Many home buyers and real estate agents are puzzled when I use the word efflorescence. What is it and is it a problem? Here is a quick explanation:
Efflorescence is caused when soluble salts and other water dispersible materials come to the surface of concrete and mortars. It's induced by low temperatures, moist conditions, condensation, rain, dew, and water added to the surface of fresh concrete to assist troweling. It can occur very soon after exposure to moist or cool conditions or gradually, especially when it comes from within the concrete or from the sub-grade.
Next question...is it a serious problem? Yes and no. The main concern with efflorescence is water migration through your foundation or brick veneer walls. When I see efflorescence it means water is present behind the structure. Water is the leading cause (outside of natural disasters and fires) that will destroy a home. If there is water present where it shoud not be, we need to find a way to remove it. Now with that said, there are certain concrete mixtures that will emit efflorescence as part of its composition, most notable is any material containing portland cement. see: http://en.wikipedia.org/wiki/Portland_cement
Portland cement is one of the most common cements in use so it takes a trained person to recognize the difference between a problem with efflorescence or a condition caused by the application of portland cement.
The above picture indicates a problem with water penetration on the outside of the basement wall. The efflorescence is not uniform, a sure sign of water intrusion due to poor grading. The recommended fix would be build up grading at this section of the home and ensure there is a roof drainage system that would divert the water away from the home. Easy!
Cheers to all!
Howard Tennyson
Ace Home Inspection, LLC
BBB Accredited Business
Office Phone: (478) 954-9791
acehomeinspectionllc@gmail.com
www.acehomeinspection.biz
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