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Exterior siding

There are many types of exterior siding. If the siding is of good quality and has been maintained, it could last as long as the house. Normally, the type of maintenance required (other than painting) is the repair of cracked, broken, loose, rotting, or missing sections. When maintenance is needed, it is usually on a small section rather than the entire wall. However, some homeowners neglect the siding and allow it to deteriorate to a point where complete re-siding is necessary. Several clients have asked me about the condition of the old siding on a house that had been re-sided. Actually, the degree of deterioration of the old siding does not matter as long as the new siding is properly installed and provides the needed weather protection.

When inspecting the siding, pay particular attention to the sections that are facing south or southwesterly. These areas receive the maximum exposure to the sun and are more vulnerable to weather deterioration. The bottom of exterior siding should not be close to, or in contact with, the ground. Because of the dampness associated with the ground, the bottom of the siding should be at least 8 inches above the finished grade. Otherwise, the wood siding or the wood nailing boards for nonwood siding will be vulnerable to rot and termite infestation.

On occasion I have found vines growing up an exterior wall, in some cases reaching the roof. Although this might be aesthetically pleasing, the vines are undesirable. They can cover a multitude of problems and can cause problems. The vines can conceal termite shelter tubes (see chapter 8) or cracked portions of the siding. They can widen cracks, damage mortar joints, and loosen shingles. In addition, the dampness associated with the vines can promote rot and cause paint to blister and peel. If you find vines growing up an exterior wall, you should consider removing them.

Wood siding

Wood siding is a broad classification that includes shingles, shakes, boards (applied vertically and horizontally), plywood panels, and hardboard. When inspecting wood siding, pay particular attention to exterior corner joints and the joints between the siding and window frames and door-frames. In addition, the area where the siding joins a dissimilar material (such as masonry or metal) is vulnerable to water penetration during a driving rain. These areas should be checked for weathertightness and rot.

On wood siding you might find dark, blotchy sections. This condition is generally caused by spores of fungi or mildew and often occurs in shaded areas. It is not a concern because it does not cause the siding to decay. However, it is unsightly. On painted surfaces, it can often be removed by washing with bleach and water. New paint on such areas should contain a mildew-inhibitor additive. On unpainted wood surfaces, this condition can usually be controlled by coating the siding with a penetrating preservative containing a mildewcide. You might also find brown and black discolorations on the siding (FIG. 5-2). This staining is caused by rusting of the nails used to secure the siding. The discolorations could have been avoided if aluminum or galvanized (rust-resistant) nails had been used. Eliminating this condition is somewhat difficult and usually not cost-justified.

Wood shingles/shakes

Most shingles and shakes (hereafter referred to as shingles) used for exterior sidewall application are made from cedar or redwood. They are basically the same ones that are used for roofing (as described in chapter 2). However, their application is somewhat different. Because vertical walls present fewer water-penetration problems than roofs, the shingles on walls can be installed with a greater weather exposure than those on roofs. In addition, roofs generally have a three-ply layer of shingles, whereas exterior walls have only a two-ply layer. For full weather protection, the butt joints between the wall shingles for the upper ply should not line up with the vertical joints for the lower ply. Otherwise, water can penetrate the wall during a driving rain.

Real Estate Home Inspection photographs of house defects

Since the shingles are decay-resistant, they do not have to be painted for weather protection. However, new shingles that replace deteriorated unpainted weathered shingles will not match the remaining shingles. Many shingles are painted to achieve a color decor. After a number of years, the paint begins to peel and flake. Consequently, once the shingles are painted, they will require periodic repainting for cosmetic purposes.

When inspecting the shingles, look for cracked, loose, chipped, rotting, and missing sections. Inspect for warped shingles; they generally will be on the sidewall with the southerly or southwesterly exposure. Also look at the quality of the shingles. You might find that the top portions of some are paper thin and can crack or chip very easily. These shingles are of a lower quality and are intended for use as an undercourse or installation with less shingle-length exposure. This type of shingled sidewall has a short projected life, and periodic repairs, with eventual residing, should be anticipated. Try to lift a few shingles gently. They should not lift up. If they do, it is an indication that they were improperly nailed. Shingles that are nailed directly to fiberboard sheathing rather than to wooden nailing strips (attached to the sheathing) will lift up under gentle pressure. Any of the above conditions should be recorded on your worksheet for future correction.

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