialcomesinboardsorpanels,oftenintendedtolooklikewood.Someofthenewerproductscanbepaintedsuccessfully,althoughthisturnsamaintenance-freesidingintoamaintenance-dependentsiding.

CommonProblemswithVinylSiding

Vinylsidingsaresimilartometalsidingsinthatthemajorityoftheproblemsareassociatedwithinstallation,ratherthanthematerialitself.Alackofpropersecuring,andimproperdetailwork at edges and corners are the most common deficiencies. Some vinyl sidings discolorwithage.Mostcomeinalimitedcolorselection.Vinylsidingcanbecomebrittleduringcoldweather,andcanbepuncturedorcracked.Individualpieces,however,canbereplaced.

TEARING/ Vinylsidingcantearasaresultofmechanicalimpact.Barbecuestooclosetovinylsidingmay BURNED/ meltorburnthesiding.Bucklingvinylsidingmaybetheresultofshrinkingwoodframing BUCKLING behind,orsecuringthesidingtootightlytothesubstrate.Thesidingexpandsandcontracts

withchangesintemperature,andmustbeabletoexpandandcontractonthewall.


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3.12AsphaltShingleSiding

Asphalt roofing shingles aresometimes used as siding.See the Roofing chapter for adescription of asphalt shingles.Whereroofingshinglesaretypi-cally secured with four nails orstaplespershingle,sixfastenersperwallshingleistypical.

CommonProblemswithAsphaltShingles

LIFTINGSHINGLES Thebiggestproblemassociatedwithusingshinglesonwallsisthattheshinglesdonottendtolieflat.Modernshinglesareoftheself-sealingvariety.Atarstripontheupperportionofone shingle is supposed to adhere to the lower portion of the shingle above, and shouldpreventtheshinglefromliftingorcurling.Unfortunately,thisprocessreliesongravity(theweightoftheshingles)andsunlight(toheatuptheshinglesandsoftentheadhesive).Thisprocess works well on roofing systems; however, itdoes notwork well when shingles areinstalled vertically. Therefore, shingles tend to lift, curl, and be prone to wind damage.(Shingles that have just begun to lift can be sealed in place.) They are easily patched, butmatchingcolorsissometimesdifficult.

3.13FiberCementSiding

Fiber cement siding comes in shingle, plank andpanel form.This isastrong, rigidsidingthattypi-callyperformswell.Olderversionsusedasbestosasthefiberandwerecalledasbestoscementsiding.


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CommonProblemswithFiberCementSiding

CRACKED/ Olderfibercementshingleshavealonglifeexpectancy;however,theyarebrittleandsubject BROKEN to mechanical damage. Replacement pieces that match may be difficult to find. The life

expectancyofnewerfibercementproductsisexpectedtobesimilar.

IMPROPER Modern fiber cement siding NAILING isoftenappliedwithpneumatic

nailers. Nails are sometimesdriven too far into the sidingandthesidingmaynotbewellsecuredtothebuilding.

3.14 Clay Tiles and SlateShingles

Clay tiles and slate shingleswere often used on Victorian-era and circa-1900 houses forsiding on small areas, such asdormersandgables.

CommonProblemswithClayandSlate

CRACKED/ Theseshingleswilleasilylast100years;however,theyarebrittleandsubjecttomechanical BROKEN damage.

FAILEDFASTENERS Clay tile and slate can oftenlast a long time, but the nailsthat hold them in place rust,allowing the tiles/slates to slipout of position. Patching canbe undertaken; however, it isoften difficult to match thecolor and texture. The generalrule is that ifmorethantentofifteen percent of the tiles/slatesaredamaged,analterna-tive siding material should beconsidered.


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3.15InsulbrickSiding

DESCRIPTION Despiteitsname,Insulbrickhasverylittleinsulatingvalue.VarioustypesofInsulbrickwerecommonlyusedfromthe1930stothe1950s.Insulbrickcanbeconsideredtheforerunnertoaluminumsiding.

Insulbrick consists of a fiber-boardsheathingcoatedwithtarandsprinkledwithgranularma-terial. The surface is embossedtolooklikebrick,orsometimesstone.

