Custom Home- Why Do Brick And Masonry Fireplaces Leak?

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Custom Home- Why Do Brick And Masonry Fireplaces Leak?

 

 

A fireplace chimney involves a large number of pieces and parts as well as multiple trades, so the likelihood that something is going to go wrong is high. Add to that, the exposure to all types of weather conditions and there is going to be a problem unless you have the right Builder. Constructing it correctly requires a Builder that supervised his jobs closely, knowledgeable and cares. 

Below is a link to a great detail that points out all the little pieces that have to be done properly. 

 

Masonry Fireplace Detail......

 

I would bet, 90% of the masonry fireplaces leak or have leaked in the past. The specific areas that I see most often cause a problem are: 

1. A saddle missing or improperly sized. 
2. Counter flashing, surface applied, to the brick instead of being cut into the mortar joint. I don't care what the roofer says, it has to be cut into the mortar joint and he probably doesn't have a masonry blade for his saw on the truck. 
3. Using mortar instead of concrete on the top of the FP cap. Mason's have lots of mortar but normally don't have a bag of concrete on the truck.

 

Chimney Top With Concrete.....

 

4.  Not sealing the cap and the concrete cracking over time. This has to be done every few years.

 

Installing a masonry fireplace involves the efforts of the Architect (proper details), Builder (supervision), framer (to build the saddle), mason (concrete cap), roofer (flashings and saw cutting mortar joint for counter flashing), painter and homeowner (seal the chimney top). 

As you can see there are a number of individuals involved that have to do their job properly (almost perfectly) for all of this to work out correctly. 

I play tennis with a friend that for years complained that his roof was leaking. Had a number of roofers out to fix the leak but it was still leaking. I offered many times to come out and take a look and finally in frustration he agreed. It only took one look to tell him what the problem was and 15 minutes to run a hose on the improperly constructed area to prove where the leak was. By the way, I was on the roof and he was in the attic waiting to see the water leak through. 

In conclusion, if you buy or build a home with a brick or masonry fireplace make sure it’s constructed properly and the application matches the detail I provided or you will inherit a leak that will drive you crazy until the details are properly applied. 

 

Have an awesome day! 

 

Mike 

 

www.regalclassichomes.com

 

Should I Paint Or Stain The Front Door Of My Custom Home?

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Should I Paint Or Stain The Front Door Of My Custom Home?

 

 

That decision comes down to looks and maintenance. If you want to accent the wood grain on your front door then staining the door is the way to go. On the other hand, if low maintenance is your goal, painting is the best decision. 

A stained wood door with a good clear coat will need to be resealed every two years in Central Florida or more if it’s exposed directly to the sun. Where as, a painted door will maintain its good looks for years. 

 

What Type Of Front Door Should I Choose?

 

Have an awesome day! 

 

Mike 

 

www.regalclassichomes.com

 

Custom Homes- What’s A Roof Cricket? Hint, It’s Not A Bug That MakesNoise!

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Custom Homes- What’s A Roof Cricket? Hint, It’s Not A Bug That Makes Noise!

What’s a roof cricket and why is it important to have one on your roof if you have a fireplace? A fireplace roof cricket is sometimes called a saddle too, due to its shape. It’s a wedge shaped structure that in placed behind a fireplace chimney designed to keeps water from ponding on the high side of the roof. Without one, water can stand behind the chimney or be forced to run up its vertical surface, breach the flashing and create a water leak. It’s also important that the cricket be wide enough to match the width of the chimney. A saddle that’s too small won't do the job properly. The rain water will still be forced up the vertical surface of the chimney and breach the flashing. All chimneys wider than 30” require a saddle.

Example of a fireplace cricket

Of course, the saddle has to roofed and flashed properly as usual but the best roofing job won’t overcome the lack of a cricket or one that is improperly sized. Not installing a roof cricket is just one of the many things that can go wrong with a fireplace chimney but it is one of the more typical mistakes.

Fireplace without a cricket

There are also other types of crickets that are placed where to roof lines come together, a valley situation is created and there isn’t adequate slope to drain water properly. These are called valley crickets. Anytime you have a roof plane that does not provide adequate slope there is going to be trouble. Proper slope or pitch allows water to shed quickly instead of ponding in an area that allows enough time for the water to find its way past the roofing membrane causing a leak.

