What Is Water Intrusion?
Water intrusion is any event that results in unwanted water or moisture appearing in a home. It is the most important factor new home buyers in Houston should consider during their house search. It is the worst factor homeowners have to deal with during their time of ownership, stated Raymond Campbell, owner of Houston Home Buyers. There are so many ways water can cause damage. Water intrusion can be slow or fast but the repairs are expensive and the home value is negatively affected.
The Houston area is flat and every large rainfall creates high water areas and floods in various parts of the city. Some areas sit on a little higher elevation but they are not immune from the worst floods. Other areas are downstream from the two major temporary water reservoirs in west Houston. Barker Reservoir and Addicks Reservoir were created to help control flooding on Buffalo Bayou and protect downstream areas and downtown Houston. However, they can only handle so much water for so much time, as Hurricane Harvey proved. Officials had to release huge amounts of water downstream because the earthen dams were close to the point of collapse. Million-dollar homes were flooded with 6 and 8 feet of water for over a week. To say it was a water disaster is an understatement.
Most Common Causes of Water Intrusion
Roof Leaks
Roof leaks are the most common form of water intrusion. Usually, an older roof is more prone to leaks but poor installation of roof underlayers or roof shingles can also contribute to roof leaks. These leaks can start slowly and gradually rot part of the roof's wood structure. In addition, some roof leaks are hard to find even when it is raining. The roof leak can follow the path of a rafter and then down an interior wall. It can be very frustrating for any homeowner or new home buyer.
Other roof leaks are sudden and usually the result of hail or wind storms. Tree limbs and flying debris are notorious for their capacity to damage roofs. Ice buildup during freezing weather can also damage a roof and result in roof leaks.
Floods and Storm Surges
Any new cash home buyers in Houston should research the past water and flood damage of any house they are considering purchasing. Home sellers are required by Texas law to disclose any significant damage and repairs to a home buyer.
In addition to past flood and storm surge events, home buyers should also assess the probability and risk of future such events. Recent hurricanes and storms have recently proven that floodplain maps are out-of-date. Some of these floodplain maps have been revised but critics state that they understate the risk of flooding in most parts of the Houston metro area. "When a house has experienced 6 feet of standing water for over a week it will require a lot of remediation work. Wood studs and electrical lines must be examined thoroughly. And if the water was salt water then extra steps have to be taken. Even after remediation and repair the resale value of these houses will be affected for years," stated Mr. Campbell. "And when an area such as Meyerland is slammed with two major floods in consecutive years the resale values of the houses are greatly impacted. Some homeowners have elected to elevate their homes 6 feet or more to avoid future flood waters. This is an expensive process and there is always the possibility that the next flood will be 7 or 8 or 9 feet."
Incoming Water Line Leaks
All incoming water lines are under pressure and when a leak occurs the water will exit the leak at a high velocity. These types of leaks typically result in hundreds or thousands of gallons of lost water. If the water is not turned off at one of the turn-off valves then the damage to the house and contents can be tremendous.
Houston has a lot of homes built in the 1950s and 1960s that have galvanized iron pipes for the incoming water. In homes of this age and older the galvanized pipes are at the end of their useful lives and need to be replaced. It can be an expensive process because attic and interior wall access is required.
Homeowners often overlook the risk of frozen incoming water lines during freezing weather. This can result in a very expensive oversight.
Fresh water is part of modern living but too much of it at the wrong place and the wrong time can be very costly. Many of Houston's houses were built with galvanized iron pipes as the incoming water lines. Unfortunately, galvanized iron pipes have several drawbacks. First, their lifespans are about 60 years and then they begin to experience pinhole leaks, which can create a lot of water damage in a short amount of time. Second, when the temperature drops below freezing the water can freeze, expand, and crack the iron pipes. Once the temperature rises above freezing the ice will melt and leak through the crack at high pressure.
Mold and Mildew
Mold and mildew are often found around water leaks or after a flood event. Some molds can cause respiratory problems and be a health threat to those with weak immune systems. Any discovery of mold should result in remediation by a professional company with experience dealing with mold. If there is any doubt new home buyers can request a mold inspection before closing.
