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Understand Ice Dams

02-09-11
Tean Wong

In a perfect world, snow will melt off the roof, enter the gutters and flow harmlessly to the ground. However, if you have experienced water stained walls and ceilings after a large snow build up on your roof, you realize that the world is not perfect. Sometimes, after a significant snow fall and a long cold period, we find our homes are water damaged from ice dams.

So what causes ice dams and what damage can they produce? Often ice dams are caused by the interaction between the cold outside air and temperature inside your attic. The warmer your attic, the more melt off occurs at the roof surface. Under most conditions, melted snow runs off the edge of the roof. However when the air temperature is very low, water refreezes at the edge of the roof - where the interior roof surface is not being warmed by the attic. Soon an ice dam begins and prevents the water from running off the roof. With repeated thaw and re-freeze cycles, the ice dam problem builds and water is trapped at the eaves or the base of valleys. The water then seeps under shingles and the roof felting, which is supposed to protect the roof system from water intrusion. Eventually the water seepage starts to saturate the wood sheathing around the eaves and wicks upward.

Ice dams can result in water collecting on the ceiling or running down interior walls causing dampness or discoloration. In other cases water can run through the wall framing and pool under the wood flooring. Sometimes, this process goes unnoticed unless one is checking the roof sheathing from the attic or a member of the household has an allergic reaction and distress caused by microbial growth on the roof sheathing. (Microbial growth occurs when the weather warms up due to direct sunlight or warmer weather, and increased temperature.) Failure to dry moist building material like wet roof sheathing can result in major repair due to progressive microbial germination, amplification and spore dissemination.

Since the main cause of ice dams is an overly warm attic, the best solution is to lower the temperature of the attic. One way to do this is to install additional insulation to the attic. Eventually, you will reach the law of diminishing returns when further increases in the amount of insulation will not show significant decrease in heat loss per dollar spent.

While inspecting the insulation, check to see if someone has pushed insulation deep into the corner where the roof meets the attic floor. This can cause the lowest part of the roof to be colder than the rest of the roof, thus adding to the possibility of an ice dam forming. If this is the situation in your attic, pull the insulation away from the inside of the roof so air can reach it. Also, check to make sure insulation is not blocking the soffit vents. Some homeowners block soffit vents to keep cold air out of attic or garage areas. Unfortunately this prevents the ventilation and air movement needed to keep roof decking uniformly cool and to evaporate moisture from the decking. It can also cause a stagnant air condition that encourages mold growth and amplification.

Another step toward prevention is to provide adequate ventilation. Without adequate ventilation, heat will build up. The ventilation can also remove water vapor which can condense in the attic and cause dry rot on the wood sheathing. Most building experts recommend venting one square foot of vent for every 150 square feet of attic floor area. If your home has roof overhangs (soffits), add vents into these soffits and, if possible, add a ridge vent – a vent which runs along the peak of the roof. Cold air entering the soffit vents rises along the inside of the roof and vents through the ridge vent. This process cools the roof and removes moisture. Some roofers will also install a three foot wide non-porous plastic material, called “ice and water barrier” along the eaves in lieu of traditional roof felting. Typically this is installed in the valleys and around chimneys and the perimeter of the roof.

Heating panels or cables are sometimes installed around the eaves or other points where snow collects. When activated, these heating devices melt the snow and ice and allow for continuous water runoff. Sometimes these panels and cables can cause shingles to deteriorate faster or may block snow, thus forming an ice dam farther up the roof. Also, one has to remember to make sure they are not left on. Of course if the electrical power goes out – forget their use.

When installing a new roof, make sure that the roof has the proper flashing, a “ice and water barrier” is installed on all roof edges and over all valleys, rolled asphalt underlayment is installed over the entire roof and quality roofing shingles are installed with the proper overlap.

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TEAN WONG

Real Estate Agent

Centre Realty Group

617.383.4499

tean@teanwong.com

www.teanwong.com

Servicing Boston, Brookline, Newton, Cambridge, Watertown, Belmont, Arlington and Lexington.



