Can you help me with a soft spot that I have?

By
Home Builder with Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366 CSL#642819
https://activerain.com/droplet/y7D

 

Can you help me with a soft spot that I have?

 

I got a call from an apartment manager; one of the units had a soft wet spot in the bathroom ceiling near the exhaust fan. I verified that there was moisture in the drywall and that it was discolored. Since it was an upstairs unit I was able to get into the attic crawl space. I knew from experience that there was no plumbing or drain lines in that area.

discolored sheetrock in atticI assumed that since it was near the exhaust fan in the bathroom ceiling, there must have been a leak in the roof boot. After crawling up and looking at the discoloration under the insulation, there was no evidence of a leak at the roof.

So where was the water coming from? It wasn’t a stream of water but the area was moist. After climbing down and talking to the tenant about the use of the fan, I learned some important information.

The tenant was in the habit of shower with hot water for up to 2 hours a day, every day.  They ran the fan to get rid of the steam. The warm moist air traveled up the vent, which was very cold and compensated within the vent stack. The water droplets gathered at the elbow of the vent and dripped onto the top of the sheetrock ceiling.

Sometimes, our own personal habits can lead to moisture problems. Knowing what causes these sorts of problem may lead to a change in behavior, which will help correct the problem with moisture. If you are experiencing a moisture problem, call someone who has experience in dealing with moisture problems.

Tromler Construction

Sacramento County

El Dorado County

Placer County

Yolo County

916-765-5366

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Tags:
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Rainmaker
2,346,102
Roger D. Mucci
Shaken...with a Twist 216.633.2092 - Euclid, OH
Lets shake things up at your home today!

Jay's suggestions are funny, but I am curious...........how do you solve this problem?

Mar 29, 2012 06:21 PM #1
Rainmaker
1,858,631
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

So how do you control that Esquire Boy?

Suggestions:

1.  Take cold showers
2.  Don't run the fan
3.  Duct tape (color to match the insulation)

Lemmino what you come up with!

Mar 29, 2012 06:23 PM #2
Rainmaker
565,766
Jordon Wheeler
The Jordon Wheeler Group - Fairburn, GA
J W Group Real Estate Sales and Service

Hey Tom, good post about habits that may lead to moisture problems.  Best of success to you this year!

Mar 29, 2012 07:52 PM #3
Rainmaker
1,770,580
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366 - Placerville, CA
General Contractor, Dry Rot and Water Damage

Jay has put the pressure on, I think I've started to perspire Roger

I better towel my brow.  :)

Mar 30, 2012 12:03 AM #4
Rainmaker
1,770,580
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366 - Placerville, CA
General Contractor, Dry Rot and Water Damage

Morning Jay,

Let me see it I can dodge the bullet here.

1. I love your suggestions.

2. I am not an attorney, I am much too charming.

3. A little research is needed yet.

There... now I can speak freely.  :)

I have been around long enough to know that there are laws that protect both the tenant and landlord. the ventilation seems to be adequate for reasonable use. Maybe the tenant needs to adjust his behavior. The landlord can have the moisture damage removed, but it will only happen again.

I need to still find out other alternative that may still fall within "reasonable accommodations". Perhaps a insulated vent pipe, or an inline fan added to the vent duct. These are just things that come to mind.

So to answer your question, I am not sure what to suggest yet.  

It may make for an interesting post though.  :)

 

Mar 30, 2012 12:20 AM #5
Rainmaker
1,770,580
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366 - Placerville, CA
General Contractor, Dry Rot and Water Damage

Thanks Jordan, good to hear your input.

Mar 30, 2012 12:21 AM #6
Rainer
319,213
Peg Barcelo
Fluff My House! Home Staging Inc. 250.486.6369 - Summerland, BC
The FlufftasticStager from Summerland, BC

Tom, there's a powerful point about being too clean! I'd like to know what that person is doing in there for that long, but perhaps I don't want to know... No one needs to shower for that long, what a waste of water...

Mar 30, 2012 02:18 AM #7
Rainmaker
1,770,580
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366 - Placerville, CA
General Contractor, Dry Rot and Water Damage

Apparently he has some skin disorder, the warm water must ease the pain or in some way help him out. I try not to know too much information.  :)

Thanks for the feedback, it seems a lot of water is wasted. How about a hot bath Peg!

Mar 30, 2012 02:43 AM #8
Rainmaker
1,770,580
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366 - Placerville, CA
General Contractor, Dry Rot and Water Damage

Who am I to judge what others do Dick?  :)

Maybe clean and wrinkly is "in" these days.

Mar 30, 2012 03:34 AM #9
Ambassador
2,799,899
Dick Greenberg
New Paradigm Partners LLC - Fort Collins, CO
Northern Colorado Residential Real Estate

Tom - That's a pretty good example of bizarre behavior - the guy must look like a raisin after two hours in the shower, but at least he's clean.

 

Mar 30, 2012 03:36 AM #10
Rainmaker
579,777
Chris Smith
Re/Max Chay Realty Inc., Brokerage - New Tecumseth, ON
South Simcoe, Caledon, King, Orangeville Real Esta

Tom, I love the way you share how you see a problem, and how you determine the root cause before attempting to determine how to correct the problem.

Mar 30, 2012 06:46 AM #11
Rainmaker
1,858,631
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

Treat it like a dryer vent and install the plastic slinky with insulation around it.  That should solve the problem.

And fix the ceiling!

Obviously I was kidding above.  I didn't want to make a suggestion first out of the box.  Then none of the other kids have any fun.

Mar 30, 2012 10:54 AM #12
Rainmaker
1,770,580
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366 - Placerville, CA
General Contractor, Dry Rot and Water Damage

Thanks Chris, it more a matter of how I think. I think I don't want to fix it twice.  :)

Thanks for the feedback today.

Mar 30, 2012 10:57 AM #13
Rainmaker
1,770,580
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366 - Placerville, CA
General Contractor, Dry Rot and Water Damage

Thanks for the advice, will have to suggest the insulated vent Jay.

Fixing the ceiling is the easy part.

Mar 30, 2012 02:59 PM #14
Rainmaker
1,279,027
Donna Foerster
HomeSmart Realty Group - Parker, CO
Metro Denver Real Estate Assistant

Tom~ 2 hours every day?  I like a hot shower too, but I'm in and out in 10 minutes!

Apr 01, 2012 04:45 AM #15
Rainmaker
507,032
Cal Yoder
Keller Williams Elite - Lititz, PA
Homes For Sale in Lancaster PA - 717.413.0744

Tom, this was a fun post. I am a landlord and you raise some very important points about reasonable accommodation. I hope the insulated vent pipe works to resolve the problem. I have usually had very good tenants, but never had a raisin for one.

Cal

Apr 01, 2012 05:46 AM #16
Rainmaker
1,770,580
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366 - Placerville, CA
General Contractor, Dry Rot and Water Damage

Two hours does seem like a long time in the shower doesn't it.

Thanks Donna.

Apr 01, 2012 07:07 AM #17
Rainmaker
1,770,580
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366 - Placerville, CA
General Contractor, Dry Rot and Water Damage

We probably paid less attention to the tenant's habits, if they are good tenants. Give me a reason to look, I'll find something about them.  :)

Thanks Cal.

Apr 01, 2012 07:08 AM #18
Rainmaker
1,770,580
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366 - Placerville, CA
General Contractor, Dry Rot and Water Damage

Really P??

Had to Report but thought the name was at least a little clever.

Oct 01, 2016 10:20 PM #20
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Rainmaker
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