Example of a valley cricket.....

Have an awesome day! 

Mike 

www.regalclassichomes.com

Custom Home- Is A Chimney In A Roof Valley A Bad Idea?

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Custom Home- Is A Chimney In A Roof Valley A Bad Idea?

Absolutely! A roof valley is created anytime two roof planes come together. A roof valley is basically a chanel for water. That means, lots of water will be traveling down this roof and run smack dab into the chimney. Of course, a good Builder will place a cricket on the back side of the chimney to divert water around it but the situation is certainly not ideal. A cricket is a wedge shaped roof that is created by framing a false roof over the upper valley so water is diverted around an obstruction in the roof. 

Example- Why It's A Bad Idea....

Bottom line, a chimney in a roof valley is a bad idea and is creating a situation that will be an ongoing problem for the life of the home. The building team, (Owner, Builder and Architecet) should have created a different solution to this issue by redesigning the roof or relocating the chimney.

A fireplace chimney located in a roof valley is definitely a bad idea.

Have an awesome day!

Mike

www.regalclassichomes.com

The Sunbelt Is Where It's All Happening!

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The Sunbelt Is Where It's All Happening! 

The US Census reveals people are moving to the sunbelt and leaving norther cities, especially the Midwest. 

According to the data, New York, Atlanta, Phoenix, Dallas and Houston are the top 5 net migration areas.

The states with the most population growth were Texas, Florida, California, Georgia and Washington.

Read More.....

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What Type Of Roofing Material Is Best? Tile, Shingle, Metal?

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What Type Of Roofing Material Is Best? Tile, Shingle, Metal? 

 

The type of roofing material you select for your Custom Home is important. In Central Florida the choice usually comes down to Shingle, Lightweight Concrete Tile or Metal. Other materials such as wood (cedar) or plastic polymer are just not suitable for our climate conditions. 

The first hurdle, what material matches the architectural style of the home you want to build? Somehow, a shingle roof just never looks quite right on a Mediterranean style home and a metal roof is the product of choice on a Florida traditional or coastal style. With other home styles, you can use a flat concrete tile on a shingle and it will look great! 

What’s the next decision? How long will the roofing material last?

 

Fiberglass shingle- I don't care what the manufacturer says, in the Orlando area a shingle roof only lasts about 18 years, if you are lucky. The norm is 15 years. I know, the manufacturer will try and sell you the new and improved thicker shingle with the 30 year warranty but don’t believe it! Their warranty isn’t worth the powder to blow it to hell! It’s only going to last up to 18 years, no matter what. The intense Florida sun just knocks the crap out of shingles.

 

Lightweight concrete and clay tile- is going to last a long time. Basically, the tile doesn't wear out its what’s under it that counts, the underlayment. Most tile roofs will last 30+ years if installed properly. A color through tile is best rather that a top glaze.

 

Metal roofing- normally lasts approximately 30 years depending upon the product you select. Like tile, the life of the roof really depend upon what was installed under the metal because the product you normally see is not completely water proof. Water leaks down to the underlayment below and drains out until the underlayment wears out. 

Let’s talk about underlayment. For years, the only product available was an asphalt material call a base sheet. Builders installed a 15 or 30lb tar paper with a 43lb base sheet (heavy tar paper with granules) over. The 15-30lb paper was just to dry in the structure during the framing stage and the 43lb base sheet was an integral part of the tile roofing system. The problem, the underlayment wasn’t self sealing and didn't last long enough. Over time it became brittle and subject to leaking. About 10 years ago a new product came on the market that is a rubberized roofing membrane. It has a peal away backing and sticks to the roof sheathing. It is also self sealing so and tile fasteners are sealed when they penetrate the underlayment. It’s a great product and extends the life of any roofing system. It can be installed under shingles, tile or metal roof. Frankly, it's the only way to go. Sure you can cheap out with normal tar paper but it will bite you in the end. 

Additionally, the new rubberized underlayment is a secondary barrier if the top material gets damage in a storm. It’s not going to blow away like the 15-30lb tar paper because it stuck to the roof sheathing. 

Cost: As you probably suspected, shingles are the least expensive followed by metal roofing, concrete tile then clay. Your product choice is determined by home style and how much you want to invest in your roof? 

Have an awesome day! 