CommonProblemswithInsulbrick

WORN/ Insulbrick siding will eventually wear out; however, the majority of the problems are DAMAGED physical damage, and leaking joints. Caulking and re-securing are necessary from time to

time.Obtainingreplacementpiecesisdifficult,asthematerialisnolongermade.

INSURANCE Insulbrickisfrownedonbysomeinsurancecompaniesandlendinginstitutions.Thisisthought ISSUES to be due to its combustibility, and the fact that to some people, it suggests low-quality

construction.Itsbadreputationisunwarranted;however,thematerialcaneasilybecoveredwithanalternativesiding.


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4.0Doors,WindowsandTrim

DESCRIPTION Thepurposeofdoorsandwindowsisapparent.Wewillfocusondoorandwindowtrimhere.DoorsandwindowsarediscussedintheInteriorchapter.Thetrimontheexteriorofahousehelpsprotectthestructuralcomponentsfromweather,preventtheentryofvermin,coverjoints at changes in material or direction, and improve the appearance of the house. Trimis most often wood, vinyl or aluminum, although other materials, including stone, arealsoused.

Trim is usually found arounddoorsandwindows,andattheeaves. The two most commoncomponents of the eaves aresoffits and fascia. The soffitis installed horizontally, andcovers the underside of theeaves. The fascia is a verti-cal component at the edge ofthe eaves. Gutters are oftenfastenedtothefascia.

CommonProblemswithTrim

ALUMINUM– Well-installed aluminum trim is relatively maintenance free. Poorly secured, missing or LOOSE/MISSING/ damagedtrimcanbeanissue. DAMAGED

WOOD–PAINT/ Woodtrimcomponentsrequireregularpainting,andmaintenance,andaresubjecttoallofthe ROT/LOOSE/ issues that affect outdoor wood. Trim components are often rotted, missing, loose or MISSING/ damagedbyvermin.Squirrels,birdsandraccoonsdamagesoffitsandfasciatogainaccessto DAMAGED theatticspace.

PAINTINGAND Exteriortrimcomponentsincludingthosearoundwindowsanddoors,aswellassoffitsand CAULKING fascia, are prone to weathering and to opening up at seams and joints. Improvements to

paintandcaulkingshouldbeconsideredregularmaintenanceitemswithsomeworktypicallyrequiredannually.


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4.1DoorandWindowFlashings

Someexteriordoorsandwindowsprojectouthorizontallyfromthewallsurface.Watercancollectonthetop,rottingthetrimandleakingbehindit.Metalflashingsareoftenprovidedinthese areas. The exposed edge of the metal flashing is bent out to prevent water fromdrippingonthesurfacesbelow.Theflashingtucksupbehindthesidingaboveorisletintoamortarjointinbrickconstruction.(Mostwindowsinmasonryhousesdonotrequireflashingsbecausethewindowframesarerecessed.)

Flashing is not required wherethe opening is protected by aroofoverhang.Asageneralrule,if the distance from the win-dow or door to the overhangis less than one-quarter of theoverhang width, no flashing isneeded.

SLOPE Door and window sills shouldbe sloped so that water drainsawayfrom,ratherthantowardthe door or window. The sillshouldprojectfarenoughoutsothatwatercandripoffwithoutwetting the area below. Gooddesign incorporates a capillarybreak (groove or projection ontheundersideofthesill),whichprevents the water from beingdrawn back into the siding bycapillaryaction.


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PAINT/ROT/ Woodcomponentsrotifwaterdoesnotdrainfreelyawayorifmaintenanceispoor.Flashing, LOOSE/MISSING/ windowsillanddoorthresholddetailsarecommonproblemareas.Ifdoorsandwindowsare DAMAGED/ not fit and maintained properly, water can get into the wall system and damage the WATERENTRY structure.

LOWTHRESHOLD Doorthresholdsshouldbeatleastsixinchesaboveexteriorgrade,steps,decksorlandings.

5.0ExteriorStructures

DESCRIPTION Theseincludeporches,decks,patios,balconiesandentrances.Theyareattachedtothehomebutnotanintegralpartofthehouseitself.Theymayincludesteps,railings,columns,beams,joistsandfloors.


