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Believe It Or Not, It's Just "Hanging In There".

By
Home Inspector with Aspect Inspection

 Believe It Or Not, It's Just "Hanging In There".

Yes believe it or not this is rot.

Ordinary wood rot is the process of decay due to the breakdown of the wood fiber components as they are exposed to mold, micro-organisms, insects and water. This is a complete ecology with the mold eating the wood and other things feeding on the mold and weakened wood and others feeding on them, etcetera, etcetera.

rotten veranda post.

It can occur right before your eyes, as in this case, as well as in hidden locations. Primarily all that is required is the relatively frequent recurrence or constant presence of water. Other than that it's the right temperature range and the ubiquitous presence of mold spores and the rest of the micro-biology team. (They're always waiting in the wings.)

Here this is outdoors on a secluded corner of the veranda, and the caulk that was used to 'seal' where the wood and concrete touched is still there.  Caulk only works between some materials, in drained conditions and is the back-up to proper flashing or other separation controls. Caulking instead of the classic separation and flashing details will only work for a short time.

Here's the shocker (for some);Believe it or not -  Just like copper is a conductor for electricity, concrete (and cement and masonry) conducts water.  It does not have to be cracked or broken to transmit water to wood in contact with it. Just being in touch, in contact is sufficient.

That's why framing sills (mud sills) and basement wall shoe plates have to be gasketed between the wood and the concrete. Old school material was tar paper. Now there are rolls of foam plastic/vinyl gasketing available in widths to match the dimensions of the wood.

So in this case the caulking sealed out nothing. It actually prevented drying of the wood here which would have preserved it longer.

The concrete conducted water to the face end of this 4x4 column and the end grain would draw in the water by capliarry action, similar to a straw but driven by chemical affinity rather than suction forces. This is how water moves in the living tree.

So evert time this concrete surface got wet from weather or garden watering it delivered water to the wood. The paint and caulking kept the water in place so the wood rotted.

Believe it or not, this was pressure treated wood. The rest of the column is dry and has no rot.  The guaranty or warranty instruction for this product promises that it will last for 20 years outdoors provided it is not in contact with water or water retaining materials. It can even be in ground contact as long as it rests in a drained gravel bed.

Fortunately for this homeowner this column is not structural. It's just "hanging in there".

Posted by

bolg signature 

Robert Butler
Aspect Inspection - Montreal West Island, QC
Montreal Home Inspector | Aspect Inspection

Hi Malcolm, yes a good shock to the railing and it will be gone. However this is a front veranda area and the column is not structural. The roof above is truss framed and the column is actually hanging from it. Were it not, it would have already collapsed.

Oct 22, 2012 02:42 AM
Donald Hester
NCW Home Inspections, LLC - Wenatchee, WA
NCW Home Inspections, LLC

Robert, Most think of concrete as this impenetrable substance. But just as you show it is far from it. I think they say moisture move through in about 12 seconds.

Oct 22, 2012 12:06 PM
Brian Kuhns
Coldwell Banker Roth Wehrly Graber - Fort Wayne, IN
Fort Wayne Real Estate by Brian Kuhns

sounds like the caulk was more of a detriment that it was helping the cause. Why do people get so caulk happy?

Oct 22, 2012 10:05 PM
Michael Setunsky
Woodbridge, VA
Your Commercial Real Estate Link to Northern VA

Robert, interesting information about concrete conducting water. What is the fix so it doesn't happen again?

Oct 22, 2012 10:11 PM
Charita Cadenhead
eXp Realty - Birmingham, AL
Serving Jefferson and Shelby Counties (Alabama)

That is a frighening photo.  It gives me chills just thinking about the accidents waiting to happen.

Oct 22, 2012 10:33 PM
Amanda Christiansen
Christiansen Group Realty (260)704-0843 - Fort Wayne, IN
Christiansen Group Realty

That's some pretty scary stuff right there Robert.  I wouldn't want to be hanging out on that deck.                                     

Oct 22, 2012 10:51 PM
Chuck Mixon
The Keyes Company - Cutler Bay, FL
Cutler Bay Specialist, GRI, CDPE, BPOR

Great Picture for your example.