This Article is written by Peter Ottowiz from Hawkeyesinstectors.com


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Fall Maintenance Tips For Home Owners

08-13-10
Tean Wong

Summer has not ended yet, but I am thinking ahead. I recommend all of my clients, family members and friends to think about Fall home maintenance weeks or months before it arrives. The reason is that home improvements and home maintenances need plan. Some of the works you will need to schedule a licensed professional, or service provider, it is always better to have things in place before you need them. So I called Hawk Eye Inspector for a little advices on how to do Fall home maintenance. This blog will be about interior Fall home maintenance and I will post one for exterior next week.

Let’s start our Fall home maintenance.Fall Home Maintenance

Check your heat pump, furnace or boiler. Have a heating professional make any repairs that are necessary. If there are the filters associated with your heating system, check them out. Be sure you know what kind of filters you have as each furnace accepts a certain size filter. There are 30-day, 60-day, and 90-day filters. There are also filters that you do not replace, but that you simply remove, hose off, and put back into the furnace unit. Properly maintaining your furnace (keeping it running efficiently and prevent leaks) conserves fuel.

Make sure there are working nightlights at the top and bottom of all stairs.

Check all windows and door locks for proper operation.

Fireplaces, wood burning stove connector pipes and chimneys should be inspected at least annually. Have a certified chimney sweep inspect and clean the flues and check your fireplace damper. Soot and creosote, which build up inside the chimney, can ignite when a fire is lit in the fireplace.

Check and clean dust from the covers of your smoke and carbon monoxide alarms.

Check for cracked or missing caulk around the base of your toilet, bath tub, and bathroom cabinets. Properly sealing gaps between your bathroom fixtures and flooring materials can prevent water from seeping into the sub-flooring.

Check the weather stripping around every outside door and window. Changes in temperature and humidity level cause doors and windows to expand and contract. Normal settling of a house sometimes changes the alignment of the windows and doors slightly, resulting in misalignment of the weather stripping. Over time, the weather stripping can also deteriorate from normal wear and natural element, such as the summer heat. In the fall, it should be checked for deterioration and/or alignment and replaced, if necessary. This will help to keep cold air out and the heat air in.

Check around windows and doors for air leaks. An easy way to check for leaks is to move a lighter around the window or door frame and see if the flame moves with a breeze. If you find a leak, you can caulk it or you may have to replace the wood frame. If you are unable to repair the leak around a window frame, you can buy a plastic sealing kit from any home improvement store that can be used on the outside of the window to prevent air from getting in. For door leaks around the bottom of the door, you can install a new door sweep. Having these leaks repaired can save you money on your energy bill during the cold months.

If you see any dark, dirty spots, it may indicate that you have air leaks coming into your home. Check the insulation. You need to try to locate these leaks and repair them.

This time of year is a great time to do some indoor painting. Paint goes on and dries better in dry conditions, when the temperature is not too cold. The weather is still warm enough outside to leave windows open to ventilate during painting. Most of your professional painters are not as busy in the fall months as during the rest of the year. You may be able to get a good price to have your home painted. After the painting is done, make sure your leftover paint is stored in a heated area of your home, like a garage, to prevent it from freezing.

By performing these Fall maintenance measures now, you can prevent possible problems later on during the cold months. If you have to have repair work done during the cold weather, it could be more costly than having the maintenance work done now. If you do not feel comfortable doing these maintenance projects yourself, research your area for reliable, insured professionals. Or you can contact me, so I can point you to the right people whom I know they will do good works.

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2010 Massachusetts Top 20 (Twenty) High School by Newsweek.

07-29-10
Tean Wong

Each year, NEWSWEEK picks the best high schools in the country based on how hard school staffs work to challenge students with advanced-placement college-level courses and tests. Just over 1.600 schools—only 6 percent of all the public schools in the U.S.—made the list.

Boston Latin School; the first public school and the oldest existing school of the country Made No. 3 (U.S.142)....BRAVO.

Belmont High School; In 2009, US News gave Belmont High School a gold medal and named it the 100th best non-private high school in the United States and the second best in the state of Massachusetts. This year Belmont made No. 5 (U.S.272).

Newton South High School, where many of my clients (buyers) are looking to buy their homes, made No. 19(U.S. 1046). There is no question, Newton School system is one of the best in Massachusetts.

I have always been confident in recommending my buyers to buy homes in too these school system. I am fortunate to be working in such good and strong communities where people and local government care and always do their best for our children.