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5.1Steps

Steps are commonly made of wood, concrete or masonry. Wood steps should be sturdyenough not to flex with typical traffic. One to 1-1/2 inch thick treads are normally fine,dependingonthespacingofthestringersthatsupportthetreads.

Concrete steps may have afooting to avoid settling andfrostheaving.Theymayalsobeattached to the building, ormay be floating prefabricatedconcreteunits.

RISEANDRUN Regardlessofthematerialused,allstepsshouldbeeasytonego-tiate.Stepsshouldhaveatleast10-inch wide treads and be nomore than roughly 8 incheshigh. Steps should be slopedslightlytodrainwater.

LANDINGS Whensteppingthroughadoor, it iseasiertohavea landingto

steponthanstairs.Landingsaretypically at least three feet bythree feet. Landings should besix inches below door thresh-olds so water does not leak inthroughthedoor.


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CommonProblemswithSteps

ROT/INSECT The most common problems DAMAGE associatedwithwoodstepsare

rotandattackbyinsects.Directwood/soil contact should beavoided to minimize damageby rot or insects. Carpeting onwood steps retains moistureand promotes rot. Plywood isnot a good material for steps,sincethe layersofgluetendtotrap moisture, creating rot anddelaminationoftheplywood.

SPRINGY Poorly designed steps moveconsiderably when they arewalked on. Strengthening issometimesrequired.

SPALLEDOR Concretestepstendtocrackorspall.Avoidusingsaltonthesesurfaces.Somestepsarecon- DAMAGE structedofbrick.Certaintypesofbrickshouldnotbeincontactwiththesoilastheyabsorba

considerableamountofmoistureandsufferdeteriorationfromfreeze/thawaction.

SETTLEDOR Thisisacommonproblemwith HEAVED concretesteps.

RISE/RUN/ Stepsshouldbeuniformsothat UNIFORMITY/ theycanbetraveledeasily.The LANDINGS rise should not be more than

8 inches, and the run shouldbe at least 10 inches. Land-ings should be provided whereneeded at the top of steps, sopeopledonotgetknockedoverbyopeningdoors.


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5.2Railings

Railingsshouldbeprovidedwhereverthereisadangeroffalling,orwhenthedeckismorethan24to30 inchesoff theground.Railingsshouldbesturdyenoughtoresistaperson’sweightandopenings intherailingshouldbesmall (four inchesor less)sochildrencannotcrawlthrough.Railingsshouldbehighenoughtoprovideadequateprotection;36inchesiscommon.Onwidestairways,railingsshouldbeprovidedonbothsides.Railingsshouldnotpreventdrainageofwateroffporches,decksandbalconies.Theyshouldnothavehorizontalmembersthatchildrenmayclimb.

Railingsshouldbeeasytograbtohelppreventafall.


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CommonProblemswithRailings

MISSING/LOOSE/ Themostcommonproblemismissingrailings.Railingsarealsooftenloose,rottedorrusted. ROT/RUST Manyrailingsarenotstrongenoughornotwellenoughsecuredtopreventsomeonefalling

throughtherailing.Thisisdifficulttodeterminewithoutdamagingtherailing.

POORDESIGN Railings may be too low, have openings that people may fall through, or have horizontalmembersthatmakeiteasyforchildrentoclimbtherailings.Thesearesafetyissues.

5.3Columns

Porchcolumnssupportaroofand/orafloorsystem.Theycanbewood,metal,pouredcon-crete,masonryoracombinationofthese.Theymustbestrongenoughtohandletheimposedload and must have proper foundations and footings to prevent settling or frost heaving.Woodsoilcontactshouldbeavoided.

CommonProblemswithColumns

DETERIORATION/ Themostcommonproblemswithporchcolumnsaretheresultofsimpledeterioration.Brick DAMAGE columnsabsorbmoisture,damagingthebrickandmortarbyfrostaction.Woodcolumnsrot

andaresubjecttoinsectattack.Directwood/soilcontactshouldbeavoided.

Columnscanbemechanicallydamagedbyimpact,althoughthisisnotcommon.

OUTOFPLUMB Columnsmaybeinstalledoutofplumbortheymayshift.Wheretheyareunstable,replace-mentisnecessary.


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5.4BeamsandJoists

Beams and joists should be strong enough to transport the roof or floor loads (people,furniture,andsnow)toawallorcolumn.Theyaretypicallywood,butcanbesteel.