Oct 22, 2012 11:05 PM
Charles Buell
Charles Buell Inspections Inc. - Seattle, WA
Seattle Home Inspector

Caulk and paint can operate to keep moisture in wood if the conditions are right---it is a good thing to avoid :)

Oct 22, 2012 11:31 PM
Ginger Harper
Coldwell Banker Sea Coast Advantage~ Ginger Harper Real Estate Team - Southport, NC
Your Southport~Oak Island Agent~Brunswick County!

Whew...An accident just waiting to happen.  Glad you caught that one..  Great post.

Oct 23, 2012 12:00 AM
Robert Butler
Aspect Inspection - Montreal West Island, QC
Montreal Home Inspector | Aspect Inspection

Hi Don, I didn't know ablout that speed but I wouldn't be supprised.

Yes Brian, If coulk had not been used the result wolud have been very different.

Michael the fix is the separation either with gasketing materials that enhance drying or mecanical seperator brackets the connect but maintain an air space.

You're right Charita. There's not much keeping the safety railing system in place.

This is on the front of the house, but you don't see it from the street. Thanks for commenting. (the Christiansens)

It IS a good example Chuck.

Hi Charles, Yes, some avoid caulk and paint altogether.

Thanks for commenting Ginger.

Oct 23, 2012 12:14 AM
Fernando Herboso - Associate Broker MD, & VA
Maxus Realty Group of Samson Properties - Clarksburg, MD
301-246-0001 Serving Maryland, DC and Northern VA

It sure looks like it just hanging there. . a good kick and its hanging days are over. .

Oct 23, 2012 12:55 AM
Robert Butler
Aspect Inspection - Montreal West Island, QC
Montreal Home Inspector | Aspect Inspection

Absolutely Fernando, it has no future.

Oct 23, 2012 01:18 AM
Nan Jester
Exit Real Estate Gallery Jacksonville Beach, FL - Jacksonville Beach, FL
Realtor, Exit Real Estate Gallery

Got some wood rot at my own home that I am trying to get someone to give me an estimate on. Wood rot is very scary to me.

Oct 23, 2012 03:55 AM
Shane Barker
Amerifirst Financial, INC. - Salt Lake City, UT

Wow, that looks pretty dangerous.  It's crazy how such tiny organisms can cause such large problems.

Oct 23, 2012 04:46 AM
Toby Barnett
KW North Sound - Marysville, WA
Toby Barnett

Excellent advice and protecting wood is definitely a concern up here in WA, especially now that we are in the winter months.

Oct 23, 2012 04:54 AM
Eric Michael
Remerica Integrity, Realtors®, Northville, MI - Livonia, MI
Metro Detroit Real Estate Professional 734.564.1519

Roger, I've seen people take situations like this and just sawzall out the "bad part" and stack 2 x 4's in there, caulk the hell out of it and paint it. They really think that's "fixed."

Oct 23, 2012 08:57 AM
Christine Donovan
Donovan Blatt Realty - Costa Mesa, CA
Broker/Attorney 714-319-9751 DRE01267479 - Costa M

Robert - There isn't much left here.  It's good it's not structural.

Oct 23, 2012 01:23 PM
Reuben Saltzman
Structure Tech Home Inspections - Minneapolis, MN
Delivering the Unbiased Truth.

I call those 'hanging posts', or 'wood stalactites'

Oct 23, 2012 08:16 PM
Robert Butler
Aspect Inspection - Montreal West Island, QC
Montreal Home Inspector | Aspect Inspection

Thanks for your comments Nan & Shane. (and # 18).

Eric a good carpenter can patch replace the damaged areas with new material using scarfed, tennoned or notched joinery and bolts. No caulking thank you.

Hi Reuben; good names, "mites go up and tites go down".

 

Oct 24, 2012 11:50 PM
Robert Butler
Aspect Inspection - Montreal West Island, QC
Montreal Home Inspector | Aspect Inspection

That sound like a big job there John, and you probably got pretty dirty doing it. I hate handeling railway ties because of the cresote.

Oct 26, 2012 08:50 AM