 

Mike 

 

www.regalclassichomes.com

 

How To Find A Buried Pop-Up Sprinkler Head?

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How To Find A Buried Pop-Up Sprinkler Head?

You notice a dry patch in your lawn and think you remember there was a sprinkler head nearby but it's not there? Now what? You poke around in the grass thinking, it's got to be here somewhere? 

  

Time for a new plan of attack.

Read More.....

Have an awesome day!

Mike

www.regalclassichomes.com

How To Effectively Use Recessed Lighting In Your Custom Home Or Remodel?

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How To Effectively Use Recessed Lighting In Your Custom Home Or Remodel?

Recessed lighting or more commonly called down lights or cans are an effective way to light a home. Not only are they effective but after being redesigned more energy efficient too. In the past, they had to be vented to the attic space but not anymore. Additionally, recessed light cans are relatively inexpensive compared to other options.

Before deciding on a lighting layout Owners should ask:

What do I want to illuminate?

How much light do I need?

What quality of lighting do I need-  warm, cool or neutral?

Read More..... See link below.

http://www.proremodeler.com/recessed-lighting-best-practices?eid=216548718&bid=1343943

Have an awesome day!

Mike

www.regalclassichomes.com

Custom Home- Is Installing A Skylight A Good Idea?

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Custom Home- Is Installing A Skylight A Good Idea?

 

 

Type 1

 

Type 2

Not if you live in Central Florida! Why not, I see them being installed on home-improvement shows all the time? 

Skylights are a perfect example of a product that may work well in one part of the country but not in another. 

In Central Florida with our weather conditions: 

1. They all leak (curb or curb-less, expensive or not) I don’t care what the manufacturer says. 
2. During a hard rain, the noise from the raindrops striking the skylight is so loud that you can’t stay in the same room as the skylight. 
3. With the humidity in Orlando, condensation forming on the inside of the skylight (even double pane) and dripping down the inside drywall causes water damage and mold. 
4. Even double glazed skylights are huge energy hogs. If you want an energy efficient home don’t install a skylight. 
5. On a summer day, the bright light is over powering. 

 

Have an awesome day! 

 

 

Mike 

 

www.regalclassichomes.com

Custom Homes- Why You Don’t Want Your Builder To Use OSB Instead Of Plywood?

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Custom Homes- Why You Don’t Want Your Builder To Use OSB Instead Of Plywood?

 

 

Above: AdvanTech or OSB that was exposed to leaking water over a few years.

 

Above: Plywood exposed to similiar leaking water

 

What is OSB? It has many names, oriented strand board, flake board, chip board etc. It's not particle or press board. That's something entirely different.

Every day we are bombarded with brand new products that are the best thing since sliced bread, until it isn’t. Then, the salesman says, the product is new and improved with all the past issues resolved, until it isn’t. 

When I’m building a home, I don’t want my customer to be the guinea pig. I want to use products that I know are going to work in the longterm. Well after our warranty period has expired. 

I’m currently in the process of replacing a second-story balcony deck that is exposed to the weather. The entire deck has failed and is leaking water to the patio below. The original balcony was framed with two layers of three-quarter inch Tongue & Groove decking material. Half the deck has “Advan Tech” (an OSB type product) and the other half has three-quarter inch plywood. Both materials were new when installed but were exposed to water when the deck failed and started leaking.

 

What I've learned over the years, OSB works just fine unless it gets wet over a long period of time. It turns into something that resembles the cereal, "shredded wheat". Sure, plywood and OSB isn't suppose to get wet! That's true, but in the real world it sometimes does. When it does, you want it to maintain its structural integrity and not disintegrate. Think, walking on your roof and suddenly ending up in the kitchen!

The cost differential between plywood and OSB is not that significant to the over all cost of a custom home. Don't get me wrong, AdvanTech is a wonderful flooring material. Just make sure your Builder is only using it as 2nd floor, interior decking material and not anywhere it could possibly get wet.

When your Builder spec's out your new custom home, make sure you tell him, "plywood please"!

 

Have an awesome day! 

 

Mike 

 

 

www.regalclassichomes.com

 

Custom Homes- How To Make Stairs Safer?

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Custom Homes- How To Make Stairs Safer?