Beamsandjoistsshouldbeadequatelysupported,wellconnectedandarrangedtominimizerotandwood/soilcontact.

CommonProblemswithBeamsandJoists

SAGGING The most common problem with porch beams is that they are undersized (overspanned),resultinginsagging.Overspannedjoistsresultinaspringyfloorsystem.Additionalsupportscanoftenbeaddedtostiffenstructuralmembers,ortheycanbeenlargedorreplaced.

ENDBEARING Porchbeamsareoftenpoorlysupportedwhencolumnshavebeenremovedorhaveshifted.Joistandbeamendsshouldreston1-1/2inchesofwoodsupport,oronthreeinchesofcon-creteormasonrysupport,respectively.

DECKSHAVETO Joistsshouldbewellsecuredtothebuilding.Aboardthatislag-boltedtothestructuremayBEWELLSECURED support the joists frombelow. Joisthangersmayalsobeused.Manyserious injurieshave TOBUILDINGS resultedfromimproperdecksupport.Thisdetailshouldalsobeprotectedwithflashingso

thewaterdoesnotget intothewallsystem.Afterconstructionit isdifficulttodeterminewhethersupportisadequate.Alternatively,thedeckmaybecompletelydetachedfromthebuilding.

ROT Trapped moisture in a porch or deck structure rots wood beams or joists, weakening thestructureandprovidinganidealenvironmentforinsects.Manyporchbeamsareconcealedinaroofstructureandarenotvisible,butyearsofroofleakscausebeamsandjoiststorotandtheroofsystemtosag.


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CANTILEVERED Thesehavespecialproblems,usuallyrelatedtothesupportjoiststhatextendthroughthe DECKSAND buildingwall.Thesestructuresmaybeweakduetopoorinitialconstruction,orthejoistsmay BALCONIES–ROT rotwheretheygothroughthebuildingwall.Thebuildingwallmayalsorotasaresultofwater

penetrationaroundcantileveredjoists.

5.5Floors

Porchfloorsslopetodrainwateroff,unlesstheyhavespacedflooringlikedecks.Carpetingisnotusedasitholdsmoisture,promotingrot.Plywoodorwaferboardshouldnotbeusedforthesamereasons.

Someporchfloorsarecoveredwithmetal,vinylorcanvas. Inmanycases, thesematerialshavedeterioratedandreplacementisrequired.Someporchesarecoveredwithrollroofingorroofingfelts.Thesematerialsarenotsuitableforregularfoottraffic.

CommonProblemswithFloors

Rot and sagging are the mostcommonproblems.


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6.0GaragesandCarports

DESCRIPTION Garagesmayormaynotbeattachedtothehouse.Garageshavemanyofthesamefeaturesashousesandcanbethoughtofassecondarybuildings.Mostfloorsareconcreteslab-on-grade,wallsareoftenthesametypeasthehousewalls,andtheroofmaybeintegratedwiththehouseroof.Garagesmaybetuckedintothehomewithlivingspaceabove.

Vehicle doors may be wood, hardboard, aluminum or steel. There are a variety of ways inwhichgaragedoorscanopen;however,overheadsectionaldoorsarecommon.Theremaybea‘man-door’inthegarage.

CARPORTS Carports are simple roof struc-tures supported on columns.They may be attached to thehome on one, two or threesides.

CommonProblemswithGaragesandCarports

LOWQUALITY Garagesareoftenlowerqualitythanthehouse,andinpoorercondition.Theyarejustforcars, DETACHED after all. The necessity for repairs is subjective, and different homeowners have different GARAGES standardsforwhatisacceptable.

Problemswiththegarageframing,roofingandsidingforexample,areaddressedthesamewayashouseproblems.Detachedwood-framegaragesoftenhavenofoundationsandfoot-ings.Woodframewallsmaysitdirectlyonorveryclosetothesoil.Thegarage itselfmayheavewithfrostactionincoldclimates,butmoreimportantly,thebottomofwoodwallsrotandthegaragebeginstolean.Misalignmentoftheoverheaddoorcomesfirst,thenstructuralfailure.