2010 Massachusetts Top 20 (Twenty) High School by Newsweek.

     RANK                           SCHOOL                                         CITY                           

1(29) Sturgis Charter Public ** Hyannis MA 5.914 9 97
2(51) MATCH Charter Boston MA 5.182 77 35.5
3(142) Boston Latin Boston MA 3.574 30 86.4
4(264) Mystic Valley Regional Charter ** Malden MA 2.938 18 55
5(272) Belmont Belmont MA 2.916 1 72.3
6(284) Mystic Valley Regional Charter ** Malden MA 2.864 20 45
7(296) Weston Weston MA 2.822 1 67.9
8(392) Hopkinton Hopkinton MA 2.538 3 62.8
9(457) Dover-Sherborn Dover MA 2.41 2 56.9
10(496) Cohasset Cohasset MA 2.34 4 59
11(516) Manchester Essex Regional Manchester MA 2.302 7 52
12(539) Mount Greylock Regional Williamstown MA 2.256 12 41.3
13(591) Lexington Lexington MA 2.184 5 60.2
14(609) Northampton Northampton MA 2.16 17 38
15(708) Norwell Norwell MA 2.019 4.5 46.5
16(729) Milton Milton MA 1.984 16 34.9
17(1003) Hudson Hudson MA 1.654 15 35
18(1045) Wellesley Wellesley Hills MA 1.606 4 58.5
19(1046) Newton South Newton MA 1.603 5 66
20(1072) Nashoba Regional Bolton MA 1.582 12 54.7


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Home Sale Rose in Massachusetts.

04-28-10
Tean Wong

Great news that we all expected!! The Massachusetts Association of Realtors reported the number of homes for sale in the state in March rose over the year-ago for the first time in about two years, indicating the stabilization on real estate market. Home owner feel more comfortable to put their home on the market, because they see the real estate market is moving toward the right direction. MAR also, stated that the median selling price for a single-family home in Massachusetts rose for fifth consecutive month in March, about 10% from March 2009.

The Warren Group; a Boston-based tracker of real estate tracker, also reported that the sales of single-family homes hike nearly 28% compare to the same time last year. And the median selling price for single-family home raised 8% compare to last year.

Both groups have different way in calculation, but both are on the same page about how they see the market. I am definitely interested to see more data after the first time home buyer tax credit expires.

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How To Find Mr. Right.

03-24-10
Tean Wong

There are many real estate agents out there, more than you can even imagine. It is said that “ in California, police will ask for a real estate license instead of driver ‘s license because everyone has a real estate license.” Out of that number, it is possible that only a few of the real estate agents out there do most of the actual work. In Newton, Massachusetts, there are more than 700 licensees who live, and probably work, in the area. How can you possibly find, from such a large number, the best real estate agent to work for you?

The best real estate agent doesn’t necessarily work for the largest or most well-known brokerage firm. They may not make the most money, close the most transactions or have been an agent for a long time. If you decide to hire an agent for those reasons alone, you may be in danger of a disappointing final transaction. The best real estate agent is someone who listens to your needs and pays attention to your interests; one who is currently active in your area market and who conducts business in an ethical manner.

How do you find that special agent who can work with you? Try some of these suggested ways:

  1. Internet: an important way to find many things including a real estate agent. A study has shown that more than 80% of people searching for an agent have spent more than 2.5 hours searching on the Internet. Many full time career agents have their own websites. Look for those in your area and see if they have a blog where you can read about their work and any opinions they might have on the market. Make sure the agent’s online account is active and up to date.

  1. Referral: another effective way to find a real estate agent. Ask friends or family who have had recent experience with buying and selling real estate. Would they recommend their agent? What were the positives and negatives in their transaction experience? Has the agent kept in touch? Many of the good agents continue to check in with their clients.

  1. Open House: can lead you to a good agent as well. You can ask questions about the house and notice how the agent presents the house, how the agent interacts with you and how he/she might then represent you as the seller of your house. Collect the business cards from the open houses and later call the agents and see which would be the best fit for you.

  1. Other Professionals: can guide you to a real estate agent as well. Many good agents have had successful business relationships with bankers, mortgage brokers, real estate attorneys, contractors and other real estate related professionals. Ask for multiple referrals so that you can make a selection of one who best fits your needs.

  1. Newspapers Or Other Print Sources: read the real estate ads in both papers from the area and other print sources such as magazines. Get the names of agents from these and call and inquire about their services and set up an interview if it sounds like a good fit for you.

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