Stair are always a tricky issue. Sometimes there is limited space in the garage between the door to the house and the front of a large truck or car. Other times, the home is being framed and the Owner's have yet to decide on the flooring materials at the bottom of the stairs. Regardless, stair safety is important and even more so when aging in place. Learn how to make stair construction safer....

Read More.....

Have an awesome day!

Mike

www.regalclassichomes.com

Custom homes- What Color should I paint my Garage Door?

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Custom Home- What color should I paint my garage door?

 

Who cares you ask? What possible difference can the color of my garage door make? Well, it depends. Do you want people to notice your beautiful home or your garage door? Do you want the color of your garage door to shout “look at me” or blend into the overall appearance of your home? 

Perhaps, I should provide an example.

Above- a garage door that blends into the over all elevation

 

If your garage door is shouting at everyone, quite it down with a new paint color. Notice how some shouting garage doors pull your eye away from the overall impact of the home. Ok, I like my garage door but not so much that it ruins the look of my home.

 

Have an awesome day?

 

Mike 

 

www.regalclassichoes.com

Should I Put A 2nd Floor Balcony Deck On The Exterior Of My Custom Home?

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Should I Put A Balcony Deck On The Exterior Of My Custom Home? 

 

 Above: 2nd floor exterior balcony deck

 Above: 2nd floor deck with 3/8" tile flooring and concrete balustrade railing.

No! For the purpose of this discussion I'm referring to any exterior, 2nd floor deck without a roof covering and a minimum of a 2’ overhang, a balcony deck. A balcony that is designed to get wet during a rain storm. Builders hate them. 

A balcony deck is an area where it's designed for you to walk on and use it as an exterior living space. If the balcony deck is covered entirely by a roof, has a 2' overhang and is well protected from the weather it's acceptable. On the other hand, if it's not covered by a roof and exposed to the weather it's a leaker. Why do I say, Custom Home Builders hate these roofs? They all leak. Usually, not when the roof is first installed but over time. If you have one on your home you will learn to hate it too! 

Let me explain further. Honestly, my mind isn't frozen in concrete and unwilling to try new things. I adapt to new things every day. My world is constantly changing and I love new technology. On the other hand, experience teaches me if you can't put lipstick on a pig, it's still a pig! There are some things that are just bad ideas. Sure, every few years they develop a new product that is the best thing since sliced bread until it isn't. A balcony deck in the Orlando area with all the rain that we get, is just a bad idea, period. My 30+ years of experience teaches me this. Orlando isn't Arizona!

Remember, a Builder only has to stand behind what he builds for a short period of time. If he tells you something is a bad idea, you should listen to him. In the long run, you the owner will have to live with that bad idea. 

Exterior balcony decks, the hair stands up on the back of my neck even as I type this. Ok, if you want one on your house or the Architect tells you he draws them for plans all the time, I have a job for you. Tell the Architect to provide a list of addresses where he's designed houses and the decks are older than 10 years. Call or visit 5 of those homeowners. If they all tell you they've had no problems with there decks then hire their Builder immediately.

 

 Above: Replacing a 5 year old balcony leaking balcony deck.

Next, if you interview an Architect to draw your dream house plans I have another test for you. Tell him you want a deck on the second floor over your master bedroom and see what he says? If he tells you sure, no problem, run. Stop all discussion and just walk out the door. You've learned something very valuable. If your Architect will draw that detail on your dream home plans, he will draw just about anything. No matter if it's a bad idea or not. He's not the Architect for you! 

An exposed deck over a living space is all the proof you need of a Builder or Architects incompetence. That roof is going to leak! It will be bad enough if it leaks over your lanai but a nightmare over a living space. 

Ok, still not convinced? Call three Central Florida, State Licensed, Roofers, tell them you are designing your new home with a 2nd floor balcony deck and ask them if it’s a good idea? Guaranteed they will advise you not to do it. If you just moved to the Central Florida Area and looking for a home design, style or feature like you had somewhere else in the world and you don't see it here, that should give you pause...... There's probably a very good reason you don't see it here. It's time to ask a lot of questions and listen carefully. It's possible that idea hasn't quite made it to Central Florida but not likely. There might be a very good reason you don't see it here. There's a fine line between the cutting edge and the bleeding edge. 

Well, I've said my piece as far as 2nd floor balcony decks are concerned, now it's your turn. 

