A Blown Glass Seal ? | Home Inspector Bellevue Seattle Everett

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Home Inspector with Hergert Inspection LLC

A Blown Glass Seal ? | Home Inspector Bellevue Seattle Everett

I was hired to inspect a home that was under-construction and abandoned. It was close to "ready for framing/enclosure inspection".

There were leaks at almost every West facing door and window. Moisture was visible inside at numerous locations throughout the home.

The West facing Bedroom has a double wood door with glass that opens out onto an incomplete deck. The door is secured shut for safety reasons. There is extensive moisture and wood rot at the framing adjacent to the door.

I noticed that the active side of the door appeared to have moisture/ fogging between the glass panel which would indicate a blown glass seal. The glass throughout the house was also very dirty making it even harder to tell.

My usual verification is to clean both sides to see if the fogging or moisture can be removed. As I could not open the door or access the deck, I took a closer look. Yes, the seal is blown. I can clearly see the fogging between the glass panes. The absolute verification was when I got to the lower area of the glass (which is about 12" above the sub-floor)

blown glass seal

I would have been better if I had seen this first......

There was approximately 1.5" of water inside with algae floating on top !

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Comments (5)

Robert Rauf
HomeBridge Financial Services (NJ) - Toms River, NJ

How long was that sitting vacant?? It makes you wonder about the installation or if it was the brand

Apr 06, 2011 05:25 AM
Kevin Hergert
Hergert Inspection LLC - Bellevue, WA

It was most likely related to the brand. A fairly cheap door facing directly at Puget sound (high wind and rain area).

I believe the home has been vacant for 2 years +-

The other numerous leaks were related to installation

Apr 06, 2011 05:42 AM
Robert Rauf
HomeBridge Financial Services (NJ) - Toms River, NJ

Over the years I have seen many frames that sat open to the weather that eventually get closed up and sold, I wonder how bad they are once the heat is turned on the first winter... you can probably hear the cracks forming and the nails popping!

Apr 06, 2011 05:46 AM
Kevin Hergert
Hergert Inspection LLC - Bellevue, WA

In Seattle, it is hard to get a home to weather-tight condition without getting wet.

I built approximately 250 homes in Seattle. Strangely, the few homes that never got wet during construction were the ones with the problems.

It seems that building the house, getting it soaked, and properly letting it dry out was the better method. I had this same conversation with a few framers and they agreed.

That theory does seem contrary to logic !

The other common misconception is about screwing a floor down to the joists. Although that does help, it is better to spend the energy on making sure your wrap the joists hangers, if any, with nervistrol or other and remove the "shiners" at the joists. The shiners are the nails that missed the joist and rubs against it,  squeak,squeak, squeak !!!

 

Apr 06, 2011 06:13 AM
Robert Rauf
HomeBridge Financial Services (NJ) - Toms River, NJ

I guess the frame that gets soaked is evenly "wet" so is more predictable when it drys out.. where as framing lumber may have different moisture content, I guess that makes sense when you think about it... Even shrinkage is probably better than the reverse.

Apr 07, 2011 03:47 AM