Correctiveactionincludesstraighteningthestructureandreplacingatleastthebottomsofwoodwalls.Dependingontheoverallconditionofthegarage,itmaybemorecosteffectivetorebuildit.

FIREPROOFING Thewallsandceilingsofattachedgaragesthatconnecttothehomehaveafireseparationfromthehouse.


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COMBUSTIBLE Insulation is often added in garages. Combustible plastic insulation is very common. It INSULATION shouldberemovedorcoveredwithanon-combustiblesurfacesuchasdrywallsinceitisa

firehazard.

CRACKEDFLOOR Minorcracksingaragefloorslabsarecommon.Seriouscracksand/orsettlingmayindicatestructural problems, but more commonly indicate an improper base below the concrete.Concretefloorsshouldbeatleastthreeinchesthick.

POORDRAINAGE Garagefloorsshouldbeslopedto drain water out of thegarage. Ifthis isnotpossible,adrainshouldbeprovided.Often,drainsingaragesareneglectedandareplugged,broken,orun-dersized. Settlement of garagefloorslabsmayaffectthedrain-agesothatwaterwillnotflowout. Drains in garages are notpermittedinmanyareasforfearpeople will drain oil and otherfluidsintothesewersystem.

VEHICLEDOOR The most common problems PROBLEMS withgaragedoorsarehardware

issues. Hinges, tracks, springsandcounterweightsystemsoftenrequireadjustment.Garagesthathavesettled,resultinginadoorframethatisoutofsquare,contributetotheproblem.

Thebottomedgesofwoodgaragedoorstendtorotandthebottomedgesofsteeldoorsrust.Thedecisiontorepairorreplaceissomewhatsubjective.Metaldoorsmaybedented.In most cases this is a cosmetic issue. Damage from vehicle impact may render the doorinoperative.

DOOR Garagedooropenerssometimesfailduetomisalignmentofthegaragedoorortrack.Some MISALIGNMENT jurisdictionsrequirethattheopenerbepluggedintoanelectricaloutletnotmorethansix

feetfromtheopener.

AUTOMATIC Allgaragedooropeningdevicesshouldautomaticallyreversethedoorifitstrikessomething REVERSE whileclosingorifsomethingblocksaphoto-electriceyenearthefloor.Thisfeaturereduces

theriskofinjury.Garagedooropenersshouldhaveasensitivityadjustment.Itisoftensetincorrectly.

SPRING Whereoverheaddoorspringsdonothavearodgoingthroughthem,theyareoftenstrapped RESTRAINT topreventthespringfrombecomingaprojectileifitfails.


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MAN-DOOR Anydoorbetweenthehouse ISSUES andthegarageshouldhavean

automaticdoorcloser,shouldbetight-fittingandbefire-rated.Itmayalsobeasolidexterior-typedooratleast1-3/8inchesthick.

7.0Walkways,DrivewaysandLandscaping

Thesecomponentsareaddressedinahomeinspectiontotheextentthattheyimpactonthebuilding.

WALKWAYS, Walkwaysanddrivewaysmaybegravel,asphalt,concrete,stone,orpavers(individualpaving DRIVEWAYS& stonesorbricks).Regardlessof thematerial, theyshouldbeslightlyslopedtodrainwater PATIOS away from the house. They should be relatively smooth, easy to walk on and free of trip hazards.

CommonProblemswithWalkways,DrivewaysandLandscaping

POORSLOPE Improperslopesoftencausewetbasementproblems,andinsomecases,erosionand/orfrostdamagetobuildingfoundations.Wherewalksordrivewayspullawayfromthebuilding,wa-tercanaccumulatealongthefoundationwall,againresultinginwetbasementproblems.Insomecasesadrainisrequiredtocarrysurfacewateraway.Thedrainshouldbearrangedtopreventcloggingwithdebrisorfrostdamagetothedrainassembly.Thepipesleadingfromthesedrainscannotbeexaminedduringahomeinspection.

TRIPHAZARD Heavedorunevensectionsofwalkwaysorpatiosmaycreatetriphazards.

TREES/SHRUBS/ Shrubs, trees, and planters may add to the appearance and value of a property, but can PLANTERS–TOO adverselyaffectthebuilding.Shrubsandtreestooclosetoabuildingcanholdwateragainst CLOSETO walls,preventwoodcomponentsfromdryingoutandprovidepestswithgoodaccessinto BUILDING thehouse.

