Unwanted moisture in and around homes can lead to structural damage, mold, increased chemical emissions, and health issues. Damp indoor conditions create an environment that supports dustmites, microbial growth, and cockroach and rodent infestations. A 2004 report by the Institute of Medicine indicates that damp indoor spaces are associated with upper respiratory tract symptoms, coughing, wheezing, and asthma symptoms in sensitized persons with asthma.
Moisture problems inside structural components such as walls may be difficult to detect. Condensation and other moisture problems can occur on surfaces or within building component cavities. Moisture can lead to mold growth. Consult a professional house inspector, engineer, architect, or a qualified contractor for a more complete inspection, especially when buying a home.
| Items to Evaluate as Sources of Moisture Problems |
No |
Some |
Yes |
If no or some, planned actions to fix the problem? |
Exterior |
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| Exterior of house is properly maintained and kept free from mold? |
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| House is not located in a floodplain or in a high water table area? |
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| House is located on highest part of the lot or site? |
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| Low spots near the home’s foundation are eliminated? |
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| Soil slopes away from the home’s foundation — at least 6 to 12
inches in the first 10 feet or a 5 percent to 10 percent slope? |
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| Lot slopes away from home directing water off the property? |
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| Foundation is in good condition with no visible cracks, flaking
or spalling, deterioration or bulges? |
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| Concrete foundation has adequate exterior protection from water? |
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| *Basement walls and foundation below ground have an exterior
sealant |
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| *Drain tile is present and installed below the top of the footing.
(Drain tiles must be properly installed to correct problems.) |
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| Plantings near foundation are not overwatered? |
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| Water spray from sprinklers is not allowed to hit house or foundation? |
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| Gutters and down spouts are routinely checked for correct
positions, leaks and clogs? Gutter is sloped properly? |
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| At least one down spout is present per 40 running ft. of gutter trough? |
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| Down spout extenders extend at least 5 to 6 feet away from the
foundation? |
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| Little or no wood is in direct contact with the soil around
the foundation? |
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| Cracks and openings around utility entrances, doors and windows, in
foundations and other locations are correctly flashed and sealed? |
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| All roof penetrations and openings are properly flashed and sealed
including valleys, and around chimneys and utility penetrations? |
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| Flashing is installed where roof meets any wall surfaces such
as at dormers and porch areas? |
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| Roof has no signs of cracks, blisters, bubbles, loose or missing
shingles, worn or thin shingles? |
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| Leaking roofs and foundations repaired as soon as the leaks occur? |
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| Basement window wells are properly drained, with the soil
several inches below the window bottom and sloped to the drain? |
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| Cover or protect window well if not properly drained.
Basement windows are properly flashed, weatherstripped and caulked? |
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| Windows and doors are flashed and weatherstripped and caulked? |
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| Window weep holes are not sealed shut at bottom?
Paint is not peeling to bare wood? Peeling paint may indicate a
moisture problem at or within wall structure. |
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| Gaskets have been used where possible (garage doors, sill plates,
etc.) to prevent entry of moisture? |
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| Wood and other types of siding are a minimum of 14 inches
above the soil level and 24 inches preferred? |
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| *Exterior housewrap or drainage plane (under siding) overlaps like
shingles to drain the water downward and away from house. |
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Interior |
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| No mold or musty odors are present? |
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| Relative humidity level in home is kept below 50 percent to 60
percent — an optimum range is between about 30 percent and 50
percent? (Hygrometers measure relative humidity and are found
in home and hardware stores and lumberyards.) |
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| Condensation is controlled on outer walls, pipes and vents through
correct insulation methods. Windows have double or triple glazing? |
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| Moderate indoor temperatures maintained during heating season
to avoid condensation? |
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| Moisture and mold are controlled in shower areas? |
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| There are no stains or discoloration on the ceiling, walls or floor
from moisture leaks? |
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| There are no leaks around recessed lights, skylights, chimneys
and vents? |
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| Bathroom and range vents exhaust moisture to the outside,
not into the attic? |
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| Drains and drain traps are operating correctly? |
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| There are no leaks in plumbing pipes to water heater, sinks,
toilets/showers, and water conditioning equipment? |
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| Drip pans and dehumidifiers are cleaned frequently? |
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| When carpeting is cleaned, large fans are used to dry the carpet
in 12 to 24 hours to prevent mold growth? |
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| Firewood is stored outside? (Wood contains moisture.) |
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| Humidifiers are rarely used? |
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| Attic shows no signs of mildew or mold? |
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| Attic shows no signs of water leaks on roof decking and
around penetrations through the roof? |
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| Attic ventilation is adequate for climate, attic size, and structure? |
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Crawl Space and Basements |
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| Basement is dry with no signs of water spots, flood lines or
water event? |
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| Basement does not smell musty or have visible mold? |
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| Relative humidity level in basement is between 30 percent and
50 percent? |
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| *There have been no previous basement or crawl space flooding events? |
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| *Any previous water leaks or entry have been properly corrected
and surfaces cleaned and dried? Any cardboard boxes on floor
are not damp on the bottom? |
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| After taping a flexible plastic square to the basement floor,
moisture does not collect under the plastic? |
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| Basement masonry, brick walls or foundation do not show signs
of flaking or spalling, or deterioration? |
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| Crawl space, if present, is dry with no musty odors? |
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| Exposed soil in crawl space is covered with at least 6 mil. vapor
barrier overlapped and extending part way up wall? |
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| If present, vents in crawl space are opened/closed according to
the humidity levels in the space and outside? (Allows dry air in
and to keep humid air out according to the climate.) |
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| Crawl spaces are monitored for humidity levels? |
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| If present, sump pump is in working condition and area of
exposed water is covered? |
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Moisture Inside Home is Removed |
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| Both roof ridgerow baffled vents and eave vents are present to
vent attic? |
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| Vent fans are in place over stove and in the bathroom to vent
moisture to the house exterior, not into the attic? |
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| Occupants use the vent fans to reduce moisture? |
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| Condensation problems on windows or sills are not evident? |
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| A dehumidifier, if present, is appropriately sized to handle the
volume of air and moisture levels? |
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| Air is circulated throughout the home to evenly cool or heat
rooms and outer walls to minimize condensation on surfaces? |
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Activities of Residents |
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| The home is not crowded with too many people for the space? |
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| Laundry is hung outside to dry, not inside? |
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| Houseplants are limited? |
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| Showers are short to reduce excess moisture? |
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| House is kept clean to reduce food sources for mold? (Paper,
dust, dirt, etc., are food sources for mold.) |
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Equipment |
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| Heating and cooling system filters are changed or cleaned
according to the manufacturer’s directions? |
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| Mechanical ventilation system is sized correctly and
appropriately to manage air intake and exhaust? |
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| Combustion heating appliances are properly vented to outside? |
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| Kerosene heaters are not used or are used only in emergencies?
(Kerosene heaters give off large amounts of moisture and
can create safety hazards.) |
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| Air conditioners are appropriately sized? |
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| Oversizing can cause
problems with humidity removal.
Air conditioner filter, coils, and condensate drain line maintained? |
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| Clothes dryer is vented to the outside? |
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| Refrigerator drip pan is cleaned and emptied regularly? |
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| Dehumidifier tank is emptied regularly or drains directly to a drain? |
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Other |
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| Indoor fountains used only occasionally or not at all? |
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| Fish aquariums and other open water are covered? |
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| Water that gets into walls is able to get out in at
least one direction? |
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| No double vapor barriers exist (i.e., vinyl wallpaper
and a vapor barrier in wall)? |
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| *May be difficult unless known from previous owner or it is a recently build home. |
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