 

Have an awesome day!

 

Mike

 

 

www.regalclassichomes.com

 

Why Do Plumbing Leaks Happen When You List Your Home With A Realtor?

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Why Do Plumbing Leaks Happen When You List Your Home With A Realtor?

 

 

In most households there are probably 2-6 people living in the home. Baths, showers, dishwashing, toilet flushing and clothes washing is all part of daily activities. Nothing out of the ordinary is happening. Water is available on demand 24/7. Most homes are connected to municipal water systems where the water pressure is constant. There is a water tower where the town’s water supply is pumped high up in a tower where the weight of the water produces the pressure we are all use to enjoying. We turn on the faucet and the water just flows out. Daily the water is turned on and off numerous times throughout the day and even during the night. Little thought is given to the entire system, unless something goes wrong.

You list your home with the Realtor, move out and perform a last check of the house to make sure all the lights are off, toilets not running and none of the faucets are dripping. After, that home sits empty day after day without any water being used. This is when the trouble starts. All the hot and cold water pipes are experiencing an unusual event, a period where they are exposed to the constant pressure from the municipal water system for an extended period. A situation that is not normal for most homes. That continuous pressure is straining all the water pipes and fittings without the relief that is experienced when the household is functioning normally. When the family is home, the water pipes only experience full water pressure for short periods of time. The older the home, the more likely a leak will develop. The week points are older pipes, fittings, valves that are part of appliances such as dish and clothes washers. Plastic supply lines to toilets, dishwashers, ice makers and clothes washer. Added up, lots of places where a leak can develop. A water leak inside a home can do a lot of damage over a week or two. Imagine 4” of water distributed throughout the inside of your home. Carpet, cabinets, hardwood flooring, doors, baseboards and furniture ruined. It’s not going to be pretty!

 

So what can a Homeowner do about water leaks when a home is vacant? You can have somebody stop by and check on your home or turning off the main water supply to the home is probably the easiest solution or some type of Leak Detection System that alerts you when a leak is detected. You can forget about the entire issue and just have the home insurance company deal with the flood disaster but you’ll have to live through the clean up process. The most important part is to understand your exposure to a disaster and take proactive steps to avoid it. Don't wait for a call from your Realtor telling you your house is flooded.

 

Have an awesome day!

 

Mike

 

Www.regalclassichomes.com

Can You Provide Clothes Dryer Venting Tips?

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Clothes Dryer Venting Tips:

 

1. Select your clothes dryer prior to building your home to make sure the length of the exhaust, vent piping, does not exceed the manufacturers recommendations.
2. Vent the dryer away from exterior walkways and doors. 
3. The shorter the vent piping length the more efficiently your dryer will perform. 
4. Run the dryer vent piping horizontally to an exterior wall and not vertically up to the roof, if at all possible. If vented to the roof, have the Builder remove the vent screen with tiny holes that comes with the roof vent and wrap rat wire (¾”) around the exterior of the roof vent. This will keep the factory installed roof vent screen from becoming filled with lint. I’ve seen dryer roof vents filled with a 2” thick layer of built up lint that has accumulated over years. I have no idea how long it took the Homeowner’s clothes to dry with a blocked lint screen! Additionally, wrapping the exterior of the roof vent will keep animals from climbing down the vent pipe into your home. 
5. Avoid any energy saving features that remove lint from dryer exhaust and recycles the moist air back into your home. All that moisture will damage your home. 
6. Keep the exterior, dryer exhaust vent, a minimum of 15’ from any outside HVAC condenser to keep your air conditioning system working efficiently. 
7. If your dryer vent length is long or vented to the roof, a yearly professional duct cleaning is recommended. 

Have an awesome day!

 

Mike

 

www.regalclassichomes.com

 

Free Copy Of My New Book! Custom Home Building Secrets.

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Free Copy Of My New Book! Custom Home Building Secrets.

 

 

Michael McGuffie, Founder and President of Regal Classic Homes, has over 30 years of experience in custom home building. He has written a new book called Custom Home Building Secrets. Chocked full of tips and insider secrets for successfully building a custom home.

For a limited time a  free PDF version is available here: 

 

https://goo.gl/zYDKVF

 

Have an awesome day!

 

Mike

 

 

www.regalclassichomes.com