Treebranchescancausemechanicaldamagetoroofandwallsurfaces,leavescanclogguttersanddownspouts,androotscanclogdrainagepipesandinseverecases,dislodgefoundations.Raisedflowergardensorplanterscancausewetbasementproblems,especiallyasaresultofheavywateringofflowersduringthesummermonths.


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RAISEDGRADE Wheretheoriginalgradelevelhasbeenraisedbyaddingtopsoil,therearethreeconcerns.The LEVELISSUES buildingwallmaybesubject todamage ifwoodcomponentsare incontactwiththesoil.

Water may leak into the building if the soil is above the top of the foundation wall. Theincreased load exerted on the foundation wall can push the foundation wall inward,particularlyinareaswherefrozensoilconditionsmayexist.

8.0RetainingWalls

Analyzingretainingwallsisatrickybusiness.Withmostretainingwalls,theimportantcompo-nentsarenotvisible.Also,determiningtherateofmovementofaretainingwallisimpossiblefromaone-timevisit.Monitoringisnormallyrequired.Insomecases,theangleofthewallgivesacluetotheperformance.Mostwallsarebuiltwithaslightleantothehigherside.Ifthewallisleaningawayfromthehighside,ithasprobablymoved.Onceretainingwallsbegintomove,theyrarelystop,althoughthemovementmaybeslowandseasonal.

Retaining walls can be constructed of concrete, masonry, stone, wood or steel. There areseveraldifferentdesigns.

CANTILEVERED Pouredconcreteretainingwallsaretypicallyacantileverdesign.Lookingatacrosssection WALLS throughthewall,thewallwouldlooklikeaninverted“T”.Thebottomportionoftheinverted

“T”isburiedbeneaththesoil.Theportionofthe“T”underthehighsideofthewallusestheweightofthesoiltoresistmovementofthewall.Theportionofthe“T”protrudingunderthesoilonthelowsideofthewallkeepsitfromtiltingforward.Steelreinforcingbarskeepthe“T”frombreakingatthejoint.Cantileveredretainingwallsextendbelowthefrostlineincoldclimatestopreventheaving.

PILEWALLS Pilewallshaveverticalmembersdrivenintothesoil.Theyresistrotationalmovementcausedbythesoilonthehighsideofthewall.Pilescanbewoodorsteel.


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WOODWALLS Wood retaining walls are common. Horizontal members are tied back into the soil withanchors (tie-backs) – wood members heading back into the soil. Tie-backs are staggeredthroughthewallsystemtoprovideresistancetomovement.Insomecases,“deadmen”areattachedtotheendsoftheanchorstohelpsecuretheanchors.Thesehorizontalmembersrunparalleltotheretainingwallitself.Thesewallsdonotextendbelowthefrostline.

PREFABWALLS Precastconcretewallsystemswithinterlockingsectionsalsousetie-backsanddeadmen.

GABIONS Gabionsarealsousedasretainingwallsystems.Agabionisarectangularwiremeshbasketfilledwithrock.Theyarecommonlyseenalongriverbankstopreventerosion.

CommonProblemswithRetainingWalls

MOVEMENT/ Thesinglebiggestenemyofretainingwallsiswater.Saturatedsoilputspressureonretaining CRACKED/ROT walls.Ifsaturatedsoilfreezes,expansionforcescanbesignificant.Wallsmaymoveasasingle

unit, leaningawayfromthehillormaycrackandbreakapart.Wateralsopromotesrotofwoodenretainingwallsystems.

POORDRAINAGE Well-built retaining walls havea layer of gravel behind thewall and weep/drainage holesat the bottom. We don’t wantwatertrappedbehindthewall.Open wall systems with woodtimbers for example, haveenough natural openings thatdrainageholesarenotneeded.


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Minorrepairstoretainingwallscanbedonebythehomeowner.Patchingcrackedconcreteretaining wallsallows formonitoringof future movement. Major retainingwall repairs ormodificationsshouldbelefttoanexpert.Retainingwallsareoftenpoorlybuiltandcanbeveryexpensivetorepairorreplace.

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